HOA fees at Kings Point range from $345 to $850/month — but what matters is what's included in your specific association. Here's the full breakdown, plus property tax math, insurance estimates, and a 10-year projection.
Kings Point has a two-tier fee structure. Everyone pays into the KP master association for gates, security, shared infrastructure, and access to the two clubhouses, 8 pools, tram service, and fitness centers. On top of that, your individual condo association sets its own fee for the maintenance of your specific building, exterior, and neighborhood common areas.
The master association fee is approximately $190–$250/month (included within the total fee your association bills you — it's not a separate charge). Your total bill reflects both layers. Here's what the tiers mean:
| Total Monthly Fee | What's Typically Included | What You Pay Separately |
|---|---|---|
| $345–$440/mo | Master amenities, security, cable, internet, water/sewer, landscaping | Exterior painting (your share), some repairs, roof reserves may be underfunded |
| $440–$580/mo | Above + exterior maintenance, pest control, building insurance | Roof replacement reserves (check funded status) |
| $580–$700/mo | Above + roof reserves, structural reserves, trash removal | Interior upgrades, personal contents insurance |
| $700–$850/mo | Fully all-inclusive: all exterior, all reserves, all utilities except electric | Electric, interior, personal insurance |
The comparison that matters: A $700/mo KP fee that includes water, sewer, cable, internet, pest control, exterior maintenance, roof reserves, and security often beats a $300/mo fee elsewhere where you pay all those items separately. Always calculate the true apples-to-apples cost.
Property tax uses Hillsborough County unincorporated rate of ~17.9 mills with standard $50,000 homestead exemption. Insurance at KP runs lower than SCC proper for attached/condo units because the association's master policy covers the exterior — you typically only need an HO-6 interior policy at $600–$1,200/year rather than full homeowner coverage.
Estimates based on current market data and verified HOA ranges. HO-6 insurance assumes master policy covers exterior and structure — confirm coverage scope with your specific association documents. Property tax assumes homestead exemption. Verify all figures before closing.
The senior exemption opportunity: If you're 65+ and your household income is below ~$36,600, Hillsborough County's additional $50,000 senior exemption saves approximately $895/year on any of these scenarios. File through the Hillsborough County Property Appraiser — application deadline is March 1.
Kings Point has no Community Development District assessment. This is worth quantifying: at Valencia Lakes in nearby Wimauma, buyers pay an additional ~$1,800/year in CDD fees on top of their HOA. At Regency at Waterset in Apollo Beach, CDD adds $930–$1,420/year depending on the home collection. At Kings Point, that line item is $0.
Over 10 years, the absence of a CDD saves a KP buyer $9,000–$14,000 compared to CDD-carrying alternatives in the same market at the same price point.
Florida's SB 4-D legislation (effective December 2024) requires condo associations to maintain fully funded structural reserves. For Kings Point's 100+ associations, this means some associations that previously waived or under-funded reserves now face mandatory increases — which translates to either fee increases or special assessments for current owners.
Before buying any Kings Point unit, request these three documents from the seller:
1. Most recent reserve study — shows percent-funded status for all major components (roofs, seawalls, pavement, pools). Percent-funded below 70% is a yellow flag.
2. Last 12 months of board meeting minutes — will reveal any discussion of upcoming assessments, known deferred maintenance, or budget shortfalls.
3. Current year budget vs. prior year — a fee increase above 3–5% annually without a corresponding improvement often signals catch-up funding for deferred reserves.
Full SB 4-D guide for Kings Point buyers →Using Scenario B ($240,000 purchase, $580/mo HOA) with 3% annual HOA increase, Save Our Homes property tax cap, and 2.5% annual insurance increase:
| Year | Annual HOA | Annual Tax | Insurance/yr | Total Annual |
|---|---|---|---|---|
| Year 1 | $6,960 | $3,406 | $1,000 | $11,366 |
| Year 3 | $7,385 | $3,406 | $1,051 | $11,842 |
| Year 5 | $7,839 | $3,510 | $1,104 | $12,453 |
| Year 10 | $9,091 | $3,848 | $1,245 | $14,184 |
| 10-Year Total | $78,500 | $35,200 | $11,200 | $124,900 |
Does not include special assessments, which are possible given SB 4-D compliance requirements. Verify reserve fund health before purchase. 10-year projection assumes no special assessments.
Kings Point's fees appear high at first glance — especially compared to Sun City Center's lower sub-HOA fees or The Villages' sub-$200/month amenity fees. But when you factor in what KP's all-inclusive fees cover versus what those buyers pay separately (exterior maintenance, cable, internet, water, pest control, building insurance), the real cost gap often narrows or disappears.
The honest comparison requires adding up what each community's residents actually write checks for each month — not just the HOA line item. Full cost comparison: SCC vs. Kings Point →
The specific association governing your KP unit determines your actual monthly cost and your special assessment risk. A local specialist can pull the reserve study and budget for any property you're considering.
Talk to a Kings Point Specialist