Condo Fees and Owner Costs: Orange Beach and Gulf Shores

Posted by Rachel Kelly on Monday, January 21st, 2019 at 5:35pm.

Gulf Shores condo fees

Based in Orange Beach, Alabama, CondoInvestment.com is the top real estate site for Gulf Coast condos and an excellent resource for property research whether it's for a future purchase or upcoming beach vacation. Helpful information on our site includes current sales listings, brief description for each condo development, interior/exterior photos (including aerial imagery), amenity lists, maps, rental revenue projections, and SOLD prices of recently closed condos. Historically, the busiest time of the year for condo sales is early spring (March and April). The majority of these buyers are closing the deal before peak season to maximize their condo's rental income. As the busy season nears, we receive many inquiries concerning HOA dues and other expenses associated with owning a condo. To help out first-time buyers, we've written the following post explaining the typical ownership costs for Gulf Coast condos. 

For the majority of Gulf Coast condos, the homeowners association fee is paid on a monthly basis. A few developments such as Beach Colony Resort collect payments every quarter. Association costs can vary depending on which complex and size of the unit. In Gulf Shores and Orange Beach, monthly HOA fees can range from $300 - $2,000+ per month.

Phoenix West Pool

What's included in the HOA?

  • Management Fee
  • Insurance - Building & Common Areas 
  • Taxes - Common Area
  • Maintenance - Building & Common Areas
  • Pest Control
  • Reserve Funds
  • Security (Most High-Density Buildings)
  • Water/Sewer
  • Trash
  • Cable/Internet

What's NOT included in HOA fee?

  • Electric Bill
  • Liability of Contents/HO-6 Insurance 

Power is not covered in most HOA dues which can run several hundred dollars a month during the summer. You are responsible for "contents insurance" or "renters insurance" which will protect your personal belongings (furniture/decor) in your condo from accidental damage or theft. This is especially important if you plan to rent out your unit. To give an idea of cost, it's approximately $650 yearly for furnishings valued at $25,000. Make sure you and your realtor obtain minutes from annual or quarterly meetings to review the condominium's current financial reserves and any upcoming remediation projects or other special assessments. 

Property Taxes

Owners pay property taxes for their unit every year. Common area taxes are covered in the HOA fee.

Rental Management Companies

This option is most popular for condo owners who do not live locally or prefer to have someone else oversee bookings, housekeeping, and general maintenance. Rental management fees can range from 15% to 30% of the condo's total gross rental income. Presumably, the larger the company, the higher the percentage. Each month's profits are sent to the owner by check or money wiring. Feel free to contact us for more information on rates or to receive our recommendations of local property management companies. 

Self-Managed Condo Rentals

For owners who want to manage themselves, there are a number of sites to advertise your vacation rental. VRBO.com is one of the most visited and charges a flat subscription fee of $499 per year for its services. AirBnB and FlipKey deduct 3% from the subtotal of each booking. 

  • VRBO/HomeAway
  • AirBnB
  • FlipKey

For questions or information on a specific building or unit, please reach out to your realtor or contact us at info@condoinvestment.com to work with Mike Cranston, known as the "Condo Specialist" for the Gulf Shores and Orange Beach area. Mike currently owns and manages several beach condos himself and is happy to provide firsthand and local knowledge, recommendations, and cash flow statements for his clients. 


  

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