Thinking about buying in Palm Beach Gardens but not sure whether a condo association or an HOA is the better fit? You are not alone. The rules, fees, and maintenance can look similar at first, yet the day‑to‑day experience and long‑term costs can be very different. This guide breaks down what you actually own, what you pay for, how insurance works, and which documents to review before you write an offer. Let’s dive in.
Florida basics you should know
Florida has two main laws that shape community living. Condominiums follow Florida Statutes Chapter 718. Homeowners associations follow Florida Statutes Chapter 720. The Florida Department of Business and Professional Regulation offers plain‑language guidance for consumers on condos and associations, which is a helpful starting point if you are new to Florida community rules. You can explore their resources on the DBPR’s consumer pages.
Since 2021, building safety and reserves have been under closer watch statewide. Many associations have updated inspections or reserve studies. You will want to review any recent structural or engineering reports as part of your due diligence.
HOA vs. condo at a glance
- Condos: You own the interior of your unit plus a share of the common elements. The association maintains the building exterior and shared systems. Dues are often higher, but more is covered.
- HOAs: You typically own the land and the home. The association maintains community areas. Dues are often lower, but you handle your roof, exterior, and yard unless the documents say otherwise.
- Either type can have rules on rentals, pets, parking, and renovations. The governing documents control the details.
What you own and control
Condo ownership
In a condominium, you own the interior of a defined unit and a shared interest in the common elements, such as the roof, exterior walls, elevators, hallways, parking areas, and amenities. The association is responsible for maintaining and insuring those shared elements. You handle maintenance and upgrades inside your unit unless a repair involves a common element.
HOA ownership
In a typical HOA community of single‑family homes, you own the structure and the lot. You are usually responsible for the exterior of your home, your roof, your driveway, and your yard. The HOA maintains shared areas like entrances, landscaping in common spaces, clubhouses, security gates, and some roads inside the community. Some villa or townhome neighborhoods shift roof or exterior care to the association, so always check the covenants.
Maintenance and daily life
Condo maintenance
Condo associations often deliver a “lock‑and‑leave” lifestyle. Dues usually cover building exterior maintenance, roof care, painting, building systems, elevators, and grounds. You handle inside items like appliances and interior finishes. If you prefer minimal exterior chores, condos can be a strong fit.
HOA maintenance
HOAs maintain common spaces and amenities, but you handle your home’s exterior and your yard. Some Palm Beach Gardens communities advertise maintenance‑included living, where the HOA covers lawn care or even roofs for attached homes. The only way to know what is included is to read the governing documents and the current budget.
Fees, reserves, and special assessments
What dues cover
- Condos: Dues often include building insurance, exterior maintenance, reserves for major items, and sometimes utilities or cable. They are commonly higher because the association has more to maintain.
- HOAs: Dues often cover common landscaping, amenities, security, and management. They can be lower, but you should budget separately for roof, exterior work, and homeowners insurance.
The dollar amount matters, but what matters more is what those dues actually cover. Two properties with the same monthly fee can have very different owner responsibilities.
Reserves and assessments
Both condos and HOAs maintain reserves for long‑term repairs. When reserves fall short, boards can levy special assessments. In practice, condo reserves tend to be larger because they must cover expensive building elements. Ask for the latest reserve study and the current reserve balance. Organizations like the Community Associations Institute publish guidance on reserve planning and owner best practices that can help you understand what “healthy” looks like.
Post‑inspection landscape
After heightened scrutiny statewide, many associations have updated inspections and transparency around structural needs. Ask for any recent structural or engineering reports and for meeting minutes that discuss repairs or funding plans.
Insurance in Palm Beach Gardens
Condo insurance
The condo association typically insures the building structure and common areas. Exact coverage varies by the declaration, so confirm whether the master policy covers interior walls or only structural components. As an owner, you normally buy an HO‑6 policy to cover your personal property, interior improvements, loss assessment, and liability.
HOA insurance
An HOA insures common areas and facilities. You carry a homeowner’s policy, often an HO‑3, to cover your dwelling, personal property, and liability. In some attached townhome regimes, the association might insure roofs or exterior walls similar to a condo. Check the documents to be sure.
Flood and hurricane considerations
Parts of Palm Beach Gardens face coastal storm exposure and flood risks. Confirm flood zone status and elevation. You can look up a property’s flood zone using the FEMA Flood Map Service Center. For parcel data and tax details, use the Palm Beach County Property Appraiser. If you want to check permit history or inspection records for a property, visit the City of Palm Beach Gardens Building and Permitting resources. Lenders may require flood insurance in certain zones, and it can be wise to carry it even when not required.
Governance, approvals, and rules
How boards operate
Both condos and HOAs have elected boards and must follow state statutes on meetings, votes, budgets, and records. Condominiums operate under Chapter 718. HOAs operate under Chapter 720. For consumer guidance and owner rights, the DBPR’s condo and association resources are helpful.
Approvals and renovations
- HOAs often require Architectural Review Board approval for exterior changes like paint colors, fences, or roofing.
- Condos restrict alterations that affect common elements or building systems. Many require board approval for work that touches plumbing, electrical, windows, or structural walls.
Rentals and pets
Both association types can limit rentals, set minimum lease terms, require registrations, and set pet rules. Short‑term rentals may be limited or banned. Always read the Rules and Regulations before you commit.
What you will find in Palm Beach Gardens
Palm Beach Gardens offers a wide mix of community types. You will find:
- High‑rise and mid‑rise condos where the association covers building systems and amenities, paired with higher dues and less exterior responsibility for you.
- Golf and country‑club communities with master associations and sub‑associations. You may encounter more than one layer of dues and rules.
- Master‑planned neighborhoods with a master association and neighborhood‑level associations. Budget for multiple assessments.
- Townhome and villa communities that can be structured as condos or as HOAs. Sometimes the association handles exterior or roof care, and other times it does not. Read the declaration to confirm.
The takeaway is simple. In Palm Beach Gardens, layered governance is common. Ask early if there are both a building association and a master association so you can budget accurately.
Buyer checklist: documents and details
Get the full disclosure package early and give yourself time to review. Here is what to request:
For condos
- Declaration of Condominium, Articles, Bylaws, and current Rules and Regulations
- Current budget, reserve study, and audited financials if available
- Master insurance policy certificate and summary of what it covers
- Recent meeting minutes for the last 6 to 12 months
- Any structural or engineering reports and scheduled inspections
- Estoppel or resale certificate with fee and assessment disclosures
- Any notices about upcoming projects or special assessments
For HOAs
- CC&Rs, Articles, Bylaws, and current Rules and Regulations
- Current budget, reserve study, and maintenance schedules
- Master insurance policy certificate
- Recent meeting minutes for the last 6 to 12 months
- Estoppel or resale certificate with fee, violation, and assessment disclosures
- Information about private road upkeep, security, or gate systems
Questions to ask
- What do the monthly assessments cover in detail? Include roof, exterior, insurance, landscaping, cable or internet, water, security, reserves, and management.
- What is the current reserve balance? When was the last reserve study done, and is there a funding plan?
- Have there been any special assessments in the last five years? Are any planned?
- Is there pending litigation involving the association?
- What does the master insurance policy cover versus what I need to insure?
- Are rentals allowed? Any minimum lease terms or owner‑occupancy rules?
- What are the pet, parking, and modification rules? How long do approvals take?
- Are there recent structural or engineering reports? What do they recommend?
- If in a flood zone, what mitigation or drainage projects are underway?
Budget smart: compare total monthly cost
Look beyond the purchase price and simple dues number. Build a side‑by‑side of your expected monthly outlay:
- Mortgage payment and property taxes
- HOA or condo dues and any master association dues
- Owner insurance policy and potential flood policy
- Utilities not included in dues
- Set‑aside for ongoing maintenance you are responsible for
This view helps you compare a condo with higher dues but fewer exterior costs to a home in an HOA with lower dues but more owner maintenance.
Financing and approvals
Lenders will review association budgets, insurance, reserves, and occupancy ratios, especially for condos. Work with a lender experienced in Florida associations. Request the association documents early to avoid delays with approvals or questionnaires.
Your next step in Palm Beach Gardens
Choosing between an HOA and a condo association is really about lifestyle, risk tolerance, and how hands‑on you want to be with maintenance. If you want a simple, low‑maintenance setup, a condo may fit. If you want more autonomy over your home and yard, an HOA community may be better. Either way, a careful review of the budget, reserves, insurance, and rules will protect your investment.
If you would like help comparing communities, understanding reserves and insurance, or reviewing disclosure packages, connect with Susan Gizzi Winch for a clear, concierge experience rooted in deep local expertise.
FAQs
What is the legal difference between condos and HOAs in Florida?
- Condos follow Chapter 718 and HOAs follow Chapter 720, which set rules for budgets, meetings, records, and owner rights.
Do condo dues in Palm Beach Gardens cover insurance?
- They usually include the master policy for the building and common elements, but you still need an HO‑6 policy for interior improvements, personal property, liability, and loss assessment.
Are HOA dues always lower than condo dues?
- Often yes, because HOAs maintain fewer structural items, but master‑planned or amenity‑heavy communities can have high HOA dues, so compare what each fee actually covers.
How can I check a property’s flood zone in Palm Beach Gardens?
- Look up the address using the FEMA Flood Map Service Center and confirm details with your insurer and lender.
What documents should I review before buying a condo?
- Ask for the declaration, bylaws, rules, budget, reserve study, insurance certificate, meeting minutes, structural reports, and the estoppel or resale certificate.
Where can I find consumer guidance on Florida condo rights?
- The DBPR’s condo and association resources provide plain‑language guidance and contact information for assistance.
