Data Analysis
Houses for sale in Orange, Osceola, Seminole and Lake counties with association fees of $300 or more a month ran at 6.1 active listings per contract on November 2, 2026, about twice the pace of houses with lower fees or none.
1,188 Orlando-area houses for sale carry HOA fees of $300 or more a month and ran at 6.1 listings per contract, against 3.0 under $100.
On November 2, 2026, 7,245 of the 10,004 single-family houses for sale in Orange, Osceola, Seminole and Lake counties, 72 percent, were in a homeowners association, and the median fee worked out to $114 a month. The 1,188 houses with fees of $300 a month or more had 196 pending or under contract, about 6.1 active listings per contract. Houses with fees under $100 ran at 3.0 to 1, and houses with no association at 3.3 to 1. All MLS figures are ours, computed from Stellar MLS records.
The gap holds inside the same price range, which points to the fee itself as part of the monthly cost buyers weigh. Recent coverage of Orlando-area condos under contract, Kissimmee resale listings against new construction and coming-soon new-home communities covers supply; monthly prices are on the Orlando market data hub.
How do HOA fees change contract pace in the Orlando area?
| Monthly association fee (single-family) | Active | Pending or under contract | Active per contract | Median asking price |
|---|---|---|---|---|
| No association | 2,759 | 827 | 3.3 | $415,000 |
| Under $100 | 3,018 | 999 | 3.0 | $435,000 |
| $100 to $199 | 2,238 | 752 | 3.0 | $525,000 |
| $200 to $299 | 745 | 195 | 3.8 | $565,000 |
| $300 and up | 1,188 | 196 | 6.1 | $669,945 |
Source: Momentum Research, computed from Stellar MLS records, Orange, Osceola, Seminole and Lake counties, live snapshot, November 2, 2026. Fees are converted to a monthly figure from the amount and frequency on each listing. Deemed reliable but not guaranteed.
Houses with fees of $300 or more also ask more, so price explains part of the gap. Holding price steady narrows it but does not close it.
| Single-family asking price | Fee $300+ | Fee under $300 | No association |
|---|---|---|---|
| $300,000 to $399,999 | 5.0 to 1 (85 active) | 2.9 to 1 | 3.1 to 1 |
| $400,000 to $599,999 | 6.8 to 1 (369 active) | 3.2 to 1 | 4.0 to 1 |
| $600,000 to $999,999 | 5.8 to 1 (405 active) | 2.9 to 1 | 4.0 to 1 |
Source: Momentum Research, live snapshot, November 2, 2026. Active listings per pending or under-contract listing. Deemed reliable but not guaranteed.
Where are the $300-plus fees concentrated?
Osceola County holds most of them. 749 of its 2,798 houses for sale, 27 percent, carried fees of $300 a month or more, and that group ran at 7.6 listings per contract, against 3.2 to 3.6 for Osceola houses with lower fees or none. Orange County had 187 such houses at 5.1 to 1 with a median asking price of $1,525,000, Lake County 233 at 4.2 to 1, and Seminole County 19.
| City (single-family, fee $300+) | Active | Pending or under contract | Median monthly fee | Median asking price |
|---|---|---|---|---|
| Kissimmee | 444 | 60 | $580 | $634,944 |
| Davenport | 168 | 16 | $488 | $619,900 |
| Orlando | 100 | 17 | $403 | $1,350,000 |
| Clermont | 76 | 22 | $460 | $449,470 |
| Reunion | 71 | 6 | $606 | $1,450,000 |
| St. Cloud | 58 | 15 | $338 | $511,400 |
| Winter Garden | 45 | 13 | $365 | $849,900 |
Source: Momentum Research, live snapshot, November 2, 2026. City follows the listing's mailing city; Davenport listings here are the Osceola County side. Deemed reliable but not guaranteed.
The largest clusters are resort-style subdivisions near the Osceola and Polk county line. Subdivisions recorded as Stoneybrook South, near ChampionsGate, had 159 houses listed at fees of $300 or more against 16 in contract at a median fee of $501. Reunion's west villages had 108 against 9 at $697, and Solara Resort had 58 against 4 at $718. In Lake County, Bella Collina in Montverde had 70 against 12 at $410, and in Orange County, Isleworth in Windermere had 22 against 3 at a median of $1,224. 766 of the 1,188 houses in the $300-plus group have a private pool, and the median fee across the group was $467 a month, or about $5,600 a year.
Do new-construction houses carry higher fees?
Not at the median. The 1,435 new-construction houses for sale showed a median fee of $115 a month, against $113 for resale houses, and only 145 of the 1,188 houses with fees of $300 or more were marked new construction. New homes in the Orlando area more often add a community development district assessment, which is billed with property taxes and does not appear in the association fee field. Our guide to CDD fees on new construction explains how those are charged.
What about townhomes and condos?
Almost every townhome carries a fee. The 2,005 townhomes for sale had a median of $305 a month. Osceola County townhomes showed a median of $370 and ran at 7.0 listings per contract (964 active, 138 in contract), against 3.5 to 1 in Orange County at a median of $276 and 2.4 to 1 in Lake County at $230. Condos had a median fee of $468 a month and ran at 7.1 to 1, covered in detail in our condo article linked above.
What does this mean for buyers and sellers?
For buyers, a $467 monthly fee is $5,604 a year on top of principal, interest, taxes and insurance, so compare houses on total monthly cost, not price alone. Fees by community are listed on our Orange County HOA fees and Osceola County HOA fees pages.
For sellers in high-fee communities, the contract pace above is the competition. Pricing that accounts for the fee, and a clear list of what the fee covers, gives buyers what they need to compare. Monthly market pace is in our Stellar Market Pulse.
People also ask
What is the average HOA fee for a house in the Orlando area?
On November 2, 2026, the median association fee on single-family houses for sale in Orange, Osceola, Seminole and Lake counties was $114 a month, and 72 percent of those houses were in an association.
Do high HOA fees make Orlando-area homes harder to sell?
Houses with fees of $300 a month or more ran at 6.1 active listings per contract on November 2, 2026, against 3.0 for houses with fees under $100 and 3.3 with no association.
Which Orlando-area cities have the highest HOA fees?
Kissimmee, Davenport and Reunion had the most houses for sale with fees of $300 or more; median fees in that group were $580, $488 and $606 a month. Isleworth in Windermere had the highest median among large subdivisions, $1,224.
Limitations
Fees are the amounts entered on each listing and converted to a monthly figure from the stated frequency; some listings omit the fee or report only one of several associations, and community development district assessments are not included. Contract pace compares active listings with pending and active-under-contract listings on one day and is not a sales rate. This is a live snapshot of Stellar MLS records and can differ from monthly inventory counts.
Sources and links
- Momentum Research, computed from Stellar MLS records, Orange, Osceola, Seminole and Lake counties, active, active under contract and pending listings, live snapshot, November 2, 2026. Information is deemed reliable but is not guaranteed by the MLS to be accurate.
- Related: Orlando market data, Orange County HOA fees, Osceola County HOA fees, CDD fees on new construction.
Disclosure: Jon Brooks is a co-founder of Momentum Realty, a Florida real estate brokerage that owns and funds Florida Housing Intelligence. Momentum has a financial interest in Florida real estate transactions, including in markets named here. See our editorial standards.
Market statistics in this article are computed from MLS data licensed by Momentum Realty, and are current as of the date shown. Data may be preliminary and subject to revision by its source. This article is general information, not advice about any specific property, transaction, or financial decision, and is not a representation about any specific property, community, builder, or association.
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