The threshold fell from 150 units to 25 on 1 January 2026. 4 of 7 portal vendors publish a price a small association can read; the rest quote.
The requirement is quoted below from the 2026 Florida Statutes. The vendors are priced from their own pages on 19 October 2026. This page describes the law and the market; it does not say whether any product makes an association compliant, and it is not legal advice.
For a Florida condominium association with 25 or more units:
"An association managing a condominium with 25 or more units which does not contain timeshare units shall post digital copies of the documents specified in subparagraph 2. on its website or make such documents available through an application that can be downloaded on a mobile device."
The same paragraph says the website or app must be either one the association wholly owns and operates, or one run by a third-party provider from whom the association obtains the right to operate a page or portal dedicated to its activities. It must be reachable on the internet and contain a protected section that the general public cannot access, open only to unit owners and association employees. Source: Florida Statutes s. 718.111, 2026, Online Sunshine.
| Vendor | Price, as published | At 25 units | At 100 units |
|---|---|---|---|
| HOA Express | PublishedFree plan; Inform $15 and Engage $21 per month billed yearly, up to 25 households. Larger bands are rendered by script and were not readable. | $15 a month | not readable |
| ManageCasa | PublishedBase $45, Growth $80, Premium $130 a month billed yearly at 25 units; other unit counts set by an on-page slider | $45 a month | not readable |
| PayHOA | Published$49 a month billed yearly at 0 to 25 units ($54 monthly), $99 at 51 to 100, up to $249 at 401 to 500; website builder and hosting included; 30-day trial | $49 a month | $99 a month |
| TownSq | PublishedUp to 300 units: Pro $90 a month, Advanced $145; 301 to 900 units: $180 and $290; Enterprise by quote; 10% off annual plans. Pro includes a website with custom domain. | $90 a month | $90 a month |
| Condo Control | Quote or demoCustom quote for every band from 0 to 99 units up; tiers named Standard, Modern and Premium Living | quote | quote |
| FRONTSTEPS | Quote or demoNo pricing page: the /pricing/ address returned a not-found page on the read date; the site offers a demo request | quote | quote |
| Vantaca | Quote or demoNo pricing page; demo request | quote | quote |
4 of the 7 vendors publish a page on the Florida website requirement. We did not search the other three sites for one, so their absence here is not a finding about them.
HOA Express publishes a free plan, and its paid Inform tier is $15 a month billed yearly for up to 25 households.
Read 19 October 2026 from hoa-express.com/pricingManageCasa publishes its plans at the 25-unit setting from $45 a month billed yearly, and its Florida law guide cites s. 718.111(12)(g).
Read 19 October 2026 from managecasa.com/pricingPayHOA includes a website builder and hosting on every plan, from $49 a month billed yearly for up to 25 units.
Read 19 October 2026 from payhoa.com/pricingTownSq prices by community size, with Pro at $90 a month for communities of up to 300 units including a website on a custom domain.
Read 19 October 2026 from townsq.io/pricingCondo Control quotes every community individually by unit band, and its blog explains that Florida condos with 25 to 149 units had until 1 January 2026 to comply.
Read 19 October 2026 from condocontrol.com/pricingFRONTSTEPS does not publish a price; on the read date its pricing address returned a not-found page and the site offered a demo request.
Read 19 October 2026 from frontsteps.comVantaca sells community association management software by demo and publishes no price.
Read 19 October 2026 from vantaca.comSubparagraph 2 of s. 718.111(12)(g) lists what must be posted, lettered a to r. Summarised below in plain words; the statute's own text governs.
[ ] a. Recorded declaration of condominium and every amendment [ ] b. Recorded bylaws and every amendment [ ] c. Articles of incorporation, as filed with the Department of State, and amendments [ ] d. The rules of the association [ ] e. Approved minutes of all board meetings over the preceding 12 months [ ] f. Video recordings, or links to them, of meetings held by video conference over the preceding 12 months [ ] g. List of executory contracts, and bids received in the past year (summaries of bids over $500 kept for 1 year) [ ] h. Annual budget and any proposed budget for the annual meeting [ ] i. The financial report and any monthly income or expense statement to be considered at a meeting [ ] j. Each director's certification [ ] k. Contracts or transactions with a director, officer or entity in which a director is financially interested [ ] l. Conflict-of-interest contracts and documents under ss. 468.4335, 468.436(2)(b)6. and 718.3027(3) [ ] m. Notice and agenda of unit owner meetings, at least 14 days before, on the front page or a linked Notices page; documents to be voted on at least 7 days before [ ] n. Notice, agenda and documents for board meetings, by the board-meeting notice deadline [ ] o. Inspection reports under ss. 553.899 and 718.301(4)(p), and other structural or life safety inspection reports [ ] p. The most recent structural integrity reserve study, if applicable [ ] q. Building permits for ongoing or planned construction [ ] r. All affidavits required by Chapter 718
The lowest published prices at 25 units: HOA Express $15, ManageCasa $45, PayHOA $49 a month, read 19 October 2026.
Its published band is $99 a month billed yearly at 51 to 100 units, with website hosting, invoicing and accounting on one plan.
Platforms sold to management companies, such as Condo Control's management-company plan, FRONTSTEPS and Vantaca, are priced by quote, so the firm may already pay for one.
The statute lists the records; the checklist is a way to see which are missing before the next meeting notice is due.
No product makes an association compliant on its own. The statute puts the duties on the association: to post the records, to keep protected information off the site or redacted before posting, and to give a unit owner a username and password on written request. The statute also says a failure to post is not by itself enough to invalidate a board action. A portal gives the board a place to meet those duties and a record of when each document went up.
Homeowners associations fall under Chapter 720. Section 720.303(4)(b) required an association with 100 or more parcels to post its listed documents on a website or app by 1 January 2025 (Florida Statutes s. 720.303). Condominium and HOA rules differ in threshold and in the list of records, so a vendor page that covers "Florida HOA and condo" rules is covering two laws. The Florida Division of Florida Condominiums, Timeshares and Mobile Homes regulates condominium associations.
Three tools self-managed boards shortlist, priced at 25, 100 and 300 homes.
3 tools ComparisonHOA management software pricing, read from each vendorWhere prices exist, the band edges do not line up.
$45 to $275 RegisterEvery licensed management firm in FloridaThe firms that run Florida associations, from the state extract.
2,057 firms FindingFlorida CAM licence renewals, 2026The licensed managers behind the associations, by renewal cohort.
renewalsPrices were read from each vendor's own pricing page on 19 October 2026 and are quoted as published, including where a page contradicts itself. We did not buy, trial or operate any of these products for this page. The statute is quoted from the 2026 Florida Statutes on Online Sunshine and its history from the 2024 edition's note; this page describes the requirement and does not say whether any product makes an association compliant. Prices at 25 and 100 units are the lowest paid tier the vendor publishes for that size; "not readable" means the price for that size is set by a script or slider and was not in the page we could read.
Dwellory. "Florida condos with 25 or more units must post records online: what the portal software costs." Computed from the 2026 Florida Statutes (s. 718.111) and each vendor's own pricing page, read on the date stated, retrieved 2026-10-19. https://dwellory.org/compare/florida-condo-website-software/
Quote the read date with any price. Vendors change their pricing pages without notice, and these figures are as published on that date.
The same method, applied to registers in other professions. FreightProbe, the ELD and carrier-compliance register, read the same way. GrantProbe, public grant programmes, enumerated from the awarding bodies.