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Ocala 55+ Community HOA Fees Chart

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Ocala 55+ Community HOA Fee Chart

COMMUNITY HOA FEES GATED POOL Golf Construction
Marco Polo 55+ $18 month No None No CBS
Quail Meadow $33 month No Outdoor No CBS/Frame
Spruce Creek Golf and Country Club $150 month Yes Outdoor (2)

Indoor (1)

 Yes CBS/Frame
Spruce Creek N. $95 month No Outdoor No Frame
Palm Cay $98 month Yes Outdoor No Frame
Spruce Creek Preserve $133 month Yes Outdoor Yes Frame
Oak Run $119-$150

With lawn care…..

$240-$260

 Yes Outdoor 6

Indoor 1

 Yes CBS/Frame
Marion Landing $127 month No Outdoor No CBS/Frame
Summerglen $252 month Yes Outdoor Yes CBS
Indigo East $174 month Yes Outdoor (2) No CBS
Ocala Palms $217 month Yes Outdoor

Indoor

 Yes CBS
Stone Creek $204 Classic

$321 Garden

$437 Villa

 Yes Outdoor

Indoor

 Yes CBS
Cherry Wood $238 month No Outdoor No CBS
Candler Hills $289 month Yes Outdoor (2) Yes CBS
On Top of the World $355-375 Yes Outdoor (1)

Indoor (2)

 Yes CBS

Sometimes I think buyers want to shop for a 55+ homes here in Ocala by looking for the lowest HOA fees that they can find. Although I think that the wrong approach, I did create this HOA fees chart. Buyers have to look at what you get for your HOA fees and not just the fees themselves.

What do HOA fees cover? Maintaining the common areas such as the club house and pool. Mowing the drainage areas and along any roadways. Any buildings would need to be insured. Trash pick up is almost always included. Basic, and by that I mean very basic, cable TV is often included. Most communities have a management company to over see daily operations. Communities that are gated would need to pay the guard at the gate. Utilities for the clubhouse and entry. I’m sure that you can see that things can add up quickly in these types of communities.

The 55+ retirement communities are not condo’s. You maintain the home like any single family home. Lawn care is not included in HOA fees but every 55+ community has several lawn care companies and prices are cheap do to their volume. Exceptions are On Top of the World which offers total outside maintenance. Summerglen includes lawn mowing in their HOA fee. Oak Run has homes on maintained lots.

The quality of the amenities will vary from one community to another. Newer communities like Stone Creek boast an almost resort style pool, clubhouse and fitness center. While other communities might have more modest amenities do to the communities age or price point.

UPDATE   HOA fees above as of 3/2/2020. HOA fees are approximate and not guaranteed

Updated 1/23/19 * Summerglen fees went up because they added internet and cable tv along with lawn care

Update 3/2/2020 On Top of the World Villa fees have gone down because the fee no longer includes water and sewer they are now additional utility costs

Update 3/4/2021 HOA Chart is updated one time per year. Fees are believed to be accurate but not guaranteed.

Candler Hills Ocala Florida

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Candler Hills Entry Sign

Candler Hills Sign

Candler Hills is an active 55+ golf course community located in SW Ocala. Candler Hills is a newer part of the On Top of the World Communities. The homes here are of concrete block and stucco construction and built within the last few years. There are new homes for sale and quite a few resales. HOA fees include a 24 hour guard at the gate, common area maintenance, curb side trash pickup, access to On Top of the World amenities, discount golf fees and the exclusive Candler Hills clubhouse and heated outdoor pool. Candler Hills is a golf cart community meaning you can drive your cart down the road. As a matter of fact you could drive all the way to a super market if you were so inclined. You are not allowed to finance more than 80% of the purchase price of a home here. Candler Hills has very high quality and very energy efficient newer home. Candler Hills unlike OTOTW itself is a fee simple community meaning you own the land. There are Community Development District bonds attached to most of the resale homes which add approximately $900- year to your taxes.

Update 3/24/15 HOA fees are currently $229- month. I think resale homes in Candler Hills are a bargain at the present time.

Update HOA fees are $233- month. I still think that resales are a bargain in Candler Hills. These are the best built 55+ homes in our area in my opinion.

Update 1/18/2017 HOA fees have increased to $257.30 per month. I am told there is a very impressive Candler Hills clubhouse under construction. I will update and add pictures when available.

Update 1/4/2018 There is a lot of new home building in Candler West. A new clubhouse and pool have also been added see pictures below. HOA fees went up to $271.44 month.

Update 1/23/19 HOA fees are now $276.24 month and include access to all the amenities in OTOW as well as the Candler Hills Lodge.

Update 1/07/2020 HOA fees have gone up to $282.36

Update 3/4/2021 HOA fees have gone up to $289.56 a month

If you would like a list of homes for sale in Candler Hills fill out my Ocala Dream Home Finder, call me or send an email. I will set you up a Listing Cart on the Ocala MLS for Candler Hills.

Pictures below

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Indigo East Ocala FL

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Indigo East entrance sign

Indigo East

Indigo East is a newer part of On Top of the World communities. It is located just north of SR 200 and is close to shopping restaurants and health care.  Homes in Indigo East are all of concrete block and stucco construction and range in size from around 1200 sq ft of living area to a little over 2,000.  Prices are in the $100-200,000- range with most in the middle. Indigo East has an electronic gate that works on a bar code but not a person in a guard house at the gate. There is a nice clubhouse and pool. HOA fees include maintenance of the common areas, clubhouse, curbside trash pickup. For an additional $750- year per household you can use all the amenities at On Top of the World such as the indoor pool, fitness center and clubs.

Indigo East also has Community Development District bonds that add $483- per year to the taxes and an additional common area maintenance fee that adds an additional $296- year to the taxes. Bonds are for 30 years and the maintenance fee is forever and can go up or down. Great homes for the money despite the CDD bonds and resulting taxes.

Update 3/15 HOA fees are $133- month. Price remain stable. Great prices on newer CBS homes.

Update 3/16 HOA fees are now $136- month. There is also new construction and there is a current promotion where the builder is selling new homes with no CDD bonds. Prices start at only $150 K.

Update 1/18/2017 HOA fees went up to $150.47 month. They are renovating and expanding the clubhouse but I am told that there is still no exercise room.

Update 1/9/2018 They are building a lot of new homes and are adding a new clubhouse with a pool and fitness area. HOA fees went up to $159.87 month.

Update 10/29/18 The new fitness center and 2nd pool are now open. Pictures below.

Up date 1/23/19  HOA fees are now $161.47 month. New homes are selling like crazy in Indigo East. They are about 85% sold out. I have also seen a couple of almost new resales already.

Update 1/07/2020 HOA fees have gone up to $166.31. Indigo is almost built out.

Update 3/4/2021 HOA fees have gone up to $174.07 per month

If you would like a list of homes for sale in Indigo East fill out my Ocala Dream Home Finder , call me or send me an email. I will set you up a Listing Cart on the Ocala MLS for homes in Indigo East.

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3 Fla. towns in top 5 for ‘affordable retirement’

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SEBRING, Fla. – Sept. 7, 2018 – With 74 million members, baby boomers are the largest generation on record to retire. And if they follow previous generations, retirement will prompt them to move.

Many will head to warmer climates, but they’re also – unlike previous generations – in search of more active lifestyles too, looking for social and recreational opportunities, nearby restaurants and shopping.

“It’s going to be a tsunami when [all] the baby boomers retire,” Ken Gronbauch, a demographer at KGC Direct in Bonita Springs, Fla., told realtor.com. “The Southern states are going to get hit so hard. Florida’s population is going to explode.”

Realtor.com evaluated the 500 largest U.S. metros to find where at least a quarter of the population is 60 years or older and where members of this age group generally relocated to between 2011 and 2015. The areas were then ranked by the total cost to pay down a 15-year mortgage on a median-priced home to identify the most affordable retirement havens.

The five most affordable retirement towns for 2018 include three in the Sunshine State:

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Zillow accuracy in the Ocala area

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I was taking a Realtor class, getting credits for my next license renewal. The subject was about tech for Realtors. To be honest I didn’t expect much and I went because I had nothing else to do that day. Much to my surprise I picked up several good tips. One of the most interesting things was that Zillow rates it’s own accuracy. And I mean they rate themselves right down to the county level.

Zillow is a site that buyers and sellers seem to love and Realtors see as inaccurate. Who is right ? The following is accuracy results that Zillow publishes about it’s own Zestimates.

In Ocala and Marion County as of July 25 2018 for a 3 month period ending July 30

Zillow gives itself 2 out of 4 stars

50% of it’s Zestimates were within 5% of the sold price

70.5% of  Zestimates were within 10% of the sold price

83.5% of Zestimates were within 20% of the sold price

Median error is 5% of the sold price

Those are pretty big numbers to be off. 5% is a $10,000 error on a $200K home. I will give Zillow credit. If you read about Zestimates they say that they are only a starting point and are not the same as a Comparable Market Analysis or an Appraisal. Websites are no substitute for a local expert.

The Listing Portal is a Custom Ocala MLS Search

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A Listing Portal is a custom search on the Ocala/Marion County MLS that creates an account with an ID and password. A buyer will use my Dream Home Finder to provide the information that I need to set up a search. I sometimes use the Dream Home Finder AS IS and I sometimes need to email the buyer to clarify some issue or to make a recommendation. Once the search is set buyers will get an automatic email when ever a new home, that conforms to their search criteria, gets listed. After setting up the Listing Cart I don’t contact my buyers unless they contact me for more info, want to change their search or are ready to see a home. I once had a Listing Cart set up for a buyer from Chicago and it took him 3 years to close down his business and sell his house. I’m very patient.

I can’t help buyers who don’t give me enough information. Too many people will use my Dream Home Finder and just fill in Single Family and a price range. A search like that will get 1,000 hits, no kidding. I need to your your price range. The sq ft of living area, not including the garage or Lanai. The type of home, single family, 55+, pool home ect. There is also a comment section. This is where you tell me that you want to only want a 55+ community with lower HOA fees. Don’t say low fees give me a number.

Below is a screen shot showing what the Listing Portal looks like. On the top there are 5 Tabs. The first is the List View. Next is the Detail View which shows the home size, age, current taxes, HOA fees everything about the home. Photos are next and there can be as many as 50. Drone shots are becoming popular. The Map tab not only shows the location but there is also a Satellite view that zooms in and out. You can email your listing to someone and you can add other email accounts by contacting me. You can rate a listing and make a comment or a note. You can print a listing. There will be some homes that you just don’t like so there is a delete button. The Portal is a direct link to the Ocala MLS. Everything is up to date. All listing on Realtor.com Zillow or where ever originate here.

Listing Portal

Closing costs on new homes vs resales

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In Marion County the seller traditionally pays for title insurance and a tile company handles the closing. The seller pays Documentary Stamps a Florida tax on the sale of a home that is .007 % of the sale price. Unlike resales new home builders don’t pay either for title insurance or Doc Stamps. On a $200,000- home Title Ins. and Doc Stamps would ad up to $2700- +/-.

Some builders offer incentives, a fee at closing to the buyers. These vary by the builder and depend on how sales are doing. You might see them on a Spec home that has been there a while, a model that isn’t the most popular or a home on a less desirable lot. Incentives can offset closing costs.

Buying an Ocala retirement home for cash

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Most of my buyers are looking for a retirement home and quite a few use money from the sale of an existing home in a more expensive part of the country to buy a home for cash here in Ocala. A lot of people don’t like the idea of not having a mortgage hanging over their heads in their retirement years. What some buyers don’t realize is that there are very few closing costs associated with a cash sale.

All of the big money for closing costs come from getting a loan. It is up to the bank to estimate closing costs associated with their loans. From what I have seen closing costs run between $5-$7K on most loans. The funny thing is closing costs can be crazy high on small loans. I saw a buyer get a $50K loan to suppliment cash he had and the closing costs were 5,000 ! I said that’s 10% !

Title and closing. The seller here pays for title insurance and doc stamps (tax on sale). A title company researches the title and delivers a full warranty deed. The title company handles everything to do with the closing.

HOA fees are pro rated to the day of closing. Some HOA’s have a set up fee and a couple have an HOA contribution fee. Some HOA’s want a month or 2 in advance to get started.

Inspections. Everyone needs a professional home inspection which includes a termite inspection. Many get a wind mitigation certificate for their insurance company which lowers the rate a little. An inspection will run in the $350 +/- range depending on what you inspect.

Survey. Being cash there is no bank that requires a survey. 55+ communities are planned communities. However is you don’t get a survey there will be an exclusion on your title insurance saying that you didn’t provide a survey. Most buyers get a survey but not all do. A survey even on a small lot like in 55+ will be $300 +/-.

 

rent a house and look to buy

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I was showing retirement homes to a single guy from up north, He saw a few homes he liked but friends kept telling him he should look at more cities. They told him to rent a house for a while and take his time looking.

I told him about a couple who rented in On Top of the World for a year. They wanted to be sure they liked it there. After I found them a house I said to the wife that prices had gone up a lot in that year. She agreed and thought it was a good $5-$10,000. In addition she and her husband spent another $1200 a month in rent.

A few things to think about if you think renting and looking is a good idea.

55+ communities restrict rentals most are a minimum of 6 months and landlords prefer a years lease.

Timing can be a problem. What if you find a perfect house in the first month ? Do you wait and hope it doesn’t sell right away ? Do you go for it knowing you will owe the rest of your lease ? Expect to pay a good $1000 a month in rent. Three four or five months rent is a lot if you find a house right away.

I suggested to my buyer that if he wanted to see other areas he’d be better off just driving around and staying in a nice hotel for a few days in each city. It’s cheaper in the long run than getting involved in a 6 month plus lease. He had to admit the 2 days he spent with me looking at communities and homes gave him an excellent idea of what we have here in Ocala for 55+ homes.

Just sold a new home in JB Ranch

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JB Ranch entry sign

JB Ranch is a new 55+ community here in Ocala. It is located off SR 200 and couldn’t be in a better location. I haven’t done a blog profile yet because the community is so new the clubhouse is under construction. There are 2 national builders there DR Horton and Lennar Homes. Both are offering new homes for very close to the price per square foot of a resale.

I just sold a new home by Lennar. I was impressed by the standard features. The kitchen has 42″ upper cabinets, quartz counter tops and really nice GE appliances standard.. A washer and dryer are also standard something you never see in new homes. . The master bath has a walk in tiled Roman shower. It is a smart home with all sorts of new smart features that I’m just getting up to speed on. All at the prices of a nice resale around $100- to $115 sqft of living area.

See a few pictures below

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