Florida condo sales jumped 14% year-over-year in June 2026, even as prices barely moved. For DSCR investors, that combination — more transaction volume, slower price growth, and a new statewide reserve-funding law taking hold — adds up to real opportunity and real diligence work in the same building.
The June 2026 Condo Numbers
Per the Florida Realtors June 2026 market report, statewide condo and townhouse closed sales reached 8,900 units, up 14% year-over-year, while the median price grew just 1.7% to $305,000. Months' supply sat at 8.1 — nearly double the single-family market's 4.5 months. More units are changing hands at a much slower pace of appreciation than single-family homes, which is exactly the kind of gap DSCR investors watch for.
What Changed Under HB 913
Per the Florida Governor's office and the Florida House final bill analysis, the 2025 condo reform law:
- Raised the mandatory-reserve threshold for deferred maintenance items from $10,000 to $25,000, adjusted annually for inflation.
- Generally requires associations to fully fund reserves recommended by their Structural Integrity Reserve Study (SIRS), with narrow exceptions.
- Allows associations to fund reserves via special assessment, loan, or line of credit (with owner approval), not only through dues increases.
- Extended SIRS completion deadlines for owner-controlled associations existing before July 1, 2022.
Why This Matters for Your DSCR Cash Flow Math
A DSCR loan qualifies you on the property's rental income relative to its debt obligation, not your personal income — but HOA dues are part of that debt-obligation math. An association moving to fully fund its SIRS-recommended reserves may raise dues or levy a special assessment, which directly affects your property's debt-service coverage ratio. Before you run your DSCR numbers on a specific condo, get the association's current budget and reserve study, not just the current dues figure — dues that look attractive today can move once a building starts closing its reserve gap under the new law.
Running numbers on a Florida investment condo?
Send Joe the building name and current HOA financials, and we'll factor reserve status into your DSCR analysis before you commit. No tax returns required to qualify.
Check Your DSCR Options Call Joe: (941) 260-3051Short-Term Rental Investors: Watch Condo Approval and Restrictions Together
If your strategy is short-term rentals, a condo's reserve-funding transition is only half the picture — you also need to confirm the association actually permits STR use and that the project structure fits your lender's guidelines. A building raising dues to meet new reserve requirements while also tightening STR rules can change your return calculation twice over. Our guide on DSCR loans for Airbnb and short-term rentals in Florida covers how lenders evaluate projected rental income for these properties.
Where the Opportunity Sits
| Market signal (June 2026) | What it means for investors |
|---|---|
| Condo sales +14% YoY | Strong buyer activity — inventory is moving, not stalling. |
| Condo price +1.7% YoY (vs. +4.9% single-family) | Condos are priced more conservatively relative to demand right now. |
| 8.1 months' supply | More negotiating leverage than the tighter single-family market. |
| HB 913 reserve requirements phasing in | Verify each building's reserve funding before locking in your cash-flow model. |
Not Every Building Carries the Same Risk
Associations that were already funding reserves adequately, or completed their SIRS early, generally see little practical change from HB 913. The law mainly reshapes buildings that had been deferring or waiving contributions — which is precisely why a building-by-building review, not a market-wide assumption, should drive your underwriting on any specific condo deal.
Frequently Asked Questions
How did Florida's condo market perform in June 2026?
Closed sales rose 14% year-over-year to 8,900 units, while the median price grew just 1.7% to $305,000, with 8.1 months of supply.
What is Florida's HB 913 and why does it matter to investors?
HB 913 raised the mandatory reserve threshold from $10,000 to $25,000 and generally requires associations to fully fund SIRS-recommended reserves — affecting HOA dues stability and DSCR project review.
Does a condo's reserve status affect DSCR loan approval?
Yes. DSCR lenders evaluate HOA dues, reserve funding, and pending special assessments as part of the property's cash-flow and risk profile.
Is now a good time to buy a Florida investment condo?
Slower price growth and higher supply can favor investors on price and negotiating room, but require more diligence on reserve funding and assessment history.
Considering a Florida investment condo? Take the quick eligibility check on our homepage or call Joe Pistone & Team — we'll help you factor the reserve picture into your numbers, and for today's pricing, just ask Joe.
Sources: Florida Realtors, June 2026 Housing Market Report; Office of Florida Governor Ron DeSantis, HB 913 press release; Florida House of Representatives, Final Bill Analysis, HB 913.