Condo vs. Townhome in Delray Beach: How To Choose

Thinking about a condo or a townhome in Delray Beach but not sure which is the smarter move? You are not alone. Seasonal buyers and downsizers often weigh low-maintenance living against space, storage, and control. In this guide, you will learn the key differences in ownership, costs, insurance, rules, and lifestyle so you can choose confidently. Let’s dive in.

What you own and maintain

Condo ownership in Florida means you own the interior of your unit and a share of the common elements. The association typically handles the exterior, structure, roof, landscaping, and shared amenities. You focus on your interiors.

Townhome ownership is usually fee simple. You own the dwelling and the land beneath it. An HOA may cover some exterior items and common areas, but responsibilities vary. Always confirm who handles roofing, painting, and landscaping in the community’s documents.

Governance and rules

• Condos follow Florida Statutes Chapter 718 and are governed by a condominium association under a declaration and bylaws.
• Townhomes typically fall under Chapter 720 with an HOA that enforces covenants, conditions, and restrictions.
• In both cases, review the declaration/CC&Rs, bylaws, and rules to understand restrictions on renovations, rentals, pets, parking, and use of amenities.

Monthly costs to compare

Your total monthly cost is more than a mortgage payment. Budget for HOA or condo fees, insurance, taxes, and utilities.

• Condo fees often include building insurance on the structure, common-area maintenance, reserves, and sometimes water, trash, cable, or basic internet. Fees can be higher when buildings have elevators or extensive amenities.
• Townhome HOA fees can be lower if there are fewer shared systems or amenities. You may pay more out of pocket for exterior maintenance, utilities, and insurance on the dwelling.
• Property taxes apply to both and are based on assessed value. Review current assessments and exemptions with county records before you buy.

Reserves and special assessments

Association reserves fund big-ticket projects like roof replacement, painting, elevators, or facade work. A low reserve balance can lead to special assessments that raise your monthly cost or require lump-sum payments. Request the latest budget, financials, and reserve study, and scan meeting minutes for upcoming projects.

Insurance and flood risk in Delray Beach

Insurance is a major factor in coastal Palm Beach County and can change your monthly bottom line.

• Condos: The association usually carries a master policy that covers the building and common elements. You still need an HO-6 policy for your interior, personal property, liability, and potential loss assessments. Confirm what the master policy covers and whether the condo is “bare walls” or “all-in.”
• Townhomes: You typically carry an HO-3 policy that covers the dwelling and contents. The HOA’s policy covers common areas. Confirm the HOA’s coverage scope, especially windstorm and roof.
• Flood insurance: Many properties are in FEMA flood zones. Lenders often require flood coverage for high-risk zones. Check flood zone and elevation for any property you consider and factor premiums into your budget.

Rules, rentals, and financing

Short-term rentals can be restricted by both the association and the City of Delray Beach. Many condos limit or prohibit short stays, while some townhome communities are more flexible. If you plan to rent, confirm minimum lease terms, owner-occupancy requirements, city licensing, and tax obligations.

Financing also differs. Condos may require project approval by certain lenders. Issues like litigation, low reserves, or high delinquency can limit loan options. Townhomes are often easier to finance because they are fee simple, though HOA health still matters.

Lifestyle trade-offs in Delray Beach

• Maintenance and convenience: Condos favor a lock-and-leave lifestyle with minimal exterior upkeep. Townhomes feel more like single-family living and may involve more responsibility.
• Amenities and social life: Downtown and beach-area condos often offer pools, fitness rooms, and gathering spaces that support an active, social lifestyle. Townhome communities may be quieter with fewer shared amenities.
• Parking and storage: Condos can have limited or assigned parking and smaller storage lockers. Townhomes often offer garages and more space for bikes, golf clubs, or beach gear.
• Privacy and noise: Multi-story condos can bring noise from neighbors and elevator dependency. Townhomes typically offer more privacy and fewer shared walls.
• Accessibility: Ground-floor condos or buildings with elevators suit single-level living needs. Townhomes with stairs may challenge long-term accessibility unless a single-level plan is available.

Where condos and townhomes cluster

• Downtown and near the beach: Higher-density condos close to Atlantic Avenue and the shoreline, with walkability and amenities top of mind.
• Pineapple Grove, Lake Ida, South Federal: A mix of condos, townhomes, and single-family homes. Townhome developments are more common inland, while condo buildings trend closer to the coast.
• West Delray near Military Trail: More suburban feel and a range of townhomes and single-family options at potentially lower cost per square foot, with less walkability to beach or downtown venues.

A simple decision framework

Use these four pillars to compare options and weight them based on your goals:

1. Ownership and risk

• What do you own and maintain? Who covers roof, exterior, landscaping, and shared systems?
• What is the building’s age and condition? Are inspections or engineering reports available?

2. Money

• Total monthly cost: HOA or condo fee, insurance, taxes, utilities.
• Reserves, planned projects, and any special assessments.

3. Lifestyle and use

• Walkability, amenities, storage, parking, and noise considerations.
• Rental plans and the impact of association and city rules.

4. Resale and financing

• Lender acceptance, especially for condos.
• Association health, owner-occupancy rate, and any litigation.

Pre-tour checklist

Bring this focused list when you speak with the listing agent, seller, or association.

• Ownership and governance

  • Is it a condominium under Chapter 718 or a fee-simple townhome under Chapter 720? Any master association?
  • Request the declaration/CC&Rs, bylaws, and rules.

• Financial health and fees

  • Current monthly fees and what they include. Any transfer or capital contribution fees?
  • Latest budget, last two years of financials, and the most recent reserve study.
  • Pending or approved special assessments and planned projects within 1 to 5 years.
  • HOA delinquency rate and any association loans.

• Insurance and risk

  • Association’s master insurance certificate with coverage limits and deductibles.
  • Owner policy requirements: HO-6 for condos or HO-3 for townhomes, plus loss assessment needs.
  • Storm history, mitigation upgrades, or major repairs.

• Building condition and inspections

  • Building age, recent engineering or inspection reports, and reserve study date.
  • Status of safety and structural inspections for applicable buildings and any elevator, roof, facade, or garage projects.

• Rentals and occupancy

  • Rental policy details including minimum lease length and approval process.
  • City licensing or registration requirements for rentals.

• Lending and resale

  • Project approval status for major lenders. Any litigation.
  • Estimated owner-occupancy rate and investor concentration.

• Practical touring notes

  • Parking: number of deeded or assigned spaces and guest parking.
  • Storage options, bike storage, and on-site laundry specifics.
  • Elevator count and reliability if applicable.

Two illustrative buyer scenarios

These examples are illustrative only. Always confirm current fees, policies, and insurance with actual documents and quotes.

• Scenario A: Downsizer seeking low-maintenance living

  • Condo near Atlantic Avenue: Association covers exterior and shared systems, plus amenities. Expect a higher monthly fee if the building has elevators or extensive amenities. Review reserves and elevator plans in older buildings.
  • Townhome inland: More privacy and storage, possibly a garage or small yard. Fees can be lower if amenities are limited, but you may carry more exterior maintenance and a larger homeowner’s insurance policy.

• Scenario B: Seasonal owner planning occasional rentals

  • Condo: Many communities restrict short-term rentals, which can limit income potential and resale to investor buyers. Verify minimum lease terms and approval steps.
  • Townhome: Some communities allow more flexible rentals, but you must follow both HOA rules and city requirements for licensing and taxes.

How Abbie Homes Group can help

Choosing between a condo and a townhome is easier when you have clarity on documents, costs, and lifestyle fit. Our team helps you compare real options side by side, request the right association documents up front, and coordinate insurance and lending conversations early so there are no surprises. If you are touring remotely, we also provide on-the-ground video walkthroughs and practical feedback tailored to your priorities.

Ready to narrow your shortlist in Delray Beach? Connect with the Abbie Homes Group for a focused consultation and a property-by-property comparison based on the framework above.

FAQs

What is the main difference between a condo and a townhome in Florida?

• Condos typically include ownership of the unit interior plus shared common elements, while townhomes are usually fee simple where you own the structure and the land, often within an HOA.

Are condo fees always higher than townhome HOA fees in Delray Beach?

• Not always. Condos often cost more when buildings have elevators, extensive amenities, or included utilities, but some townhome HOAs can be comparable depending on services and reserves.

How do Delray Beach rental rules affect condos and townhomes?

• Associations set community rental policies and the City of Delray Beach has licensing and use rules, so you must comply with both before planning short-term or seasonal rentals.

What insurance do I need for a condo versus a townhome near the coast?

• Condo owners typically need an HO-6 policy for interiors and personal property alongside the association’s master policy; townhome owners usually need an HO-3 that covers the dwelling and contents, plus flood coverage if required.

How can I evaluate an association’s financial health before I buy?

• Review the current budget, recent financials, reserve study, meeting minutes, and any special assessments or planned projects, then compare fees to services and reserves.

Is financing a townhome easier than a condo in Palm Beach County?

• Often yes, because townhomes are fee simple and may not require project approval, though lender guidelines and HOA health still matter for both property types.