By Leland Bishop | William Raveis
For Park Shore owners who feel stuck between a building project and a move
If your Park Shore building has a special assessment on the books—or a large project being discussed—you may be wondering whether you can sell now, whether you should wait, and who ends up paying.
You’re not alone. Florida’s condominium safety and reserve laws, insurance shifts, and the age of many coastal buildings mean assessments and capital projects are part of the conversation in plenty of Naples buildings. A pending assessment doesn’t automatically make a residence unsellable. It does change what buyers ask, how you price, and what your contract needs to say.
This is general seller education. Your Florida real estate attorney, title company, and association are the right sources for how a specific assessment should be handled.
Why assessments come up more often now
Since 2022, Florida law has required milestone structural inspections and structural integrity reserve studies (SIRS) for many condominium buildings; as revised in 2025, these apply to buildings three or more habitable stories tall. The 2025 legislation (HB 913) adjusted deadlines and added funding options—such as allowing certain associations to fund required reserves by special assessment, line of credit, or loan with approval of a majority of the association’s voting interests. (Bill summary reviewed November 5, 2026.)
The practical effect: some associations are funding repairs or reserves faster than in the past. That can show up as higher dues, a special assessment, or both. Every building’s situation is different.
Step 1: Find out exactly where the assessment stands
Before you talk price, get the facts in writing from management or the board:
| Question | Why buyers care |
|---|---|
| Is it approved/levied or proposed? | Approved items have amounts and due dates; proposed ones create uncertainty |
| What is your unit’s share, and how is it calculated? | Buyers need a number, not a range |
| What’s the payment schedule? Lump sum or installments? | Affects who pays what at closing |
| What work does it fund? | Repairs can be a long-term positive once complete |
| Is there financing (association loan) that adds to dues? | Raises ongoing cost for the next owner |
| What’s the timeline for construction? | Noise, scaffolding, amenity closures affect showings |
Board minutes and official notices are the best evidence. Avoid paraphrasing engineering reports—share the documents and let buyers’ advisors interpret them.
Step 2: Disclose clearly
Florida sellers generally must disclose known facts that materially affect a property’s value and are not readily observable to the buyer. Florida also requires residential sellers to complete a statutory flood disclosure (Fla. Stat. 689.302) at or before contract signing, covering known flood damage, flood insurance claims, and flood-repair assistance received. This is general information, not legal advice—confirm current requirements with your attorney. Condo buyers are also entitled to certain documents at the seller’s expense under Fla. Stat. 718.503 (including the milestone summary and SIRS, or a statement that none exists), with a possible 7-day cancel right if delivery is late. Condominium resale documents and estoppel certificates typically surface assessments anyway. Trying to “wait it out” rarely helps; buyers usually find assessments during due diligence.
Early, clear disclosure:
- Keeps your credibility intact
- Reduces renegotiation after inspection
- Lets buyers who are comfortable with the project self-select in
Your attorney can advise on the right disclosure language and timing.
Step 3: Decide how the assessment will be handled in the contract
Who pays is negotiable. Common approaches (your attorney can explain how the contract you use—in Naples, often the NABOR sales contract or the Florida Realtors/Florida Bar form with its condominium rider—addresses each):
Seller pays approved amounts at or before closing
Simplest message to buyers; can support a stronger price.
Seller credits the buyer
Buyer assumes installments; seller provides a credit at closing.
Buyer assumes
Often reflected in price. Can work when the project clearly improves the building.
Split
A split is another negotiated option, sometimes used when the amount isn’t final.
The right path depends on amount, timeline, your goals, and current competition. There’s no universal answer.
Step 4: Price with the assessment in mind
Buyers think in total cost of ownership. A unit priced like a no-assessment comp but carrying a large obligation will usually feel overpriced—even if finishes are better.
When pricing:
- Compare to closed sales in your building before and after the assessment was known (NABOR MLS, dated)
- Look at peer buildings that have already completed similar work
- Factor in who’s paying under your chosen structure
- Remember asking prices ≠ closed prices—a competing active listing that ignores its own assessment isn’t evidence of value
See How to Price a Park Shore Condo for Sale for the full method.
Step 5: Tell the “after” story—accurately
Many projects—concrete restoration, roofs, windows, elevators, waterproofing—leave a building in stronger shape when complete. You can say what the work covers and when it’s scheduled to finish, per association documents. You shouldn’t promise future dues, insurance savings, or value increases.
Good framing: “The association has approved [project] per the [date] minutes; documents are available on request.”
Risky framing: “Once the project’s done, dues will drop and values will jump.”
Step 6: Prepare for showings during construction
- Ask management about scaffold, noise, and amenity schedules
- Schedule showings around work hours when you can
- Have a one-page summary of the project (sourced from association notices) for buyers’ agents
- Make sure listing photos reflect current conditions
Should you sell now or wait until the project is done?
It depends on your timeline, finances, tolerance for construction, and the competition. Some owners prefer to sell before the work begins; others wait to market a completed building. A building-specific review of recent closed sales and current competition—along with advice from your attorney and tax advisor—can help you decide.
Related reading: Park Shore Condo Seller Checklist · Best Time to Sell a Park Shore Condo · Seller FAQ
Related Park Shore guides
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Call / text: 239-745-2811 · Email: lelandbishoprealestate@gmail.com
Leland Bishop | William Raveis
More seller resources: Seller hub · Seller FAQ · About Leland · All Park Shore guides · Park Shore Naples neighborhood guide
Important notes
This article is general information for Park Shore, Naples owners and buyers. It is not legal, tax, engineering, insurance, lending, or appraisal advice. Association rules, fees, insurance, assessments, statutes, and market conditions change. Verify current documents with your condominium or homeowners association, the Park Shore Association (for voluntary membership and beach-park matters), and appropriate licensed professionals before you list, buy, or rely on any figure.
Asking prices and automated estimates are not the same as closed sale prices. Past sales do not guarantee future results. Property and location attributes are discussed for education only; this content does not steer anyone based on race, color, religion, sex, disability, familial status, national origin, or any other protected class.
Leland Bishop | William Raveis
Park Shore / Naples, Florida
239-745-2811 · lelandbishoprealestate@gmail.com
sellingparkshore.com
Equal Housing Opportunity.
239-745-2811 · lelandbishoprealestate@gmail.com
An independent real estate resource from Leland Bishop, not a condominium association or the Park Shore Association. Information is general guidance, not legal, tax, engineering, insurance, or appraisal advice. Conditions and requirements vary; verify current documents with the association and appropriate professionals. Equal Housing Opportunity.
