Why Williams Island's Club Fees Are Worth Every Dollar | The Real Math

The first thing buyers ask about after they see the views: "What are the fees?" It's a fair question. Williams Island isn't cheap to live in, between the club membership, master HOA, and building-specific assessments, you're looking at a real monthly number. But here's what most people don't realize until we run the math: if you're the kind of person who actually uses a gym, spa, tennis courts, pools, and marina, the fees are a bargain compared to buying those services separately.

Let me break it all down.

What You Actually Pay at Williams Island

Club Membership

• One-time initiation fee: $15,000 (paid once when you buy)
• Annual membership fee: $1,500/year ($125/month)
• Minimum annual restaurant spend: $2,000/year ($167/month), but this is money you'd spend on dining anyway. It's not a fee you lose; it's a minimum you spend at the Club's restaurants.

Monthly Master HOA

Every owner at Williams Island pays a $980/month master HOA, regardless of building or unit size. This covers island-wide infrastructure: security, landscaping, common areas, the entrance and roads, and the general upkeep of an 84-acre private island community.

Building-Specific HOA

On top of the master HOA, each building charges its own monthly assessment based on unit size. Here are the approximate per-square-foot rates:

Building	Approx. $/sq ft	Example: 2,000 sq ft unit
7000 Villa Marina	$0.78	~$1,560/mo
6000 Bella Mare	$1.11	~$2,220/mo
Bellini (4100)	$1.57	~$3,140/mo
4000 Island Blvd	$1.15	~$2,300/mo
3000 Island Blvd	$1.40	~$2,800/mo
2800 Island Blvd	$1.37	~$2,740/mo
2600 Résidence du Cap	$1.14	~$2,280/mo
2000 Island Blvd	$1.36	~$2,720/mo
1000 Island Blvd	$1.22	~$2,440/mo

All HOA and fee figures are approximate and subject to change. Contact the individual building associations for current rates.

Total Monthly Cost Example

For a 2,000 sq ft unit in Bella Mare:

• Club membership: $125/mo
• Restaurant minimum: $167/mo (spent on dining)
• Master HOA: $980/mo
• Building HOA: ~$2,220/mo
• Total: ~$3,492/mo

That's a real number. Now let's see what you'd pay for the same lifestyle outside the gates.

What the Same Amenities Cost Separately in Aventura

Imagine you bought a condo in a standalone building, no club, no island amenities, and wanted to replicate what Williams Island gives you. Here's what you'd be looking at:

Amenity	Estimated Monthly Cost	Notes
Gym membership	$205/mo	Equinox Aventura (single-club). LA Fitness is cheaper (~$40), but not comparable to Williams Island's fitness center.
Private tennis club	$300–$500/mo	For Har-Tru clay courts like Williams Island's 16 courts, you're looking at a private club. Turnberry Isle and other facilities don't publish rates, that's usually a sign it's expensive.
Spa membership	$200–$300/mo	A basic Massage Envy membership covers one session. For the kind of spa Williams Island has, steam room, sauna, treatment rooms, reflexology, you'd need a higher-end membership or pay per visit.
Resort pool access	$150–$250/mo	Pool clubs and resort day passes in South Florida run $50–$100/day. A monthly membership at a comparable resort-style pool is $150+ if you can even find one that sells memberships to non-guests.
Marina slip	$2,000–$5,000/mo	A marina slip on the Intracoastal for a 40–60 foot vessel runs $2K–$5K/month, depending on the marina. Williams Island includes marina access in the community.
24/7 gated security	Hard to price	You can't replicate this in a standalone building. Staffed gatehouse with ID verification for every visitor, surveillance cameras, regular patrols. Most standalone condo buildings have a lobby attendant, that's not the same thing.
Fine dining & casual restaurant	Varies	You'd still eat out, but having two restaurants on-site, one fine dining, one poolside, without needing a car or a reservation months out? That convenience has value.

The Math

Let's add up just the first four, gym, tennis, spa, and pool, at the low end:

• Gym: $205
• Tennis: $300
• Spa: $200
• Pool: $150
• Total: $855/month

That's $855/month and you still don't have a marina, gated security, or on-site dining. The Williams Island club membership is $125/month plus the $167 restaurant minimum, $292/month, and you get ALL of it.

Even the master HOA ($980) covers things you'd be paying for separately: private roads, 84 acres of professionally maintained landscaping, entrance security, island-wide infrastructure. That's not a "fee", that's the cost of maintaining a private island.

What About the Initiation Fee?

The $15,000 one-time initiation is the number that gives people pause. But spread it over five years of ownership (which is a conservative hold period for Williams Island), it works out to $250/month. Over ten years, it's $125/month. For access to everything the Club offers, for the rest of your ownership, it's honestly a pretty reasonable buy-in.

Compare that to a private golf or tennis club anywhere in South Florida. Initiation fees at comparable clubs regularly start at $25,000–$75,000 and go much higher.

The Bottom Line

If you sit on your couch and never use the gym, pool, spa, tennis courts, or marina, yeah, the fees might feel steep. But that's not who buys at Williams Island.

The people who live here use the Club. They play tennis three mornings a week. They eat at Olea on Friday nights. They take the boat out on weekends. Their kids are at the pool after school. For that kind of lifestyle, the combined fees are significantly less than what you'd pay assembling those services one by one in Aventura.

Want a full breakdown for a specific building and unit size? Send me a message and I'll put together an actual monthly cost sheet for the unit you're looking at.