Lauderdale West is a mixed (single-family, villas, attached homes) 55+ community in Plantation, built 1970s. With 1,000 homes and two heated pools, it sits in the middle tier of Broward County 55+ communities — more affordable than the mega-communities but with enough amenities to support an active retirement lifestyle.
This guide breaks down the true annual cost of ownership — not just the purchase price, but the HOA fees, property taxes, insurance, and maintenance that determine your monthly cash outflow.
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Talk to a Specialist →Annual Cost at $165K Purchase Price
| Cost Category | Annual Cost | Monthly |
|---|---|---|
| Property Tax (after homestead) | $2,300 | $192 |
| HOA Fee | $5,400 | $450 |
| Insurance (HO-6 + share of master) | $1,800-$3,200 | $150-$267 |
| Maintenance Reserve | $1,000-$2,000 | $83-$167 |
| Total Annual Carry | $10,500-$12,900 | $875-$1,075 |
Annual Cost at $318K Purchase Price
| Cost Category | Annual Cost | Monthly |
|---|---|---|
| Property Tax (after homestead) | $5,300 | $442 |
| HOA Fee | $5,820 | $485 |
| Insurance | $2,200-$3,800 | $183-$317 |
| Maintenance Reserve | $1,500-$2,500 | $125-$208 |
| Total Annual Carry | $14,820-$17,420 | $1,235-$1,452 |
What the HOA Covers
Lauderdale West's $450-$520/month HOA is remarkably comprehensive for a community with 1,000 homes. It covers fiber optic HD TV and internet, lawn service, exterior painting, roof replacement and repairs, pest control, and full access to two clubhouses, two heated pools with hot tubs, a freestanding fitness center, tennis courts, shuffleboard, billiards, ping pong, woodworking shop, community library, live entertainment and shows, and a courtesy bus service that picks up at your door. Financial requirements are strict: 20% minimum down payment and 720+ credit score. No leasing during the first year. Located in Plantation — one of Broward's most established suburban cities — Lauderdale West offers a quiet, lake-dotted setting with canal views from many homes.
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The 5-Year Cost Projection
In Broward County's current environment, expect HOA fees to increase 5-10% annually as insurance premiums stabilize (the 17% statewide cut in 2026 helps, but does not eliminate increases entirely) and SB 4-D reserve funding requirements take effect. Property taxes increase modestly under Save Our Homes (capped at 3% annually for homesteaded properties).
| Year | Estimated HOA/Mo | Estimated Annual Carry (at $318K) |
|---|---|---|
| 2026 (current) | $485 | $16,120 |
| 2027 | $519 | $16,837 |
| 2028 | $558 | $17,614 |
| 2029 | $597 | $18,391 |
| 2030 | $635 | $19,156 |
How Lauderdale West Compares
At a $318K purchase price with a $485/month HOA, Lauderdale West falls in the middle range of Broward County 55+ communities. The annual carry of approximately $16K-$17K compares to Century Village Pembroke Pines (lower purchase price but higher HOA), Wynmoor ($400-$500/month HOA but more amenities), and Mainlands (much lower HOA but you handle your own maintenance).
The right choice depends on whether you prioritize lowest monthly cost (Mainlands), best amenity-to-cost ratio (Wynmoor), or the specific location and community character that Lauderdale West offers.
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