10 Things to Know Before Buying a Condo in Fort Lauderdale

Buying a condo in Fort Lauderdale can offer the perfect blend of coastal living, urban convenience, and investment potential. But before you sign on the dotted line, it’s important to go in with your eyes wide open.

The condo market here has unique characteristics, such as storms, HOA rules, views, and resale challenges. Before placing an offer, let’s dive into what you need to know.

10 Things Before Buying a Condo in Fort Lauderdale

1. Understand the HOA (Homeowners Association) Rules & Fees

One of the biggest surprises for condo buyers is the weight of the HOA. In Fort Lauderdale, condo HOAs can dictate everything from paint colors to whether you can rent your unit. Review the HOA documents thoroughly:

Monthly fees often include standard area upkeep, security, elevator maintenance, landscaping, and sometimes even utilities.
Reserve fund & special assessments check how well the HOA is funded and whether extensive capital repairs are planned.
Rental policy: Some high-end condos only allow leasing a unit after a minimum ownership period, or limit how often rentals are permitted.
Rules & restrictions: pet policies, balcony usage, noise rules, interior modifications, etc.
Insurance and liability: Know what the condo’s master policy covers and where your personal insurance must cover the difference.

Getting stuck with surprise assessments or restrictive rules can spoil what should be a dream investment.

2. Location & Views Matter More Than You Think

In Fort Lauderdale, location isn’t just about the neighborhood; it’s about orientation, views, flood zones, proximity to amenities, and access to transport.

Choose a unit that maximizes south or east-facing views, ideally overlooking water. These vistas command premium resale value. Be wary of buildings too close to waterways if there’s a risk of flooding; check base flood elevations and whether your unit is in a hurricane evacuation zone.

Also evaluate walkability: how far are you from shops, restaurants, beach access, and public transit? A prime location helps with daily quality of life and resale appeal.

3. Building Age, Maintenance & Structural Integrity

Older condos often have charm, but can come with hidden burdens. Before buying:

Ask for recent inspection reports, capital improvement records, and structural repairs (roof, façade, waterproofing).
Check whether the building is undergoing (or will soon need) major repairs, which could incur special assessments.
Look at how well the developer or past boards have maintained mechanical systems (HVAC, elevators, plumbing).
In Florida, pay close attention to corrosion, salt damage, waterproof membranes, and pool/deck integrity.

Newer buildings have modern systems and warranties, but premium locations often have legacy buildings. Choose wisely.

4. View the Floor Plan Carefully & Consider Layout

Squares alone don’t tell the whole story. A 1,500 sq ft unit could feel cramped if poorly laid out. When touring:

Consider flow and circulation. How do you enter? How do you move between spaces?
Check line-of-sight and furniture placement. Will your sofa block a view? Will your dining table feel squeezed?
I prefer open living/dining/kitchen layouts that allow light flow.
Watch out for wasted space hallways, odd corners that inflate square footage but reduce efficiency.
Decide whether you want a split bedroom layout, private balconies, or flex rooms (which can become home offices or guest rooms).

5. Amenities: Worth Paying For or Not?

Amenities are often the wow factor in luxury condos, pool terraces, gyms, concierge, spa, beach access, valet, and intelligent systems. But:

Consider which amenities you will actually use and that are maintained well.
High-end facilities have high maintenance costs. Do the amenities justify the HOA fees?
Ask whether the building allows third-party services (gym memberships, cleaning, external vendors) or requires you to use in-house ones.
Evaluate amenity access: Are some for members only? Is a reservation needed? Do you have to pay extra for certain perks?

A well-run amenity suite can significantly enhance your lifestyle; a poorly run one is costly overhead.

6. Insurance, Storm Risk & Flood Exposur

Living on the coast in South Florida means you must account for storms and floods.

Ensure your condo complies with local flood zone regulations and check the FEMA flood map for your address.
The HOA’s master insurance policy should cover structure and common areas, but you’ll need condo/HO-6 insurance for your interiors, liability, and personal property.
Ask about wind and hurricane insurance: how is it apportioned between the HOA and unit owners?
Confirm what mitigation measures are in place: storm shutters, impact glass, elevated mechanicals, flood barriers.

Ignoring this can lead to ruinous costs after a major storm.

7. Resale & Appreciation Potential

You’re not just buying a home, you’re investing. To protect that:

Research past resale activity in the building and neighborhood. How often do units sell, and at what appreciation rate?
Favor units with unobstructed views, higher floors, and corner units tend to hold value better.
Avoid units with restricted views (following to future developments) or odd orientations that limit curb appeal.
Consider planned infrastructure improvements, neighborhood development, transit expansion, or rezoning, all of which could boost value.

8. Financing, Tax, & Ownership Considerations

Financing a waterfront or luxury condo comes with nuances:

Some lenders are picky about high-rise or condo financing; ensure your unit qualifies for conventional mortgages.
Look at ownership types: fee simple, condominium titles, and common interest ownership. Read your title documents closely.
Understand tax implications (homestead exemption, property taxes) and how your unit’s structure may affect eligibility.
When buying from a developer, be aware of deposit schedules, escalation clauses, and occupancy vs. delivery dates.

A qualified real estate attorney or agent can help you understand these terms before committing.

9. Noise, Ventilation & Sound Transmission

In dense high-rise living, sound travels. You may love the view, but a poorly built unit can bring unwanted noise:

Check the wall, floor, and ceiling insulation, as the floors above may impact you.
Test noise levels at different times (rush hour, nighttime) to detect mechanical noise, traffic hum, pool noise, or HVAC systems.
Ensure adequate ventilation, especially in bathrooms and kitchens, to avoid humidity buildup and odors.
Look for double-pane windows, insulated sliding doors, and quality seals to prevent air and sound infiltration.

10. Work with Expert Local Representation & Vision

Even if you love the building, you need an expert guide to navigate the legal, structural, financial, and lifestyle aspects.

A local real estate team will know:

Current comps and actual value
Zoning, flood overlays, and building history
Developer track record, HOA board behavior
Negotiation strategies, contingencies, and inspections

That’s where DOTOLI Group shines in Fort Lauderdale. Their team has deep experience with beachfront luxury, can vet condos thoroughly, and advocate for you every step of the way.

Final Thoughts

Buying a condo in Fort Lauderdale is a thrilling prospect, with palm-lined walks, ocean views, and urban amenities, but success lies in rigorous due diligence and wise choices. Know your HOA, study the building quality, position yourself for views and resale, manage risks, and get strong representation.