If you’ve been scrolling through my Instagram feed (@coolhousesoflongbeach) or touring condos along Ocean Blvd and the Peninsula, you’ve likely seen the number that makes every buyer pause: the HOA fee.
In beachfront communities like Belmont Shore and Alamitos Beach, monthly dues can range from a modest $400 to upwards of $1,500+. At first glance, it feels like a steep price for "just a condo."
But beachfront living comes with a unique set of demands. In our neighborhood, your HOA fee isn't just "overhead"—it’s a defense fund for your investment. Here’s exactly what those fees cover and why they matter for a coastal property.
1. The "Salt Air" Maintenance Fund
Living on the sand is a dream, but salt air is a relentless tenant. It corrodes metal railings, degrades stucco, and eats through HVAC units faster than inland air.
What you’re paying for: Frequent exterior painting, specialized waterproofing for balconies, and high-grade window maintenance.
The Pro View: An HOA that spends money on preventative "salt-proofing" today is saving you from a massive special assessment tomorrow.
2. The Master Insurance Policy
Insurance in California is a hot topic right now, and coastal properties face even tighter scrutiny.
What you’re paying for: The HOA carries a "Master Policy" that covers the building’s shell, roof, and common areas.
Note: You’ll still need your own HO-6 policy for your "walls-in" belongings, but the big-ticket liability (like fire or structural damage) is handled by the association.
3. All-Inclusive Utilities (Often)
Many of the iconic mid-century and modern buildings along the Long Beach coast are "master-metered."
What you’re paying for: It’s common for HOA fees here to include water, sewer, trash, and gas. In some buildings, even your basic cable and high-speed internet are bundled in.
The Perk: When you subtract what you’d normally pay for these services individually, that "high" HOA fee starts looking a lot more reasonable.
4. Coastal Amenities & Lifestyle
We don’t just buy the unit; we buy the lifestyle.
What you’re paying for: Beachfront pools (which require constant cleaning from sand and wind), fitness centers, 24/7 security or controlled access, and those beautifully landscaped courtyards we love to photograph.
The Belmont Shore Edge: Many buildings also include bike storage (essential for Shore living) and secure subterranean parking—a literal goldmine in a neighborhood where street parking is a sport.
5. The "Sleep Well" Reserve Fund
A healthy HOA isn't just paying today’s bills; it’s saving for 2040.
What you’re paying for: A portion of every dollar goes into a Reserve Fund. This pays for the big stuff: a new roof, elevator modernizations, or repaving the parking garage.
Expert Tip: As a Realtor, I always check the "Reserve Study." If a building has low fees but no reserves, run. It’s a sign that a "Special Assessment" (a surprise bill for $20k+) is lurking around the corner.
The Bottom Line
In Belmont Shore, a high HOA fee often indicates a proactive board that is protecting your property value against the elements. You aren't just paying for a pool; you're paying to ensure your slice of the Pacific remains a "cool house" for decades to come.