In Juno Beach, the Building's Paperwork Is Now Part of the Condo's Price

Unit 504 at The Surf, 900 Ocean Drive, closed on May 21, 2026, for $1,075,000 after 74 days on the market. The list price had been $1,150,000. The listing described quartz counters, European-style cabinetry and floor-to-ceiling impact glass. It gave just as much space to the building: concrete restoration, new balconies, waterproofed catwalks, rebar reinforcement, updated electrical systems, and a statement that all assessments had been paid by the seller.

That last item is a price term. In a Juno Beach condo deal today, it can carry as much weight as the kitchen.

The line in the listing that carries the most money

When a seller pays a building assessment, a cost moves from the buyer's side of the table to the seller's. The finished concrete work also takes away the biggest unknown in an older oceanfront building. A second Surf unit, #202 at the same address, closed on September 14, 2026. Its listing stated that the association had completed its Structural Integrity Reserve Study and extensive renovations, and that no special assessments were currently planned.

These statements are how the units were marketed. They are not association disclosures. A buyer confirms them with the association's own records. Still, the fact that sellers lead with them shows what Juno Beach condo buyers now ask about first, and it explains why two units with similar finishes in two different buildings can be very different purchases.

Why the building's clock matters more in Juno Beach

Juno Beach has 23 condo communities with 25 or more units, 1,770 units in total. Twenty of them were built or declared before 1997. Among the 19 communities with a year on file, the median year built is 1980. That age profile puts most of the town's larger condo stock in the window where Florida's post-Surfside rules apply.

Two requirements matter here. The milestone inspection is a structural review that, since HB 913, applies to condo buildings three or more habitable stories tall. In Juno Beach, the local building official sends the milestone notice and keeps the Phase 1 and Phase 2 reports. That official can also set a 25-year clock in place of the standard 30 years. The office is the Town of Juno Beach Building department.

The second requirement is the Structural Integrity Reserve Study, or SIRS. According to the Florida Department of Business and Professional Regulation, residential condo associations with buildings three or more habitable stories tall must complete a SIRS at least every 10 years for each building. For qualifying buildings in associations that existed on or before July 1, 2022, and that unit owners control, there was a statutory deadline of December 31, 2025, under Chapter 718, Florida Statutes. DBPR's condo law timeline adds a schedule that matters this year: an association whose milestone inspection is due by December 31, 2026, may complete its SIRS at the same time, with the SIRS due by that same date.

So in Juno Beach, the study tells you what the building will need to fund over the next decade. That is a different question from whether the unit is renovated.

What the state record shows, building by building

DBPR publishes a SIRS reporting database. Only complete submissions appear in it, and the data is shown as the associations submitted it. CondoDueDate compiled that database against the state condo file, with pulls dated October 3 and October 5, 2026. It found a study on file for at least 9 of Juno Beach's 20 older communities, or 45%.

The Surf's state record gives 1973 as the year built or declared. Its MLS listing gives 1975 for the building.

"None found" does not mean the association skipped a study. The compiler states that a missing filing does not prove no study was done, and DBPR shows only complete submissions. Height matters too. The SIRS rule covers buildings of three or more habitable stories, so a lower-rise community may fall outside it altogether. The floor count for several communities in the table is listed as unknown.

The public record also has gaps at the local level. The Palm Beach Post reported on July 31, 2026, that a state legislative study found 17 of 39 municipal building officials had not submitted required milestone inspection data. The report listed no unsafe condominium complexes in the Palm Beaches.

How HB 913 changed the reserve math behind each building

A reserve study only affects price if the association has to fund what the study says. That is where the 2025 law matters. HB 913 took effect July 1, 2025. According to the Florida Senate's bill summary, it extended the general SIRS deadline to December 31, 2025, required a baseline funding plan that keeps the reserve balance above zero, and created specific, limited options to pause or adjust reserve funding. It also changed the milestone inspection threshold from three stories to three habitable stories.

DBPR's guidance gives the dates that affect a buyer's monthly costs. Associations whose budgets were adopted on or before December 31, 2024, could vote to waive or reduce SIRS reserves, but they had to begin the study's funding schedule on January 1, 2026. Budgets adopted on or after January 1, 2025, cannot waive those reserves.

The rules held steady through the 2026 session. HB 657, SB 1744 and HB 1541 all died on March 13, 2026. A buyer this fall is working under the same framework that set this year's budgets.

The gap between asking and closing prices

BeachesMLS data for January 1 through September 30, 2026, shows 68 condominium and townhouse closings in Juno Beach at a median of $675,000. The same period in 2025 had 62 closings at a median of $635,625. As of October 12, 2026, there are 62 condos and townhouses for sale at a median asking price of $1,047,500. Only two closed in September 2026, too few to publish a monthly median.

The current median ask is about $370,000 above what has actually closed this year. Part of that gap is location. Direct oceanfront, ocean-view-across-A1A and inland units all price differently. Part of it is the building file. In a town this small, a handful of sales can move any median, and no source links these prices to the condo laws. Still, the spread is the room an offer works within, and assessment status, SIRS completion and reserve funding are the facts that usually decide where in that room a deal settles.

Countywide, the market gives buyers time to ask these questions. MIAMI REALTORS® reported that Palm Beach County condos in August 2026 had a $300,000 median sale price, 5,770 listings in inventory and 6.7 months' supply. Median time to contract was 69 days and median time to sale was 108 days. Juno Beach condos and townhouses that sold from January through September 2026 took a median of 90 days to go under contract.

What to request before writing an offer

Sellers prepare the unit. A buyer's due diligence focuses on the association. This is the request list we bring to a Juno Beach condo purchase:

1. The building's SIRS status. Check DBPR's database first. Then ask the association for the completed study and its date, especially if no filing appears.
2. The milestone inspection reports. Phase 1, and Phase 2 if one was required, along with any notice from the Town of Juno Beach building official.
3. The current budget and its reserve line. Ask whether reserves follow the SIRS funding schedule that began January 1, 2026, or use one of the HB 913 alternatives.
4. Any special assessments that are levied, voted or proposed. Get amounts and due dates, so the contract can state who pays which installment.
5. Completed structural work. Concrete restoration, balcony replacement and similar projects, with completion dates, so "recently renovated" in a listing can be checked against the record.

For sellers, this list works in reverse. Two of our design-forward listings can photograph equally well. The one whose building file answers these five requests before anyone asks is the one buyers can price with confidence.

Quick answers

Does every Juno Beach condo building need a SIRS? No. The requirement covers residential condo associations with buildings three or more habitable stories tall. A lower-rise community may not fall under it.

If a building isn't in the DBPR database, did it skip the study? Not necessarily. DBPR displays only complete submissions, and the CondoDueDate compilation states that a missing filing is not proof a study wasn't done. The association's records settle the question.

Did Florida change the condo rules again in 2026? The 2026 bills HB 657, SB 1744 and HB 1541 all died in the Legislature, so the framework set by HB 913 in 2025 still applies.

If you are weighing a Juno Beach condo, or getting one ready for market, Donald Lilly can put together the building's inspection, reserve and assessment history next to the unit's design story, so that your price reflects both. Schedule a Free Consultation and bring the building name.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.