The same unit type, at
three different resorts.

Investors pick a resort first and check the numbers second. That is backwards. A one-bedroom is not a one-bedroom — what it earns, and how much of that the HOA takes before you see a dollar, differs sharply from one oceanfront building to the next.

01 The comparison

Pick a unit type. See every building that has one.

Ranked by the number that decides the deal: what share of the gross rental ceiling the monthly HOA fee consumes — the ceiling being the most any owner has reported one of these units earning since 2022. Fees and prices are medians for that specific building and unit type — never pooled across buildings, never pooled across unit types. The off-asking column is how far sellers came down from their first price since 2022. Read it against the HOA share beside it: across 44 resorts the two run opposite (r=−0.73), because sellers concede most where the dues bite hardest. The deepest discount here belongs to the resort with the heaviest HOA burden.

Finding 01 · The inversion

The most expensive efficiency earns the least

Efficiency units · 33 reported income figures across three buildings

Finding 02 · What the HOA fee buys

The fees buy the same things. They do not cost the same.

The obvious explanation for a fee gap is that the expensive building includes more. Here is every item any of these buildings puts inside its monthly fee, and which buildings include it.

Finding 03 · What actually moves the number

The HOA fee barely notices which way the unit faces. The income does.

Splitting every measured cohort by how much of it is oceanfront, and comparing like with like — efficiencies against efficiencies, one-bedrooms against one-bedrooms.

Unit typeExposureCohorts Median feeHighest reported HOA % of ceiling

Every cohort

The full matrix

All twenty building × unit-type cohorts, including the ones too thin to support an income claim. Those still carry a real current fee, and a fee with no income figure beside it is itself worth knowing before you go looking.

BuildingUnit typeSalesIncome reports Median priceOff askingHighest reported Monthly feeHOA % of ceiling

* Fees marked with an asterisk come from sales before 2023, because that cohort has had too few recent ones. Dues at these buildings rose roughly 16% over 2025 and 2026, so treat an older fee as a floor rather than a figure.
“Income reports” is how many sellers in that cohort reported a gross annual rental figure to the MLS since 2019 — a minority do. A dash means the cohort is below the eight-report floor and no median is claimed.

The next step

We will run this on the ones
you are choosing between.

This table says what each building has done. It cannot tell you which unit is listed this week, what it would take to renovate, or what the seller will actually accept. Say which buildings you are weighing and we will.

We use the numbers on this page to answer you specifically. No list, no drip sequence — a person reads it.

How these numbers were produced

  • Gross rental income is self-reported by sellers on MLS listings. It is not audited, and only a minority of listings report it.
  • Income figures use the year the income was earned, not the year of the sale. Only 2019 onward is shown.
  • Cohorts are building × unit type. Figures are never pooled across unit types or buildings, and never rolled up to a resort-wide average.
  • Fees come from sales since 2023. Checked against a real 2025 assessment schedule, fees pooled across the full history understate actual dues by 43–59%; recent listings match to the dollar. Where a cohort has fewer than four recent sales the window widens to reach four, and the HOA fee is marked.
  • A fee is set by a unit's ownership share of the building, which correlates with bedroom count but is not the same thing — some two- and three-bedrooms pay identically.
  • Fewer than 8 reported figures: the figures are listed and no distribution is drawn. Fewer than 12: no quartile claim is made.

Scope

  • Aggregate figures only. No individual listing, address, unit number or property is displayed or identifiable.
  • Owner names, agent names, agent-to-agent remarks and showing instructions appear in the source data. None are used here and none are stored.
  • Sample sizes are stated everywhere. Where a cohort is too small to support a claim, no claim is made.
  • Three resorts are covered so far. A building absent from this page is absent because it has not been processed yet, not because it compares badly.