States publish who is licensed to manage, broker and sell property. Almost nobody counts it, and nobody publishes how it moves.
Florida licenses every person who manages an association of more than ten units. The state publishes the list weekly and counts it never.
See where they areNamed, addressable, with licence numbers and dates. Not a directory that charges a firm to appear in it.
Open the registerCorporations, partnerships and branch offices, each holding its own licence. Dade alone holds 5,622.
By county13,514 licences were due on 30 September 2026. Weeks later, 5,005 records still showed that date in the state's own file.
Read the findingThe rest name their tiers and ask you to start a sales conversation. Where prices exist, the band edges do not line up.
Compare themAgainst 1,104 in 2019. Every figure on this site is downloadable, dated, and computed from the state file rather than restated from someone else.
Take the dataPortals publish listings. Boards publish one name at a time. Dwellory reads the whole file, states the date it was retrieved, and puts it back out as data you can check.
13,514 licences were due on 30 September 2026. In the 2026-10-29 extract, 5,005 still carried that date.
5,005 licences FindingNew licences have roughly doubled since 20191,110 people first licensed in 2019 against 2,179 in 2025. The profession managing Florida's associations is being re-staffed.
2,179 in 2025 ComparisonHOA management software pricing, read from each vendorTwo of five publish a rate card. The band edges do not line up, so the cheapest product changes with association size rather than staying put.
$45 to $275 FindingOne in four out-of-state Florida firm licences belongs to a hotel or resort company71 of 2,066 Florida management-firm licences carry an address in another state; 17 of them are hotel, resort and club operators.
71 firms ComparisonFlorida condo website rule: what the portal software costsSince 1 January 2026, condo associations of 25 or more units must post records online. Seven portals, priced from their own pages.
25+ units ComparisonPayHOA vs HOA Express vs EffortlessHOAA banded price, a free plan and a per-home price, worked out at 25, 100 and 300 homes.
3 tools ComparisonProperty management software under 500 doorsBelow the break-even door count, the published minimum is what a small company pays.
per door ComparisonLandlord software for 1 to 10 unitsSix of eight have a free plan; on two of the biggest, the tenant pays the bank-transfer fee.
6 of 8 free RegisterEvery licensed management firm in FloridaSearchable, with licence number, city and licence dates, from the state extract rather than a directory that charges a firm to appear.
2,066 firms RegisterBrokerages by countyCorporations, partnerships and branch offices, counted by county of record. Dade 5,622, Broward 3,816, Palm Beach 3,194.
37,925 rows DataThe register as dataJSON, CC BY 4.0, dated. Reproduce any figure on this site, or disagree with one using the same rows we used.
CC BY 4.0The same method, applied to registers in other professions. FreightProbe, the ELD and carrier-compliance register, read the same way. GrantProbe, public grant programmes, enumerated from the awarding bodies.