Finding 01 · What the HOA fee really costs

The HOA fee you are shown, and the share of the Highest Reported Gross Rental Income it takes

Fees rise with unit size, so a fee is only comparable within a unit type. These are current fees, taken from sales since 2023 — older listings understate today's dues by a third or more, because these fees are rising fast. Where enough owners have reported what a unit earned, the fourth column is the one that matters — what the HOA fee takes of the Highest Reported Gross Rental Income for that unit type, the most any owner here has reported earning. It does not follow the HOA fee.
And these fees are moving. One building's published assessment schedule raised dues 10% for 2025 and a further 6% for 2026 — 16.6% compounded in two years. Internet and HO6 insurance are billed on top as separate lines, not included. Anyone underwriting a purchase on the HOA fee shown in an old listing is underwriting on a number that has already moved.
Finding 02 · The spread

What the same unit earns in different hands

Pick a building, then a unit size. Each dot is one unit's reported gross rental income in the year it was reported. Where too few units report, the figures are listed instead and no claim is made.

Finding 03 · Price history

Whether this building appreciated depends on when you bought

Median sold price by year for the selected building. Only years with at least three recorded sales are plotted.

What it means for a buyer

The part most listings will not tell you.

  • Buildings with sales going back to 2006 all fell hard into the early 2010s. Several have never regained that high; others passed it years ago.
  • Which of those a building did is not predictable from its size, its fee, or what it earns — it has to be read off its own history, above.
  • A building at its high is at its high. That is a fact about the past, and this page does not forecast.
So appreciation is not the case for this investment. The income is. Price growth is the part you do not control and cannot time. That is why the operating spread above decides the outcome more than the purchase price does.
Finding 04 · The HOA fee, itemised

What the HOA actually buys

Every building on this page, side by side. Where one building's listing report names an item and a sibling's omits it, the item is credited to both — an inclusion list is what one agent typed on one listing, and its silence is not evidence that the HOA fee excludes it.

The next step

Which units here are worth buying right now.

Everything above is what the building has done. The useful question is which specific units are on the market today, what each would actually earn, and which are priced below what they are worth after a renovation.

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