Florida condos are stacked up at well over a year of supply in some metros, prices are sliding, and reserves can no longer be waived, so deferred repairs are landing as special assessments. Enter your building's details to weigh your assessment exposure against a soft resale market and get a sell-or-hold read.
For years, condos were the affordable on-ramp to Florida coastal living. That math broke. Three forces hit at once. Supply piled up, with condos well above the six-month balanced threshold across the state and Miami-Dade near 13 months of supply in early 2026. Carrying costs jumped as insurance and association fees climbed. And the post-Surfside safety laws ended the long practice of waiving reserves, so years of deferred maintenance are now coming due as special assessments. Statewide condo prices have slipped from their peak, with older coastal stock hit hardest, and every owner who sells to get ahead of an assessment adds to the same soft market.
The structural integrity reserve study, or SIRS, is the part that turns a safety law into a five-figure bill. It calculates what an association must set aside for major structural repairs, and for buildings three or more habitable stories those reserves can no longer be waived. Unit-owner-controlled associations existing on or before July 1, 2022 had to complete a SIRS by December 31, 2025, or by December 31, 2026 if paired with a milestone inspection. When a long-underfunded building finally runs the study, the gap is often large, and it gets funded through higher dues or a special assessment. If you own in an older building that has not completed or funded its SIRS, that is the exposure this page is about.
The exposure read combines the three things that drive an assessment: building age, height (the rules bite at three or more stories), and whether the reserve study is done and funded. The all-in carrying cost adds an assessment reserve to your monthly fee so you see the real cost of holding. The sell-or-hold read weighs high exposure against a soft resale market: when exposure is high and you could not absorb a large assessment, selling before it lands is often the safer move, even into a slow market. When exposure is low or your building is already funded, holding is more defensible. It is a framework, not a verdict, so confirm your building's actual status before you act.
Condo supply and price figures are early-2026 readings from market reporting: Miami-Dade near 13.2 months of supply and a roughly 10% year-over-year median price drop below $400,000, Broward near 9.84 months and about 8% lower, and statewide condos near 9.7 months with prices about 4.5% lower year over year and roughly 8% below peak (TD Economics; 2026 South Florida market report). The SIRS and milestone rules, the December 31, 2025 reserve-study deadline, the three-story threshold, and the end of reserve waivers are from Florida law and the state's condo division (Florida DBPR, condo inspections). Special-assessment amounts vary by building and are described qualitatively here; confirm your building's number with your association.
This is educational only, not legal or financial advice. Every building is different. Before you buy, sell, or decide to hold, review your association's reserve study, milestone inspection, reserve funding level, and recent board minutes, and consult a real estate attorney.
Check your building's risk in the condo assessment risk checker, see your options if you are underwater or behind in the short sale, hold, or foreclosure tool, read what actually changed in the 2026 Florida housing laws, see your full monthly number in the true cost of ownership calculator, or check distress trends in the Florida foreclosure statistics.