Almost every Ponte Vedra closing involves a homeowners or condo association. The Ponte Vedra HOA estoppel certificate tells the title company exactly what is owed to the association so it can be paid at closing and the buyer starts clean.
What Is a Ponte Vedra HOA Estoppel Certificate? Quick Answer
An estoppel certificate is a written statement from the HOA or condo association, issued under Florida Statutes 720.30851 (HOAs) or 718.116 (condos), showing the owner's regular assessments, any unpaid amounts, special assessments, transfer or capital contribution fees and whether the association has approval rights. The title company orders it after the contract is signed. Florida law caps the fee and limits how long the certificate is valid, so timing matters.
What the Ponte Vedra HOA Estoppel Shows
- Regular dues and the date they are paid through
- Any delinquent assessments, late fees or attorney fees
- Special assessments that have been approved
- Capital contribution or transfer fees owed by the buyer
- Whether the association must approve the sale or the buyer
Communities Where Estoppels Matter Most
Gated and amenity communities such as Sawgrass Players Club, Sawgrass Country Club, Marsh Landing, Plantation at Ponte Vedra, Old Ponte Vedra and Nocatee each have their own associations, and some have more than one layer, such as a master association and a neighborhood association. We order every certificate needed so nothing is missed. Club memberships are separate from the HOA and are handled outside the title policy.
Timing a Ponte Vedra HOA Estoppel
We request the estoppel as soon as the contract arrives. Associations have a set number of business days to respond, and the certificate is valid only for a limited period, so on longer closings we may need an update. Sellers can help by giving us the management company's contact information on day one. Review this Ponte Vedra HOA estoppel timing section with your agent.
Who Pays for the Estoppel?
The standard Florida contracts generally assign the estoppel fee to the seller, while capital contributions or transfer fees are often a buyer cost, depending on the contract and community rules. We show each item on the settlement statement.
Related Reading
Buying at a higher price point? Read our Ponte Vedra luxury home closing guide, or get a title quote.
Closing in Ponte Vedra?
Title Company of Florida handles title searches, title insurance and closings in Ponte Vedra Beach, Sawgrass, Marsh Landing, Nocatee and Palm Valley. Sign with a mobile notary at home, by remote online notarization, or at our Jacksonville office at 9428 Baymeadows Rd, Suite 140.
Learn more about our Ponte Vedra title company services.
General information only, not legal or tax advice. County procedures, fees and statutes can change; confirm with the office named or your attorney. Title Company of Florida is a Florida licensed title agency (License #G324751).
Ask a Ponte Vedra Title Question
Send us your question or contract below and a closer will get back to you.
Our Family of Companies
- Homes for sale in St. Augustine and Nocatee with Tanya Cosmini, Broker/Owner
- Realty ONE Group Elevate, a full-service real estate brokerage with offices in Jacksonville and St. Augustine
- Rental Property Partners, property management in Jacksonville, St. Augustine, and Ponte Vedra
Affiliated business disclosure: Realty ONE Group Elevate is owned by Tanya Cosmini. Title Company of Florida is owned by her husband, Sam Gorniak, and Rental Property Partners is owned within the same family. Because of these family relationships, the owners may benefit when you use more than one of these companies. You are not required to use any of them and are free to choose other providers.