About 1 in 20 South Florida Condos for Sale Disclose an Unresolved Assessment or Inspection

Oct 22, 2026 2 min read All South Florida Money & Consumer Alerts

Quick answer

The October 22 Condo Assessment Stress Index found 4.9% of 26,366 condos listed across five South Florida counties disclose a special assessment, milestone inspection or reserve item without saying it is paid or complete — highest in Broward at 6.0%, lowest in Palm Beach at 3.0%.

A daily index of South Florida condo listings, published October 22, offers a fresh snapshot of how Florida's post-Surfside safety laws are showing up in the market. Of 26,366 condos for sale across Palm Beach, Broward, Miami-Dade, Martin and St. Lucie counties, 9.4% mention a special assessment, structural integrity reserve study (SIRS), milestone or 40/50-year inspection, concrete restoration or reserve funding in their listing remarks — and 4.9% do so without stating that the assessment is paid, the inspection passed or the reserves funded.

Broward reads highest of the three large counties at 6.0% unresolved, followed by Miami-Dade at 5.0% and Palm Beach at 3.0%. Age is the dividing line: buildings finished before 1980 account for 71% of unresolved disclosures, with a 7.8% unresolved share, against 1.0% for buildings from 2000 or later. Listings that mention such work carry a median asking price of $305,000, versus $330,000 for those that do not — a gap the index attributes mostly to the older age mix, not to any single assessment.

Why it matters

If you own or are shopping for a condo, the question is no longer whether your building faces inspection and reserve deadlines, but whether the cost is settled or still open. The index counts only what listing agents disclose, so treat it as a floor: before buying, ask the association directly for its milestone inspection report, SIRS and any pending assessment schedule.

Questions and answers

What counts as an unresolved disclosure?

A listing whose remarks mention a special assessment, SIRS, milestone or 40/50-year inspection, concrete restoration or reserve funding, without also saying the assessment is paid, the inspection passed or the reserves are funded.

Does a listing with no mention mean the building has no assessment?

No. The index reads only what agents write in the remarks, so it is a floor. Buyers should still ask the association for its milestone inspection, reserve study and assessment status directly.