If you’re on an HOA or condo board in Florida, one of the first questions you’ll face when evaluating a management company is: how much should we be paying? The answer depends on your community’s size, complexity, and what services you actually need — but here’s a clear breakdown of what’s typical across the Florida Panhandle and 30A market.

Typical CAM Pricing in Florida

Most Florida community association management companies charge on a per-unit, per-month basis. Rates vary based on community size:

• Small communities (up to 50 units): $18–$25/unit/month, often with a monthly minimum
• Mid-size communities (51–200 units): $14–$20/unit/month
• Large communities (200+ units): $10–$16/unit/month

At Gulf CAM, our Essential plan starts at $20/unit/month (minimum $850/month) for communities up to 50 units, with volume pricing available for larger associations.

What’s Included vs. À La Carte

Full-service management typically covers: board meeting coordination, vendor management, maintenance oversight, owner communications, dues collection, and compliance monitoring. Watch for companies that advertise low base rates but charge separately for every board meeting, estoppel letter, or after-hours call.

Common à la carte fees to ask about:

• Additional board meetings beyond the monthly minimum
• Estoppel / resale certificates ($150–$350 is typical)
• After-hours emergency dispatch ($75–$150/call)
• New community onboarding
• Reserve study coordination

Why the Cheapest Option Isn’t Always the Best

A lower monthly rate can mean slower response times, high staff turnover, or a manager juggling 40+ communities at once. Florida law (Chapter 718 for condos, Chapter 720 for HOAs) places real legal obligations on boards — having a licensed CAM who is responsive and knowledgeable protects your association from liability.

Gulf CAM is a boutique firm intentionally. We keep our portfolio small so every community gets direct access to a licensed CAM — not a call center.

Get a Custom Quote for Your Community

Every community is different. Contact us for a no-obligation proposal tailored to your association’s size and needs. We serve HOAs and condo associations throughout Walton County, Okaloosa County, and Bay County.