...
and what might make them run faster than a lizard sunbathing on a
Miami wall
The real estate market may have cooled slightly from the post-pandemic
frenzy, but one thing’s heating up: buyer expectations. Whether they’re
first-time homebuyers, downsizing retirees, or seasoned investors looking for
low-maintenance living, buyers in Miami (especially here in Kendall and
surrounding areas) are asking sharper questions before signing on the dotted
line.
So what’s the “vibe check” on what today’s buyers want in a homeowners'
or condo association? Let’s just say—it’s not the same as it was 10 years ago.
Heck, it’s not even the same as it was last year.
Let’s take a walk through what’s trending—and what’s tanking—when it
comes to HOAs and condo communities in today’s market.
What Buyers Love to See
1. Transparent and Responsive Management
Buyers aren’t just kicking tires; they’re asking for board meeting
minutes, reserve studies, and a copy of the rules before they write an
offer.
They want to see:
Quick responses to questions.
Easy-to-access documents
(ahem...HOA website, anyone?).
A board that doesn’t disappear
faster than a roofer in August.
Pro Tip: If your association still uses bulletin boards and pigeon carriers
instead of email, it’s time for an upgrade.
2. Financial Stability (aka “Please don’t hit me with a surprise $20K
special assessment”)
This is a biggie.
Buyers want to know:
Are there reserves?
How often are special assessments
levied?
Is the budget balanced or
bandaged together?
In Miami, insurance premiums and new condo laws have everyone checking
their wallet twice. If your community can confidently say, “Yes, we’re funding
reserves and have a plan,” that’s a huge selling point.
3. Reasonable Monthly Fees (and clarity on what they cover!)
High dues aren’t necessarily a turnoff—if they come with perks
like cable, internet, 24-hour security, or pool maintenance. But if buyers see
high fees and then find out the pool is “under repair” for the fourth month in
a row, expect some side-eye.
4.
Insurance, Insurance, Insurance
After the Surfside tragedy and the skyrocketing cost of property
insurance, this question has jumped up the list.
Smart buyers are asking:
What kind of coverage does the
association carry?
Does it include windstorm and
flood?
Will I need to take out a second
job to cover my HO-6 policy? It’s not glamorous, but in Florida, it’s necessary.
5. Aesthetically Maintained Property
Yes, people still judge a book by its cover—and a building by its paint,
roof, landscaping, and the occasional forgotten shopping cart. Buyers are
looking for a place that feels taken care of.
A community that looks
like it's falling apart tends to confirm all their worst fears before they even
see the unit.
6. Pet & Rental Friendly (but not the Wild West)
This one’s about balance. Buyers with fur babies want to know if their
dog will be welcome. Investors want to know if they can rent it out
occasionally.
What they don’t want is:
A full ban on pets (unless we’re
talking about an over-55 or luxury community with concierge alpacas…
kidding, kind of).
Rules that change every six
months.
Condo Docs from 1985 that refer
to faxes and cassette tapes.
7. Modern Security & Amenities
If your community still uses a ring of keys like a medieval jailer, it
might be time to modernize.
Buyers are drawn to:
FOB entry systems
Cameras (with signage, of
course!)
Package lockers (yes, people do steal Amazon boxes in Kendall!)
EV charging stations (we see you,
Tesla owners)
Bonus points if the gym has working equipment and doesn’t double as a
storage room for pool umbrellas.
8. Rules that Make Sense
Yes, buyers want rules. Just...not ridiculous ones. Reasonable
rules show that a community values order and quality of life.
What’s not a selling point?
Banning wind chimes but allowing
roof rats to free roam.
Prohibiting BBQs even if the unit
has a private yard.
Allowing kids to use the gym
unsupervised at 10 p.m. while shirtless (yep, seen it).
9. Security: The “Invisible Amenity” Buyers Notice First
While some people check out the pool or parking first, others are
secretly asking themselves, “Can I sleep soundly here?”
Security features can make buyers feel like the community is ahead of the
curve—not stuck in the ‘90s with a paper sign-in sheet and a shrug.
Here’s what
they’re looking for:
Guard at the gate: For some buyers, this is
non-negotiable. A 24/7 security guard—even if just one—is a comforting
presence.
FOB access systems: These are hot right now.
They’re sleek, secure, and keep non-residents from wandering into the gym
or clubhouse.
Cameras: Nobody wants to live in a
surveillance state, but visible security cameras (with proper notice
signage!) in parking areas and entry points make people feel protected.
It’s a bonus if the board actually reviews the footage when there’s an
incident.
Well-lit walkways and parking
lots: Simple, but often overlooked.
What makes buyers nervous? Gates that are always open “because the clicker’s broken,” guards who double as
Netflix streamers, and security cameras that look more like old smoke
detectors.
What Buyers Run From (Faster Than
a Gecko on Hot Concrete)
Surprise Special Assessments
Especially in older buildings, buyers are asking outright: “Are there any
upcoming assessments?” If the answer is vague or “we’re still discussing,” it’s
a red flag.
No one wants to buy a $400K condo only to find out they owe another $30K
next month for balcony repairs.
No Reserves and No Plan
Some communities proudly say, “We don’t fund reserves—we vote every time
something breaks.” That may have worked in the 90s. Today? Buyers are turning
away. Lenders too.
Bad Communication or Feuding Boards
Buyers can sniff out drama—especially in communities with Facebook wars,
accusatory minutes, or signs that say “No Complaining.” A healthy,
communicative board is worth gold.
Old or Unsafe Buildings
Buyers, especially in high-rise condos, are asking about:
Structural inspections
Milestone reports
Elevator repairs
Concrete restoration
If your building is on the verge of a major repair project with no
funding in place, don’t expect full-price offers.
Final Thoughts: Sell the Lifestyle,
Not Just the Unit
At the end of the day, people aren’t just buying four walls and a parking
spot—they’re buying into a community. If the HOA or condo board runs things
smoothly, maintains the property, and keeps things reasonable, buyers are more
likely to say “yes” to the address.
So, if you're selling a unit or trying to attract new owners to your
community, consider this a checklist. And if you’re on the board, this could be
a good time to review your policies and spruce things up—not just the
landscaping, but the way your association presents itself.
Want help figuring out how buyer-friendly your community is?
Or thinking about listing a unit in Kendall or the surrounding areas?
Reach out—I'm happy to help you navigate the real estate jungle, one governing document at a time.