Five-year reserve planning My HOA Budget

Fort Lauderdale, Florida condo association

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Las Olas River House

Las Olas River House is a condo association in Fort Lauderdale, Florida. This profile tracks monthly dues $1,500–$3,530/mo, 285 units, built in 2004, reserve study status not yet verified, along with amenities, reserv...

condo Public records Reserve health: No study on record Browse Fort Lauderdale communities Florida reserve laws

Profile 56% complete — board members can fill in the rest

HOA dues, reserve study, and community facts

Units 285
Year built 2004
Monthly dues $1,500–$3,530/mo
Reserve health Check my risk
Active listings 12
Median sale price $1.34M

Amenities

PoolGymSaunaSpaClubhouseElevatorParking garageConciergeStorageRooftop

Board and management

No board listed — who's managing your dues?

Board member? Claim this page

Reserve study and funding

Las Olas River House has no reserve study on record. Without one, there's no way to know if dues cover what's coming.

Check what's missing

5-year outlook

Will you get hit with a special assessment?

Special assessments can run into thousands per unit when major work outruns reserves. We model that risk for Las Olas River House based on reserve health, building age, and Florida requirements — so you see it coming before the board votes.

Special assessment risk Planned dues increases Reserve shortfall forecast
I am a...

Values used: scaled defaults where community data is unknown — starting reserve (scaled from unit count at $15k/unit); annual opex (scaled from revenue at 84%).

Try it on a typical condo

A mid-size urban condo, five years out

Starting reserve $1.5M · $500K/yr dues revenue · $420K/yr operating expenses · $1.5M of reserve-study capital work over five years. Switch on the levers your board actually controls and watch where the reserve lands.

5-year ending reserve$8.27MPlan is healthy
$0HEALTHY TARGET · $1.0M202620272028202920302031$8.3M
Annual dues increase+5% compounding · $5.13M/yr → $6.55M/yr by 2031
5%
Operating expense growth+4% YoY · insurance, vendors, utilities · $4.31M/yr → $5.24M/yr by 2031
4%
Board member next stepTurn this scenario into a board-ready next step.

Send the reserve-planning context and keep the follow-up focused on board decisions.

Plan our next five years

About Las Olas River House

Las Olas River House is a 285-unit, 42-story luxury condo tower in Fort Lauderdale, completed in 2004 by Tarragon Corporation. The building overlooks the New River and sits steps from Las Olas Boulevard’s shops and restaurants.

What we know

  • Units: 285
  • Year built: 2004
  • Monthly dues: $1,500–$3,530/mo (covers water, sewer, trash, internet, HBO/Showtime)
  • Amenities: 60,000 sq ft amenity deck on the 6th floor — heated infinity pool, 10,000 sq ft fitness center overlooking the New River, piano lounge, library, putting green, conference rooms, bike storage
  • Active listings: ~12 units for sale
  • Median sale price: ~$1.34M (avg price/sqft ~$708)

Reserve health

Reserve health hasn’t been verified for Las Olas River House yet. Before you approve a budget, pay a special assessment, or close on a unit here, Florida law defines exactly what reserve records a condo must keep and what owners can request — see Florida condo reserve funding rules.

What’s still missing

  • Management company name
  • Board roster
  • Reserve study date and reserve balance
  • Special assessment history
  • Community photos

For board members

If you serve on this board, you can claim this page to add reserve data, board roster, and community photos.

More Fort Lauderdale communities

View Fort Lauderdale directory
Public records Point of Americas
580 units $1,100–$3,700/mo condo

Florida laws that apply here

Condo reserve funding

Florida condominium reserve funding rules, in plain language

How Florida's Chapter 718 condominium statute actually handles reserves — through a default budget framework, a member-vote waiver mechanism for some reserves, and the post-Surfside Structural Integrity Reserve Study regime that makes certain reserves non-waivable — and what all of that means for a board, owner, or buyer.

Fla. Stat. § 718.112(2)(f) and (g) — condominium annual budgets, reserve accounts, waiver limits, and Structural Integrity Reserve Study requirements, with milestone-inspection cross-reference to Fla. Stat. § 553.899 Reserve funding

Florida HOA reserve funding rules, in plain language

How Florida Statutes Chapter 720 actually handles HOA reserves, why they are elective rather than mandatory, and what that means for a board, owner, or buyer making a real decision.

Florida Statutes § 720.303(6) — Budgets; reserves

Is this your community?

Board members and property managers can claim this page to add photos, amenities, board roster, and reserve details. Make Las Olas River House look as good online as it does in person.

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Next step

Need documents from Las Olas River House?

We can help you request reserve studies, budgets, and meeting minutes. Pick the option that fits.

I own here — request documents I'm buying — request documents