Trying to choose between a condo and a townhouse in Delray Beach? You are not alone. Many buyers weigh low‑maintenance beach living against extra space and control. In this guide, you will see how ownership, fees, insurance, and lifestyle differ in Delray Beach, including what changes east vs. west of I‑95. You will also get a simple decision framework and the exact documents to request before you buy. Let’s dive in.
Quick comparison: condo vs. townhouse
- Ownership
- Condo: You own the unit interior and a share of common areas. Governed by Florida’s Condominium Act.
- Townhouse: Typically fee‑simple ownership of the home and the land beneath it, often within an HOA.
- Monthly fees
- Condo: Often higher due to building insurance, exterior care, elevators, and amenities.
- Townhouse: Often lower because owners maintain more exterior items like roofs and yards.
- Maintenance
- Condo: Association handles exterior and common areas. You maintain interior finishes.
- Townhouse: You often handle roof, exterior walls, driveway, and private yard.
- Insurance
- Condo: Association carries a master policy. You hold an HO‑6 policy for interiors and belongings.
- Townhouse: You carry HO‑3 homeowners insurance on the structure and contents.
- Lifestyle
- Condo: Walkability, amenities, security features, and a lock‑and‑leave feel.
- Townhouse: More space, garage and driveway parking, and greater control of your property.
How ownership and rules differ
Condominiums under Florida law
In a condo, you own your unit and share ownership of common elements like the roof, structure, and amenities. Condos in Florida are governed by Chapter 718 of the Florida Statutes. A condo board sets the annual budget, manages reserves, carries a master insurance policy, and enforces rules.
Key documents to review include the declaration of condominium, bylaws, articles, rules, current budget and reserves, insurance certificates, meeting minutes, and any litigation disclosures. Always ask for the most recent 12 to 24 months of board minutes and audited financials.
Townhouses and HOAs
Townhouses in Delray Beach are typically fee‑simple homes within an HOA that oversees common areas, roads, gates, and shared amenities. HOAs are governed by Chapter 720 of the Florida Statutes. Review the covenants (CC&Rs), bylaws, budget, reserve study, insurance certificates, and meeting minutes.
Note that some properties marketed as townhouses may be legally structured as condominiums. Confirm the legal form in the documents before you make assumptions about maintenance and insurance.
Costs to expect in Delray Beach
Monthly association fees
Condo fees can be higher, especially near the beach or in buildings with elevators, staffed entries, and robust amenities. Fees often include building insurance, exterior maintenance, landscaping, pool care, and sometimes bulk cable or internet. Townhouse HOA fees are often lower because owners take on more exterior responsibilities, though HOAs still fund gates, roads, and shared areas.
Ask for the current budget, reserve schedule, insurance certificates, and a certificate of assessments and balances. These items help you assess whether fees are adequate and whether special assessments could be on the horizon.
Special assessments and reserves
In Florida, associations disclose reserve practices and assessments. Communities with low reserves may levy special assessments for big projects like roof replacements, structural work, or seawalls. Coastal buildings can face faster wear from salt and wind, so it is important to review reserves closely.
Property taxes, closing costs, and utilities
Both condos and townhouses pay county property taxes. For parcel‑level details, use the Palm Beach County Property Appraiser. Closing costs may include an association estoppel letter and, for condos, additional title work on common elements. Some condos include water or trash in monthly fees. Townhouses usually have individual utility billing. Parking is often assigned in condos and more private in townhomes with garages and driveways.
Maintenance and insurance differences
Who handles what
- Condo owners typically maintain the interior finishes, appliances, and “walls‑in” items, while the association handles the building exterior and shared systems.
- Townhouse owners often handle roof, exterior walls, driveways, and private yards, while the HOA maintains gates, landscaping in common areas, and amenities.
Always confirm the unit boundary definition in the declaration. Some condos define coverage as “bare walls,” while others include certain interior elements.
Insurance basics in Florida
- Condos: The association carries a master policy on common elements and the building shell. Your HO‑6 policy covers interior finishes and personal property. The master policy type matters. A “bare walls” policy means your HO‑6 carries more responsibility. An “all‑in” or “single‑entity” policy may cover more, but details vary by declaration.
- Townhouses: Owners carry an HO‑3 policy for the structure and contents. The HOA typically has liability coverage for common areas.
Florida insurers often apply separate windstorm deductibles. Availability and pricing can change, so check the Florida Office of Insurance Regulation for market updates and Citizens Property Insurance for consumer information.
Flood and hurricane considerations
Many areas east of I‑95 fall within FEMA flood zones, and lenders may require flood insurance. Confirm your address on the FEMA Flood Map Service Center. Flood exposure is often lower west of I‑95, but it is still parcel‑specific. Ask your insurance broker for both wind and flood quotes before you finalize an offer.
East vs. west of I‑95: lifestyle trade‑offs
East of I‑95: beach and downtown access
Living near the beach or Atlantic Avenue offers walkability, arts and dining, and a lively seasonal vibe. Housing types include mid‑ and high‑rise condos, boutique condo buildings, and some attached townhomes. You may see higher monthly fees tied to amenities and building services, and many properties require flood insurance. Visitor activity is higher, and buildings may have rules on pets, guests, and rentals.
West of I‑95: space and value
Inland communities often feature fee‑simple townhouses and single‑family homes, gated neighborhoods, and garages. HOA fees can be lower, and you may enjoy more privacy, storage, and parking. Flood exposure is often lower but should be verified by address. Drive times to the beach and downtown will be longer, so weigh your lifestyle priorities.
Your decision framework
Use these steps to get to a confident yes.
- Clarify use: primary home, second home, or investment. Financing and insurance vary by use.
- Prioritize location: beach access and walkability or more space, garage, and privacy.
- Maintenance appetite: prefer turnkey exterior care or willing to manage a roof and yard.
- Budget fully: compare mortgage plus fees, insurance, flood, and utilities.
- Review association health early: budgets, reserve studies, 12–24 months of minutes, insurance certificates, and any litigation.
- Check flood and wind: FEMA map, master policy type, and quotes for HO‑6 or HO‑3 and flood.
- Confirm financing: condo project approval if applicable, and down payment rules for second homes or rentals.
- Calculate total cost of ownership: mortgage plus HOA or condo fees, insurance, flood, utilities, and an allowance for special assessments.
Pros and cons at a glance
Condos
- Pros: Turnkey exterior care, strong amenities, walkability to beach and Atlantic Avenue, security features, and potential rental appeal subject to rules.
- Cons: Higher monthly fees, potential special assessments, less private outdoor space, more restrictions, and higher coastal insurance costs.
Townhouses
- Pros: Fee‑simple land ownership, garage and yard, often lower monthly HOA fees, easier financing than non‑approved condo projects, and typically lower flood exposure by location.
- Cons: You handle roof and exterior, fewer building services in some communities, longer drives to beach and downtown, and HOA rules still apply.
Practical next steps in Delray Beach
- Request and review the association package: declaration or CC&Rs, bylaws, rules, current budget and reserve study, 12–24 months of minutes, insurance certificates, and any known litigation.
- Verify flood zone and insurance: use the FEMA Flood Map Service Center and ask your insurance broker for wind and flood quotes; review master policy type and deductibles.
- Check taxes and assessments: confirm details with the Palm Beach County Property Appraiser.
- Confirm city rules: review Delray Beach policies on business licensing and short‑term rentals with the City of Delray Beach.
- Confirm financing: if buying a condo, discuss project approval requirements with your lender. For townhouses, treat financing like a single‑family home unless it is a condo form.
- Get additional guidance: the Florida DBPR offers useful resources on association governance through the Division of Condominiums.
If you want a clear, side‑by‑side comparison tailored to a specific building or community, reach out. You will get calm, candid guidance, local context on east versus west trade‑offs, and a step‑by‑step plan from search to closing. Connect with Micah Volmer to get started.
FAQs
What is the legal difference between a Delray Beach condo and a townhouse?
- A condo is governed by Florida’s Condominium Act and includes shared ownership of common areas, while a townhouse is typically fee‑simple within an HOA governed by Florida’s HOA law.
How do HOA or condo fees differ in coastal Delray Beach?
- Condo fees often run higher due to building insurance, exterior upkeep, elevators, and amenities, while townhouse HOAs are often lower because owners handle more exterior items.
Who pays for the roof and exterior on these property types?
- Condo associations usually handle roofs and exteriors, while townhouse owners are commonly responsible for their own roof and exterior; always confirm in the governing documents.
What insurance do I need for a condo vs. a townhouse?
- Condo buyers carry an HO‑6 policy for interiors and belongings alongside the association’s master policy; townhouse buyers carry an HO‑3 policy for the full structure and contents.
Do I need flood insurance in Delray Beach?
- Many east‑of‑I‑95 properties require flood insurance based on FEMA zones, while inland risk may be lower; check the FEMA map and get quotes before you make an offer.
How do financing rules change for condos and second homes?
- Condo financing can depend on project approval, and second homes may require higher reserves or down payments; townhouses sold fee‑simple are often treated like single‑family homes for financing.
