The annual carrying cost
Modeled on a representative ~$375,000 home at LiveOak Village, owner-occupied, with a typical over-65 (H-4) property-tax exemption applied:
| Line item | Annual | Notes |
|---|---|---|
| HOA dues | ~$2,400 | Amenities, common areas — confirm current figure |
| Property tax | ~$1,000 | 10% assessment, ~30 mills, H-4 exemption |
| Homeowners insurance | ~$2,600 | Inland Foley — wind often included; lower than beach |
| Flood (if applicable) | $0–$700 | Depends on flood zone; many inland parcels are Zone X |
| Est. annual total | ~$6,000–$6,700 | Excludes mortgage & utilities |
The headline: ~$60,000–$67,000 over 10 years to hold the home, before mortgage and utilities. The single biggest reason that number is reasonable is the inland location — at a comparable beach address, insurance alone could add $2,000–$3,000 a year, or $20,000–$30,000 over the same decade. In Foley, the low Baldwin County property tax and the moderate inland insurance reinforce each other.
Where the number moves
- FORTIFIED roof — can cut the wind portion of insurance up to 35%; see the FORTIFIED grant guide.
- Your over-65 exemption tier — H-3 (low income) is a full property-tax exemption; H-4 removes only the state portion. See the property tax guide.
- Flood zone — pull the specific parcel; an inland Zone X home avoids mandatory flood cost.
- HOA trajectory — ask about reserves and any planned dues increases.
How it stacks up
Compare against the value option in Ethos's true cost, the beach option in Craft Farms's true cost, or see all communities side by side in the total cost comparison.
Get your real LiveOak number
Tell us the specific home and your situation; we'll build the honest 10-year total with a real insurance quote and your exemption applied.
Get Free Cost Math →Sources: 55places (LiveOak Village specs); Baldwin County Revenue Commission (property tax, exemptions); Alabama Department of Insurance/AIUA & agency data (insurance). All figures illustrative and rounded; confirm current dues and a specific insurance quote before relying on them. Verified 2026.