Sarasota, FL
Aqua
Seven residences. That is the whole building. Completed in 2016 across nine floors at 280 Golden Gate Point, on Golden Gate Point, the small peninsula between downtown and the Ringling Bridge causeway to the keys, Aqua is about as small as a bayfront condominium gets, and the fee reflects it: seven owners carry an entire waterfront structure's insurance, reserves and staffing between them. What you buy is a near-private building with full-floor living and water on three sides of the peninsula.
Home Types
Bayfront luxury condominium
Amenity Level
Ultra-Luxury
HOA (Monthly) Est.
$5,665 - $11,729
CDD (Yearly) Est.
None
Flood Zone
AE
Fee estimates may vary by lot size and sub-association. View all community fees →
Community size
7
homes
community record
Michael’s Take
Seven units total. The very high per-unit fee is arithmetic, not mismanagement, a whole bayfront building divided seven ways. Read the reserve study.
How Aqua compares
At an estimated $104,364 a year in combined HOA and CDD, Aqua sits about 663% above the Sarasota median of $13,676, ranking 90 of the 90 Sarasota communities whose fees this site tracks. There is no CDD assessment here, which is what keeps that figure down.
Estimates from the same dataset behind the fee pages and the True Cost Index. Fees vary by lot size and sub-association, and change with each budget.
Governing Documents
HOA & community documents for Aqua
3 documents from the community development or stewardship district that covers Aqua and linked to the page each one lives on. Nothing is copied here, so you read whatever they publish today. No association documents have been located for Aqua yet, which is a gap in what has been found rather than evidence there are none.
District documents
A community development or stewardship district is a unit of local government, not an association. Its assessment is billed with your property taxes rather than by the association, and its rules are public records of a different kind. Shown separately for that reason.
Golden Gate Point Streetscape Special District
Why it applies to Aqua: This is not a CDD and not a non-ad-valorem assessment. It is an ad valorem millage the City of Sarasota certifies, so it scales with assessed value and appears in the millage section of the tax bill. The match to this community is by its Golden Gate Point street address, not by name.
- Rules & regulationsCurrent, per the source
City Ordinance 05-4624, creating the Golden Gate Point Streetscape Special District
Open document - Budget & assessmentsStatus unconfirmed
Resolution 17R-2662, certifying the rates of millage to be levied within the Golden Gate Point Streetscape Special District
Open document - Budget & assessmentsStatus unconfirmed
Resolution 17R-2663, adopting the Golden Gate Point Streetscape Special District budget
Open document
The governing body is known and nothing it publishes is public. That is a gap in what has been published, not evidence that the community has no restrictions. This list records what has been found in public, not everything that governs the property. Before an offer I pull the full document set for the specific address along with the association’s budget and financials.
The full document directory →Thinking about Aqua?
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Aqua FAQ
What kind of homes are in Aqua?+
Aqua offers bayfront luxury condominium. Attached homes carry an association that maintains the building itself, so the fee covers more than it would on a single-family home and the association's reserves matter to you directly. What a specific home includes, and what the association maintains, is set out in that community's documents and is worth reading before an offer rather than after.
Does Aqua have an HOA or CDD fee?+
Aqua has an HOA fee estimated at $5,665 - $11,729 monthly, and the fee data for this community records no CDD assessment. A community development district bills through your property taxes rather than through the association, and its assessment can carry two separate components: debt service, which repays the bonds that funded roads, drainage and amenities, and an operations and maintenance charge, which does not end with the bonds. A community without a district avoids both as currently assessed. Figures are estimates, assessments are set annually, and both vary by home and phase, so confirm them for the specific address before relying on them.
What flood zone is Aqua in?+
The flood zone recorded for Aqua is AE. Zones beginning A or V are the higher-risk categories, where a federally backed mortgage generally requires flood insurance, while zone X is lower risk and coverage is usually optional. Flood zone is assigned per property rather than per community though, and elevation can change both the requirement and the premium substantially, so get the zone and the elevation certificate for the exact address rather than relying on a community-level figure.
Buying or selling in Sarasota?
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