What we work
Condos &Townhomes
Condos are how a lot of people afford the beach here: oceanfront towers in Cocoa Beach and Cape Canaveral, river-view mid-rises, and townhomes that trade yard work for weekends. The purchase is different from a house — budgets, reserves, milestone inspections, and association rules matter as much as the unit — so we vet the building as hard as the floor plan.
How we work it
Building-level due diligence
Budgets, reserves, milestone-inspection status, pending assessments, and rental rules — before you spend on an inspection.
The view and the practical
Southeast-facing balconies, parking reality, storage for boards and bikes — the stuff daily life is made of.
Financing that actually closes
Condo lending has its own rules; we steer you to lenders who close coastal buildings all the time.
Resale positioning
Selling a unit means marketing the building and the lifestyle, not just the square footage.
Straight talk
The local realities most listings skip — the same honesty we bring to every showing.
Florida condo law grew teeth
Post-2021 safety laws phased in milestone structural inspections for older 3+ story buildings and reserve studies that end the era of artificially low dues. A building that has done the work is a feature, not a fear.
Dues are part of your payment
Association dues often carry building insurance, exterior maintenance, and amenities — compare total monthly cost, not just price.
Rental rules decide flexibility
Minimum lease terms range from 1 week to 7+ months depending on the building — decisive if you ever want the unit to earn its keep.
Where we see it most
Condos: quick answers
What should I check before buying a Florida condo?
The building’s budget and reserves, milestone-inspection status for older 3+ story buildings, insurance master policy, pending special assessments, and rental restrictions. We pull association documents apart as a standard step, not an upsell.
Why are condo dues higher near the beach?
The association typically buys the building’s wind and flood coverage, which is priced for barrier-island exposure — our beach towns sit at tier 5/5 on our insurance-exposure scale. You are prepaying insurance and maintenance a house owner would pay separately.
Can I rent my condo out?
Depends entirely on the association: some Cocoa Beach and Cape Canaveral buildings allow weekly rentals, others require 6–7 month minimums. Tell us the goal and we filter buildings by their actual rules.
Talking beats browsing.
Tell us what you're trying to do with condos — we'll bring the local numbers and an honest read.