FLORIDA – Homeowners association dues are rising across the U.S., and homeowners in Northeast Florida are feeling the effect — but the size and prevalence of those fees vary widely county to county, according to national research and local market data.
National picture
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Realtor.com reported Jan. 27, 2026, that 43.6% of U.S. listings were subject to an HOA fee in 2025 and that the median monthly HOA fee for listings with a nonzero dues amount was $135.
The U.S. Census Bureau’s American Community Survey likewise reported a median monthly condo or HOA fee of $135 for 2024 and said roughly 21.6 million U.S. homeowners paid condo or HOA fees that year.
LendingTree’s analysis and survey work shows millions of homeowners pay steep monthly HOA dues — across the 100 largest metros, about 17.5 million homeowners paid HOA or condo fees in 2024, and 2.6 million of them paid at least $500 a month.
Industry analyses from TrueHOA and the Foundation for Community Association Research describe rapid HOA growth and mounting financial pressures on associations and owners.
Northeast Florida counties — what the local data and listings show
Duval County (Jacksonville)
Local listing portals and market guides portray Jacksonville as more moderate than South Florida but still showing substantial HOA exposure in pockets. Citywide guides and Realtor listings place a blended average near $300 a month in some summaries, with condos typically closer to $500; individual downtown and beachfront condo listings on Realtor.com and other portals show dues ranging from the low hundreds to more than $1,500 for high‑amenity or waterfront units.
St. Johns County (St. Augustine, Ponte Vedra)
St. Johns has many master‑planned and amenity‑rich neighborhoods where monthly HOA dues — and sometimes separate Community Development District (CDD) assessments — are routine carrying costs. Local community guides and MLS trackers show single‑family HOAs commonly in the low‑to‑mid hundreds, while gated or club communities with larger amenity packages command higher dues; new developments also commonly add CDD charges on top of HOA dues.
Clay County
Clay County listings and portal searches show a substantial share of subdivisions with no HOA. Where HOAs exist in Clay, local listing samples more often show modest dues, frequently under $150 per month for single‑family suburban neighborhoods, making the county less exposed to large monthly HOA burdens compared with nearby coastal markets.
Nassau County (Amelia Island, Fernandina Beach)
Nassau mixes beachfront and island condo markets, where dues can be elevated, with inland single‑family neighborhoods that often have little or no HOA fee. Listing examples for Fernandina Beach and Amelia Island reflect higher HOA bills for waterfront condos and gated island communities; inland subdivisions tend to show lower or no monthly HOA dues.
Baker County (Macclenny area).
Baker County’s market is more rural and shows a lower prevalence of HOAs in active listings. Realtor.com and Zillow county pages indicate many Macclenny‑area homes are marketed as “no HOA,” and the few community HOAs that exist commonly report modest monthly dues — a pattern that generally yields lower monthly carrying costs for buyers prioritizing minimal association fees.
Putnam County (Palatka area).
Putnam’s housing stock is rural and small‑town. Local MLS listings and portal searches indicate lower HOA penetration; when HOAs are present, they are typically modest. Buyers here commonly find homes without HOA fees or with minimal monthly dues in many parts of the county.
Flagler County (Palm Coast, Flagler Beach).
Palm Coast and Flagler Beach include many active‑adult and planned communities. Local condo and community guides show HOA fees for many Palm Coast condo communities frequently in the low‑to‑mid hundreds; some building‑level guides list monthly HOA ranges roughly $300–$523, and active‑adult neighborhoods commonly list regular HOA dues plus occasional CDD assessments. Coastal condos and gated developments in Flagler can carry materially higher monthly bills than inland single‑family neighborhoods.
How Northeast Florida compares with Florida and the U.S.
Nationally, the median HOA fee of roughly $135 and Florida’s high share of homeowners paying HOAs (about 44% in 2024) provide the benchmark. Northeast Florida is heterogeneous: coastal and resort‑style pockets tend to drive the region’s higher fees, while Jacksonville‑area and inland counties more often have lower‑cost HOAs or no HOA at all. Duval and Flagler contain sizable pools of mid‑range HOA listings; St. Johns’ master plans routinely add HOA and CDD costs; Clay, Baker and Putnam show lower HOA exposure in their listing mixes.
Drivers and buyer guidance (regional emphasis)
Rising insurance and reinsurance costs, deferred maintenance and aging building stock, and the growth of amenity‑heavy master plans are the principal drivers behind higher dues, according to LendingTree, TrueHOA and industry research.
Officials said buyers and current owners should request an association’s budget, most recent reserve study and meeting minutes before closing; ask about pending special assessments and the status of reserve funds; and factor any CDD bonds into monthly carrying‑cost calculations. Those precautions are especially important in St. Johns and Flagler counties and in Duval neighborhoods where condos or gated communities are common.