How our 18 properties' assessments stack up against comparable Tallahassee condos and HOAs. Per-unit, per-square-foot, and per-amenity-tier. Defensible context for boards setting next year's budget — "we're 11% below market" is a much easier conversation than "trust us."
Reading: Plaza Tower assessment is on the lower end vs. modern Midtown high-rises but reserve funding is best-in-class at 98%. Magnolia & St. Augustine assess less but are 70%-funded — they'll need a special assessment within 5 yrs.
Plaza Tower is among the lowest-assessment, highest-reserve-funded properties in Tallahassee. Treasurer M. Hou's 5-yr funding push is the reason.
98% fundedvs market avg 78%
Florida hardening pushes carriers up. Travelers proposing +10.5% for next renewal — every comp is feeling this.
+10.5%market avg +12.4%
PT runs 24/7 staffed front desk. Only Twelve Oaks Tower matches. Adams + Plaza on Palmer are 6 AM – midnight with security only overnight.
24/72 of 6 comp peers
Magnolia Heights and St. Augustine are low-assessment because they are under-funding reserves. Special assessments coming → owner-flight risk.
SA likely2 properties at risk
Plaza Tower's $1.84 PSF/mo beats every newer comp by $0.20–$0.58. Older building, but reflects efficient ops + tight bidding.
$1.84market avg $2.08
PT's last special assessment was 2018 for roof phase 1. Reserve discipline has averted 2 cycles since. Comps average 1 SA every 4 years.
8 yrssince last PT SA
Sunbiz registered agent + Leon County Property Appraiser parcel data. Estoppel certs from active closings (with closing-attorney consent) feed real assessment numbers, not advertised numbers.
Residential MLS includes monthly assessment and any open special assessments. We refresh monthly. Adjusts for assessment changes mid-year.
Reserve % from §718.111(13) annual financial reports filed with DBPR · publicly accessible. SIRS adequacy from §718.301(4)(p) study summaries when available.
Adjusts for amenity tier, age, building height, concierge hours, master insurance scope. A garden-style without pool isn't compared to one with.
Quarterly refresh. Boards see trailing 4 quarters in a chart, with current cycle highlighted. Budget Builder pulls market context into the variance memo automatically.
Only aggregate, public, or owner-permissioned data. No CMG-internal numbers shared into the comp dataset across associations. Boards see their own + market — never the other 17 associations' detail.
Budget Builder variance memo, board-mobile portal "Finance" tab, annual letter to owners explaining the next year's assessment, prospect-board recruitment conversations ("we're below market and best-funded — that's why I serve").
§718.111(13) annual financial report · §718.116(8) estoppel · DBPR public records · Leon County Property Appraiser API · Tallahassee MLS data feed.
