Central Florida’s residential market is seeing a clear divide: homes without homeowners associations (HOAs) are selling faster and attracting far more interest than similar properties governed by HOAs. This trend, highlighted by recent sales activity, challenges long-standing development patterns and signals a marked change in buyer priorities.
Patricia de Graaff, broker associate at RE/MAX Heritage Professionals in Winter Haven, recently witnessed this shift firsthand. At an open house for a non-HOA property, she saw an overwhelming turnout. “I did an open house about three weeks ago on a property, and we priced it right. It was updated, needed updates, but no HOA with a pool. I had 30 people coming through that open house and ended up in multiple offers,” de Graaff reports.
She saw the same result at another recent listing. “I had another one just a week or two ago. Also went in multiple offers, but no HOA,” she says. The common thread was not location or price – it was the absence of HOA restrictions.
Buyers Want Autonomy, Not Rules
De Graaff says buyers are clear about what’s driving their decisions. “All the people who came through those open houses said the same thing. We’re done with all the HOA rules. We want something where we can just do what we want – bring our RV, bring our boat,” she explains.
This is not just about avoiding monthly fees. Buyers are actively rejecting the entire HOA governance model. They want to park recreational vehicles, make property modifications, and make decisions without oversight from committees or community rules. For many, the ability to use their property as they choose outweighs the amenities and services HOAs typically offer.
“I see a big trend of people moving away from HOAs,” de Graaff observes. Asked which homes generate the most interest in Winter Haven, she is direct: “The ones that don’t have HOAs. If we price it right, it’s gone.”
HOA Homes Face Slower Sales and Lower Prices
This strong preference for non-HOA properties has created hurdles for sellers within HOAs, even in well-maintained communities. De Graaff notes that while HOA properties can still sell, they generally take longer to move and often sell for less.
Competition from new construction intensifies the challenge. “New construction is a big competition for resale,” de Graaff explains. “If I have a newer resale home from the last five to six years, we really have to be mindful because we are competing with all the new construction out there.”
Most new construction in the area still includes HOAs, meaning resale properties in older HOAs are squeezed by both non-HOA resales and brand-new HOA homes with updated amenities. This dynamic forces sellers of HOA homes to compete primarily on price, rather than features or community benefits.
Builders Respond, But Development Patterns Persist
Builders are aware of the trend, but most new developments still include HOA structures due to land use economics and requirements for managing shared infrastructure. “There’s a lot of new construction. To me, the builders are overbuilding,” de Graaff says, noting the steady appearance of new developments throughout Winter Haven.
Some builders are experimenting with non-HOA projects to capture buyer demand, but the majority of new homes still feature HOAs to handle maintenance and community standards. This creates a disconnect between what buyers want and what most developers are offering.
As a result, agents representing resale properties in HOAs must adapt. “We really have to be mindful,” de Graaff says, emphasizing that the HOA structure now represents a disadvantage in both marketing and pricing.
Long-Term Implications for Florida Development
If the preference for non-HOA homes continues, it could reshape how Florida communities are planned and governed. For decades, HOAs have dominated residential development, supported by both developers and local governments for infrastructure management.
A sustained shift away from HOAs could prompt changes in local regulations or lead to new forms of community governance that address buyer concerns about autonomy and restrictions. Developers and municipalities may need to reconsider longstanding assumptions about what buyers want.
For now, the market is sending a clear message: non-HOA properties are moving quickly and attracting strong interest, while similar homes with HOA restrictions sit longer and often require price cuts. The driving force appears to be a desire for property rights and freedom, not just financial calculation.
Whether this trend is a short-term reaction to recent disputes over HOA governance or signals a lasting change in buyer values will help determine the future shape of residential development in Central Florida and beyond.
