Florida’s 104,659 homeowner and condominium associations are exacerbating the state’s housing crisis through aggressive collection practices, according to court and county records indexed by HOA Spy. The associations collectively hold 1,518,436 homes across 27,377 communities with documented unit counts.
Foreclosure activity represents a significant pressure point. Florida associations have brought 10,296 foreclosure suits against their own members since records began, originating from 2,695 communities. While peak activity occurred in 2009 with 875 suits filed, the most recent full year (2025) saw 599 suits, with 667 filed so far in 2026. The association is the foreclosing party more often than the lender: only 1,629 lender foreclosures named an association in their filings. Most suits end when owners or their lenders pay the debt, but they create pressure to sell under deadline rather than on the open market.
Liens pose obstacles even before foreclosure occurs. A claim of lien, recorded in county officials’ records, can prevent a home from being sold or refinanced until the debt is cleared. HOA Spy’s records show 460,412 claims of lien recorded since 1978, with 277,047 lis pendens following them. Sixty percent of liens were followed by foreclosure filings. In 2025 alone, 7,916 liens were recorded, up 8% from 2020’s 7,352. Five communities account for disproportionate activity: Beachplace Towers Condominium Association leads with 8,798 liens on record.
Association dues and special assessments have risen sharply since the 2022 Surfside condominium collapse prompted new safety requirements. Florida law now requires older buildings to pass structural inspections and fund reserves based on reserve studies. According to Redfin data from August 2024, median monthly HOA fees in major Florida metros rose significantly year-over-year: Tampa up 17.2% to $614, Orlando up 16.7% to $467, and Fort Lauderdale up 16.2% to $611, compared to 5.7% across broader metro areas tracked. Mortgage Professional America reported in January 2026 that condo values in Florida fell 9.9% over the preceding twelve months, citing housing analyst Nick Gerli.
Litigation costs compound the burden. Florida associations are named in 48,999 court records from 13,601 communities, with associations serving as plaintiff in 29,947 cases. These litigation costs are paid through member dues. Additionally, 6,661 associations have lapsed or fallen out of corporate standing, creating problems for property insurance, reserve accounts, and lender questionnaires that can stall home sales.
Broward and Miami-Dade counties account for the highest concentration of activity, with Broward County alone hosting 18,565 court records and 311,840 claims of lien across 27,819 associations.
Key facts
- Florida associations have filed 10,296 foreclosure suits against their own members and recorded 460,412 claims of lien since 1978
- Median HOA fees rose 16-17% in Tampa, Orlando, and Fort Lauderdale from 2023 to 2024, with condo values falling 9.9% year-over-year
- 6,661 associations have lapsed or non-functioning corporate status, potentially blocking property sales and refinancing
- Broward and Miami-Dade counties account for over 311,000 combined lien claims and nearly 27,000 court records involving associations