Cost of Vacation Home Co-Ownership

What a co-ownership share actually costs.

Real numbers, not vague ranges. Here's what it costs to co-own a quality Emerald Coast property with CoHaven — purchase, fees, and ongoing expenses.

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The example: an $800,000 property, eight owners.

CoHaven groups typically target properties in the $500,000 to $1.2 million range, with groups sized up to eight co-owners. Here's what the math looks like on a representative $800,000 property with a group of eight.

Purchase share - $800,000 ÷ 8 owners = $100,000 per owner. Paid at closing as your equity contribution to the LLC.
Organizational fee - Complexity-based, typically $45,000–$60,000 per group (not per owner) — covers group formation, LLC setup, Operating Agreement drafting, and CoHaven's coordination through closing. Specific fee is confirmed in your group proposal.
Closing costs - Standard Florida closing costs, shared proportionally among the group — typically a small percentage of purchase price.
Initial reserve contribution - A funded reserve at closing, sized to the property, covering near-term maintenance and unexpected costs without requiring an immediate special assessment.

Ongoing annual costs, per owner.

Property taxes - Divided equally, paid through the LLC on the standard Florida tax schedule.
Insurance - Property insurance held at the LLC level, divided equally among owners.
HOA / condo fees - Where applicable, divided equally, paid on the association's cycle.
Maintenance and repairs - Routine upkeep divided equally as costs arise.
Reserve fund contribution - Ongoing contributions to the shared reserve, sized to keep pace with future major expenses — particularly important given Florida's post-Surfside reserve requirements.

> See the full breakdown of how expenses are shared for more detail on the ongoing cost structure.

How this compares to owning the same property solo.

Solo Ownership
$800,000 full purchase price
100% of ongoing costs
Full mortgage or full cash outlay
Property sits empty most of the year
All maintenance decisions and burden solo

Co-Ownership (8 owners)
$100,000 purchase share
One-eighth of ongoing costs
No CoHaven financing program — cash contribution only, at a fraction of the size
Structured usage schedule — the property gets used, by someone, far more of the time
Maintenance burden and decisions shared across the group

What these numbers don't include.

This example uses an $800,000 property and an eight-owner group for illustration. Actual costs vary based on the specific property, group size, and market. Group size is flexible — smaller groups with larger individual shares are an option, and the organizational fee scales with complexity, not a fixed formula.
The specific numbers for your situation are confirmed during the Owner Planning Session and finalized in your group proposal.

Want this broken down for your specific situation?

Download the full guide below, or bring your specific numbers to a free Discovery Session.

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