Buying a Condo in Naples and SW Florida: 2026 Buyer's Guide

Florida condo rules changed a lot after the 2021 Surfside collapse, and again in 2025. If you are buying a beachfront high-rise, a bayfront condo or a golf community coach home, these rules affect the monthly dues, possible assessments and resale value. Here is what I check for every condo buyer.

The Southwest Florida condo market today

As of November 2026, about 5,900 condos were listed for sale in Collier and Lee counties, averaging about $750,000. More than half, roughly 3,300, were in buildings built in 1996 or earlier, which is why inspections and reserves matter so much right now.

1. Milestone inspections

A milestone inspection is a structural safety inspection for condo buildings three or more habitable stories tall, once they reach 30 years of age, or 25 years if within three miles of the coast and the local building department requires it. If the inspector finds substantial deterioration, a Phase 2 inspection follows, and the association must begin repairs within 365 days. Ask for the milestone inspection report and any Phase 2 findings.

2. Structural Integrity Reserve Study (SIRS)

A SIRS is a financial study that sets the minimum the association must save for major structural items such as the roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors. Associations can no longer waive reserves for these items. If a building was underfunded, owners may see higher dues or a special assessment. Ask for the SIRS and compare required reserves to what the association actually has saved.

3. Your document review period

Under the 2025 changes (HB 913), buyers must receive the milestone inspection summary and the SIRS, and the review period to cancel after receiving required condo documents was extended to seven days. Read them carefully, or have me walk you through them line by line.

4. Special assessments

• Are any assessments approved, pending or being discussed in board minutes?
• Who pays: the seller or the buyer? This is negotiable in your contract.
• Is there a loan the association is repaying through dues?

5. Insurance and hurricane readiness

• The association master policy: coverage, deductible and renewal date
• Your HO-6 unit owner policy and flood insurance quote
• Impact windows and doors, roof age, generator and elevators
• Damage and repairs from recent storms

6. Rules that affect how you use the condo

• Rental minimums (many Naples buildings require 30 days, 90 days or more)
• Pet limits, vehicle and boat slip rules
• Approval process and timing for new buyers
• Whether the building is warrantable for your lender

Condo buyer checklist

• Milestone inspection report and any Phase 2 findings
• SIRS and the current budget and reserve balances
• Last 12 months of board meeting minutes
• Declaration, bylaws, rules and the frequently asked questions sheet
• Master insurance policy and estimated HO-6 and flood premiums
• Estoppel letter showing dues and any assessments owed

Search condos by area

Naples beachfront luxury high-rises | Olde Naples condos | Bonita Beach waterfront condos | Fort Myers Beach waterfront condos | Marco Island condo guide | New construction condos (no older-building concerns)

Frequently asked questions

Does the milestone inspection apply to every condo? No. It applies to buildings three or more habitable stories tall. Smaller buildings have different rules, so always ask.

Are newer condos safer to buy? Newer buildings usually have years before a milestone inspection and lower near-term repair needs, but you should still review the reserves, budget and insurance.

Can I negotiate an assessment? Often, yes. Who pays a known assessment is a common negotiation point.

Get help from a condo-savvy agent

I review every condo's inspection, reserve and insurance documents with my buyers before they commit. See how representation works in my Florida buyer broker agreement guide, then call or text Glen Bigness at 239-272-4663 or email glenbigness@gmail.com.

More buyer guides: All Naples and SW Florida buyer guides

General information, not legal advice. Laws change; confirm details with a Florida real estate attorney and the association.