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Condominium & HOA Accounting in Osceola County

Audits, reviews, compilations, and tax returns for condominium and homeowners associations across Osceola County, from Kissimmee and St. Cloud south of Orlando.

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Associations we work with in Osceola County

  • Newer single-family homeowners associations
  • Townhome communities
  • Vacation-home and resort-style communities
  • Condominium communities
  • Master and sub-associations

Community associations across Osceola County

Osceola County lies just south of Orlando, with Kissimmee and St. Cloud along the shores of the Tohopekaliga lakes. Much of its housing has been built in recent decades, and a large part of it is in communities governed by homeowners associations.

Close to the area's theme parks, some communities are made up largely of vacation homes and townhomes owned by people who live elsewhere. Farther south and east, the county becomes rural.

Financial questions Osceola County boards are working through

Growth and developer turnover

Many associations here began under developer control. When owners take over the board, they need a clear picture of the association's cash, reserves, and obligations. Well-prepared financial statements give them that starting point.

Large planned communities

Some new developments are large, often with a master association over several neighborhoods. An HOA with 1,000 or more parcels must obtain audited financial statements regardless of its revenue. Smaller associations follow the revenue tiers in Florida's reporting requirements.

Owners who live elsewhere

In vacation-home communities, many owners rarely visit, and some board members serve from a distance. Financial statements that read clearly let those owners follow the association's finances and help each new treasurer understand the books.

Why work with a CPA

A bookkeeper or management company keeps the records. A CPA reports on them. For a community association, that difference matters in six ways.

  • Meets the statutory requirement

    Florida requires an annual financial report from every condominium and homeowners association. Reviews and audits must be performed by an independent, Florida-licensed CPA.

  • An independent view for owners

    An outside CPA has no stake in the board's decisions. A review or audit gives owners and prospective buyers a level of assurance the association cannot give itself.

  • Clear reserve reporting

    Reserve balances, funding, and required disclosures are presented consistently, so boards can see where major repair and replacement funding stands.

  • A properly prepared tax return

    Associations normally file Form 1120-H, the federal return designed for homeowners and condominium associations. A CPA-prepared return stays consistent with the association's financial statements.

  • Observations the board can act on

    In an audit, the CPA communicates significant deficiencies in internal control it identifies. Boards often use these to tighten approvals, collections, and bank reconciliations.

  • Continuity through board turnover

    Directors and managers change. A CPA who knows the association's history helps new treasurers understand the statements and what changed from year to year.

A CPA engagement does not replace an engineer's reserve study or structural inspection, legal advice from association counsel, or management's day-to-day responsibilities.

Services for Osceola County associations

We work with condominium and homeowners associations here the same way we do across Florida. Once engaged, the association exchanges records with us through our secure Feldman One client portal.

Related reading

Request a proposal for your Osceola County association

Tell us about your association, its fiscal year-end, and the report you need. We will review your information and follow up to discuss scope and next steps.

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