How Much Do HOA Management Companies Charge? (Florida 2026)

Published 2026 price ranges from Florida management companies, how fees are structured, the extras to ask about, and the Florida rules that apply to management contracts.

General information for Florida associations. This isn't legal advice. Check your governing documents and ask your association's attorney about your situation. Last reviewed October 2026.

The short answer

Price lists published in 2026 by Florida management companies put full-service base fees at roughly $8 to $45 per unit (door) per month. Community size drives most of the difference: small associations pay the most per unit, and large ones the least. Extras such as onsite staff, project oversight and additional meetings are billed on top.

No regulator publishes management fees. The figures below are what individual companies say about their own markets, so treat them as starting points for your board's own bids, not as a quote.

Published ranges, by community size

Tampa Bay (Pinellas, Hillsborough, Pasco)

Community sizeBase fee per unit per month
Under 50 unitsAbout $25–$45
50–200 unitsAbout $15–$30
200+ unitsAbout $8–$18

Source: Professional Bayway Management, "How Tampa Bay Boards Choose a Management Company" (Sep. 30, 2026). The company manages associations in that market.

Jacksonville area

Community sizeTypical price
10–29 unitsFlat fee, about $500–$1,200 per month
30–75 units$28–$35 per unit per month
76–150 units$22–$28 per unit per month
151–300 units$18–$24 per unit per month
301+ units$12–$18 per unit per month

Source: First Coast Association Management, "How Much Does HOA Management Cost in Jacksonville?" (Mar. 20, 2026). The same page puts one-time transition (onboarding) fees at about $500–$2,500.

A worked example from Central Florida

Edison Association Management, an Orlando firm listed in our directory, gives this example: a 200-unit HOA paying $18 per door per month has a base fee of $3,600 a month, or about $43,000 a year (source).

How management companies price their work

Per-door pricing is common, but it isn't the only model. In an October 2025 benchmarking survey of 94 community association management companies by the Foundation for Community Association Research, 65% said they use a flat monthly fee per association, 39% use per-door pricing, and 26% offer an à la carte or bundled menu. Firms could choose more than one (survey PDF). Whatever the model, ask each bidder to convert its proposal into a total yearly cost so you can compare them.

What raises or lowers the price

  • Size. Fixed costs such as accounting, software and a manager's time get spread over more units, so the per-unit price falls as communities grow.
  • Service model. Portfolio management, where one manager serves several communities, costs less than having a dedicated onsite manager.
  • Onsite staff. If the management company employs your onsite staff, you pay their wages plus a markup. Professional Bayway Management says published markups commonly run 15–25% and discloses its own as 33%. It advises boards to ask what the markup actually covers, such as payroll taxes, workers' comp and HR, rather than comparing percentages alone.
  • Building type. Condo towers with building systems, staff and the post-Surfside inspection and reserve requirements take more management work than a single-family HOA.

Extras to ask about before you sign

  • Resale and estoppel processing. In Florida, estoppel certificate fees are capped by statute (s. 718.116(8) for condos, s. 720.30851 for HOAs).
  • Board meetings beyond the number included, and evening or weekend meetings.
  • Mailings, copies and owner statements.
  • Project oversight on capital work, often billed as a percentage of the project cost.
  • Violation hearings, transition (onboarding) fees, and what it costs to end the contract.

Ask every bidder for its complete schedule of charges. A low base fee with many add-ons can cost more than a higher base fee with few.

Florida rules that apply

  • Licensing. A community association manager must be licensed by DBPR (s. 468.432). A management firm responsible for more than 10 units, or a budget of $100,000 or more, must also hold a firm license. You can check both on DBPR's license search, and our license-check guide explains how.
  • What a condo management contract must say. For condominiums, a management or maintenance contract isn't enforceable unless it spells out the services, the costs the association will reimburse, how often each service is performed, and the minimum staffing, among other items (s. 718.3025).
  • Bidding. Community association manager contracts are exempt from Florida's statutory competitive-bid requirement (s. 718.3026(2)(a); s. 720.3055(2)(a)). For HOAs, a manager contract that was competitively bid may run up to three years.

Florida management firms in our directory

These firms are listed A–Z. None paid to be listed, and we haven't seen their prices. Ask each one for a written proposal using the same scope of work. You can also browse all property management firms.

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