Which Doral Communities Have No HOA? (Plus the Lowest HOA Fees in 2026)

By Elizabeth Costa | Top Real Estate Agent in Doral & Miami | The Keyes Company
15+ years of experience · 300+ closed transactions · Bilingual: English & Spanish
Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International

Last updated: October 20, 2026

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Doral Communities With No HOA or the Lowest HOA Fees

1. Vanderbilt Park: no HOA fee on any of the 8 listings. The only Doral community in this sample without an association fee, in ZIP 33172, with the largest lots in Doral.
2. Balmoral Estates: median $226 a month. The lowest HOA among communities with a fee, in a gated community from 2005 to 2010 built around a lake.
3. Doral Dunes: median $246 a month. Early-1990s homes on some of the larger lots in Doral.
4. Biarritz: median $250 a month. Homes from the early 2000s, some with lake views.
5. Islands at Doral: median $250 a month. Fees ranged from $132 to $400 across its sections.

Ranking criterion: share of listings with an HOA fee, then median monthly HOA fee reported on the MLS listing, among communities with at least 3 single-family homes. Closings June 26 to October 1, 2026, plus active and pending listings at export (September 24 and October 9, 2026). Source: Miami-Dade MLS.

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"Does it have an HOA?" is one of the first questions buyers ask me in Doral. Some want to avoid monthly fees and association rules, so they can park a work truck, paint the house, or build without architectural review. Others want an HOA for the gate, the lakes, and the common areas it maintains.

I am Elizabeth Costa, a Realtor with The Keyes Company. Using the same Miami-Dade MLS sample as my Doral lot size ranking, I compared the HOA fee shown on every single-family listing, community by community. For all Doral listings, see my Doral homes for sale page.

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All 21 Communities Ranked by HOA Fee

Every community below had an HOA fee on its listings. Vanderbilt Park, with no fee on any listing, is not included. Fees are the monthly amounts reported on the MLS listing.

Note: samples are small in several communities, and fees change each year with the association budget. Some communities have several sub-associations, so a single home's fee can differ from the median.

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What No HOA Means, and What It Does Not

A home without a homeowners association has no monthly association fee and no association approval for most exterior changes. That does not mean there are no rules:

• City rules still apply. Permits, setbacks, fences, parking, and property maintenance follow the City of Doral code.
• Recorded restrictions can exist. Older plats may have deed restrictions even without an active association. Your title search will show them.
• You maintain everything. No association means no shared gate, lake, or landscaping budget, so the full cost of upkeep is yours.

In Vanderbilt Park, that freedom comes with some of the largest lots in Doral: 5 of its 8 homes in the sample sat on 10,000 sq ft or more. See the Vanderbilt Park homes for sale page.

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Why Fees Differ So Much

The highest medians were in newer communities with more shared amenities: Grand Floridian Estates ($963), Doral Commons ($766), Doral Palms ($662), and Vintage Estates ($630). Several communities, such as Balmoral Estates, Doral Dunes, Costa Verde, and Doral Landings, were under $300 a month. What the fee covers matters more than the number, so ask each association what is included. Common items are:

• Gate and security staff
• Clubhouse, pool, and fitness center
• Lake and common-area maintenance
• Common-area landscaping and reserves for future repairs

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HOA vs CDD: The Fee You Will Not See on the Listing

Many newer Doral communities also have a community development district (CDD) assessment, which is billed on the property tax bill, not as an HOA fee. A home with a low HOA can still carry a CDD. The City of Doral explains how community development districts work, and my guide to Doral HOA vs CDD fees shows how to compare both.

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How to Confirm Before You Offer

1. Ask for the HOA disclosure summary. Florida law requires one for homes in a mandatory association (Fla. Stat. 720.401).
2. Review the association budget, what the fee covers, any special assessments, and the rules on leasing, parking, and exterior changes.
3. For a home listed with no HOA, confirm with the title search that no mandatory association or recorded restriction applies.
4. Check the tax bill for any CDD assessment, and look up the folio with the Miami-Dade Property Appraiser.
5. Add the HOA and any CDD to your monthly budget, along with your buyer closing costs and insurance.

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For Sellers

A low or no HOA fee is a selling point for many buyers in Doral. Put the exact fee, what it covers, and any CDD in your listing so buyers can compare. Request a free home valuation with comparables from your own community.

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Methodology

• Source: Miami-Dade MLS exports of single-family homes in MLS Area 30, ZIPs 33178, 33172, 33166, 33122, and 33126: closings from June 26 to October 1, 2026, plus active and pending listings at export (September 24 and October 9, 2026). Same sample as the Doral lot size ranking.
• Doral only: subdivisions outside the City of Doral that share these ZIP codes were excluded.
• HOA fee: the association fee reported on the MLS listing, converted to a monthly amount. A blank fee was counted as no fee. Listing data can be incomplete, so confirm every home individually.
• Ranking: communities with at least 3 single-family homes, ranked by median monthly fee.

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Related Research

• Vanderbilt Park Homes for Sale
• Doral HOA vs CDD Fees Explained
• Which Doral Communities Have the Largest Lots?
• Grand Bay vs Isles at Grand Bay
• Doral Townhouse vs Single-Family Home

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Frequently Asked Questions

Which Doral communities have no HOA?

Vanderbilt Park, in ZIP 33172. In Miami-Dade MLS data from June to October 2026, none of its 8 single-family listings showed an HOA fee, while every other Doral community in the sample did.

Which Doral community has the lowest HOA fee?

Among communities with an HOA, Balmoral Estates had the lowest median at $226 a month, followed by Doral Dunes at $246, and Biarritz and Islands at Doral at $250.

Which Doral communities have the highest HOA fees?

Grand Floridian Estates ($963 a month median), Doral Commons ($766), Doral Palms ($662), and Vintage Estates ($630), all built after 2010.

Do Doral townhomes and condos have an HOA?

Nearly all do. In my September 2026 Doral MLS export, 178 of 181 townhome listings and 360 of 365 condo listings showed an association fee, so a no-HOA home in Doral is almost always a single-family house.

Does no HOA mean no rules?

No. City of Doral codes still apply, and some older plats have recorded deed restrictions. A title search shows any restrictions on a specific home.

Is a CDD the same as an HOA?

No. A CDD assessment is billed on the property tax bill, separate from any HOA fee. Many newer Doral communities have both.

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Elizabeth Costa, Realtor | FL Lic. #3234205 Top Real Estate Agent in Doral, Florida | The Keyes Company ☎ (786) 949-3971 ✉ elizabethcosta@keyes.com 📅 Schedule a private consultation 15+ years · 300+ closed transactions · Bilingual EN/ES Office: 4191 NW 107th Ave, Doral, FL 33178 Serving Doral, Miami, Coral Gables, Weston, Pinecrest, and surrounding South Florida communities The Keyes Company: Exclusive Member of Forbes Global Properties · Founding Member of Luxury Portfolio International

This article is general real estate information, not legal or tax advice. HOA figures come from MLS listings and change over time. Confirm association membership, fees, assessments, and restrictions for each property with the association documents and a title search.