Trying to decide between a condo and a townhome in Boca Raton? You are not alone. Both options can be great fits here, but the right choice depends on how each is owned and managed, what the monthly costs cover, and how the rules shape your daily life. In this guide, you will learn the key differences in ownership, fees, maintenance, insurance, financing, and lifestyle so you can buy with confidence. Let’s dive in.
Condo vs townhome basics in Florida
In Florida, a condominium means you own your individual unit plus an undivided share of the common elements. The association usually maintains the building’s exterior, structure, grounds, and shared amenities. Your ownership is inside the walls, and the association handles the rest per its declaration.
A townhome in South Florida can mean two very different things. It might be a fee-simple rowhome where you own the building and the land beneath it, similar to a single-family home. It can also be a townhouse-style condo that is legally a condominium where the association owns and maintains the exterior and common elements. The governing documents tell you which model applies.
Florida law sets the framework. Condominiums fall under Chapter 718 and many fee-simple townhome communities fall under Chapter 720 of the Florida Statutes. If you want to see the statutes for yourself, review the state’s Florida Statutes website and confirm which chapter a community follows in its documents.
Why the legal setup matters
- Roofs, exteriors, and landscaping: Condo associations typically handle these. Townhome responsibilities vary. In fee-simple setups, the owner often covers exterior and roof unless the HOA says otherwise.
- Insurance: Condo owners usually carry an HO-6 policy for the interior, while the association carries a master policy for the building. Fee-simple townhome owners may need broader dwelling coverage for the structure and roof.
- Financing and resale: Lenders treat condominium projects differently than fee-simple townhomes, which can affect approval timelines and terms.
Monthly costs and assessments in Boca Raton
Monthly dues vary widely across Boca Raton. In condos, fees often cover exterior maintenance and repairs, building insurance for the shell, reserves, landscaping, elevators, pools and gyms, security, and sometimes utilities. In fee-simple townhome HOAs, dues usually focus on common-area care, gates and security, and landscaping. Exterior maintenance can be either the owner’s or the association’s responsibility depending on the documents.
Associations can levy special assessments for big-ticket items like roofs, structural repairs, seawalls, or elevator modernization. Many Boca communities are balancing rising insurance costs and aging components, which can increase reserves or trigger assessments. Ask for the current budget, reserve study, and a record of recent and pending assessments to understand the financial outlook.
Taxes and insurance basics in Boca
- Property taxes: Rates are based on assessed value and exemptions. For specific numbers, check the Palm Beach County Property Appraiser.
- Insurance: Condo associations carry a master policy. You still need an HO-6 for interior finishes, personal property, liability, and often loss assessment coverage. Fee-simple townhome owners typically need broader HO-3 or HO-5 coverage for the dwelling and roof.
- Flood and wind: Boca’s coastal setting means wind and hurricane risk is a factor, and flood insurance may be required by your lender if the property is in a FEMA flood zone. You can verify an address at the FEMA Flood Map Service Center. For wind mitigation and insurance considerations statewide, see the Florida Office of Insurance Regulation.
Maintenance, insurance details, and storms
Know exactly who maintains what. In a condo, the association usually handles the exterior, roof, structure, and grounds. Owners handle interior finishes and appliances, and sometimes windows and doors. In townhomes, maintenance can be owner-heavy or association-heavy depending on whether it is fee-simple or a condominium regime.
Ask how the association’s master insurance policy works. Some policies are “bare walls-in,” meaning your interior finishes are your responsibility. Others are “all-in,” which can include interior elements. Clarify deductibles and whether loss assessment coverage is advisable based on the building’s policy and your lender’s requirements.
Hurricane readiness is part of smart ownership here. Newer construction may reflect updated wind-load standards. Older buildings may need retrofits. Ask about impact glass or shutters, roof age and replacement plans, and any scheduled wind mitigation upgrades. Wind mitigation inspections can help reduce premiums in some cases.
Financing and resale differences
Condo financing often involves project-level review. Some lenders require that a condominium project meet FHA, VA, or Fannie Mae guidelines, and they can look closely at reserves, investor concentration, litigation, and insurance. You can explore federal guidance through HUD’s condo resources and Fannie Mae’s condo project requirements.
Fee-simple townhomes are often financed like single-family homes, which can make underwriting more straightforward. If a townhome is part of a condominium regime, financing follows condo rules. Either way, your lender will review community documents for rules that affect value and marketability, such as rental caps or ongoing litigation.
For resale, your buyer pool can differ by property type. Condos near the coast or downtown often draw buyers who want amenities and a lock-and-leave lifestyle. Townhomes appeal to buyers who want more space, a garage, or private entrances with fewer shared areas. Amenity level, association health, and rental policies all influence demand and pricing.
HOA and condo rules that shape daily life
Community rules can define your experience. Common rules address minimum lease terms, whether short-term rentals are allowed, pet types and sizes, guest parking, commercial vehicles, and use of common areas. In condos, especially high-rises, rules tend to be more detailed due to shared systems and security. Townhome HOAs may allow more flexibility with exterior paint or small yard changes, but this varies.
Local patterns can help you focus your search. In east Boca and along A1A, waterfront and coastal condos deliver amenities like pools, fitness centers, and sometimes valet or marina access. Downtown near Mizner Park, mid-rise and high-rise condos offer convenient access to dining, arts, and shopping. West Boca and inland areas feature gated townhome communities and master-planned neighborhoods with a range of amenities and newer construction. There are also age-restricted options with organized activities and bundled services.
Questions to ask by property type:
- Waterfront condo: What is the seawall condition, are there marina slips and fees, and what is the flood zone? Any special assessments tied to coastal maintenance?
- Older garden-style condo: What is the roof replacement schedule, elevator modernization plan, and plumbing history? Are there recent engineering reports?
- Townhome with HOA: Who maintains roofs and exteriors? Are driveways and garages considered part of the unit or common elements? What is the exact scope of HOA maintenance?
Quick decision guide
Choose a condo if you want:
- A lock-and-leave lifestyle with many exterior and structural items handled by the association.
- Amenity access like pools, gyms, and security that is bundled into monthly fees.
- A simplified maintenance experience and potentially higher service levels.
Choose a townhome if you want:
- More private space, a garage, or a small yard with fewer shared areas.
- Fee-simple ownership that can be easier to finance and insure like a single-family home.
- More control over certain exterior elements, subject to HOA rules.
Buyer due diligence checklist
Request and review these items before you are locked in:
- Current budget, most recent audited financials or review, and the reserve study.
- Master insurance declarations, including wind and flood policies where applicable.
- Six to twelve months of board meeting minutes and any notices of special assessments.
- Governing documents: declaration, bylaws, rules and regulations, and maintenance matrix.
- Delinquency rate, litigation history, and management company agreement.
- Clarification of what utilities and services are included in dues.
Key questions to ask:
- Who maintains the roof, exterior walls, windows, fencing, and landscaping?
- What do monthly dues cover exactly, and which utilities are included?
- Are short-term rentals allowed, and what are the minimum lease terms?
- Are there planned assessments or major capital projects on the horizon?
- What are the insurance deductibles, and how is loss assessment coverage handled?
- What is the flood zone for the address, and will a lender require flood insurance?
Red flags that merit deeper review:
- Low reserve funding or rising delinquencies.
- Active or frequent litigation involving the association.
- Large or sudden special assessments without a clear plan.
- Lack of recent structural or roof inspections after major storms.
- High management turnover or missing financial documents.
Work with a local guide
Your choice in Boca Raton comes down to how you want to live, what you want to maintain, and how the numbers pencil out over time. The right agent will help you compare fees, insurance, financing options, and lifestyle tradeoffs across specific communities and buildings, then negotiate terms that protect your interests. If you are ready to compare real options and review the documents together, connect with Premiere Realty, LLC for local, hands-on guidance.
FAQs
What is the main difference between a Boca Raton condo and a townhome?
- A condo owner typically owns the interior unit and shares common elements managed by a condo association, while a townhome may be fee-simple with the owner responsible for the structure and land or condo-titled with association-managed exteriors.
How do HOA or condo fees in Boca Raton typically work?
- Condo dues often cover exterior maintenance, building insurance, reserves, and amenities; townhome HOA dues usually cover common areas and landscaping, with exterior maintenance varying by the governing documents.
Do Boca Raton condos require special financing approvals?
- Many lenders require project-level reviews for condos and may follow HUD or Fannie Mae guidelines, while fee-simple townhomes are often financed like single-family homes.
Will I need flood insurance for a Boca Raton condo or townhome?
- If the address is in a FEMA flood zone and you have a loan, your lender may require flood insurance; check the FEMA Flood Map Service Center and confirm with your lender and insurer.
Which is better for a lock-and-leave lifestyle in Boca Raton?
- Condos, especially full-service buildings, tend to offer the most convenience with exterior and amenity maintenance handled by the association, though some townhomes also provide low-maintenance living depending on the HOA.
Where can I verify taxes and association rules before buying in Boca Raton?
- For taxes and assessed values, visit the Palm Beach County Property Appraiser; for rules, request the association’s full governing documents, budgets, reserves, and meeting minutes before you commit.
