Condo vs Single Family Homes in Boca & Highland Beach

What does your ideal day on the Boca coastline look like: grabbing the elevator down to a private beach path, or stepping into your own backyard by the pool? If you are choosing between a condo in Highland Beach or a single-family home in Boca Raton, you are weighing more than price. You are balancing costs, maintenance, insurance, amenities, rules, and coastal risk. This guide breaks down the tradeoffs so you can match your lifestyle and budget with the right property type. Let’s dive in.

The local picture

Highland Beach is a narrow, oceanfront town with many condo towers and a few single-family pockets. Boca Raton offers both oceanfront condos and a wider range of single-family neighborhoods inland and along the Intracoastal. Micro-markets can shift by block, building age, elevation, and lot depth, so it pays to compare specific properties, not just the property type.

Cost basics: what you pay

Purchase price and property taxes

Condo pricing reflects building age, floor height, views, amenities, and the association’s financial health. Single-family pricing leans on lot value, outdoor space, pool features, and, for waterfront, the condition of the seawall and dock. Property taxes are assessed by Palm Beach County plus local municipalities. If the home is your primary residence, you may qualify for a homestead exemption and the Save Our Homes cap. You can review parcel history and assessments on the Palm Beach County Property Appraiser site.

HOA fees vs. private maintenance

In condos, monthly HOA fees typically cover common areas, exterior insurance under the building’s master policy, landscaping, amenities, and sometimes water, waste, and cable. Fees vary by building size and service level. In single-family homes, there may be no HOA fee, or a smaller neighborhood fee that only covers shared areas. You are responsible for your roof, exterior, landscaping, pool, driveway, and any seawall or dock repairs.

Insurance reality on the coast

Flood insurance is required by lenders if the property sits in a Special Flood Hazard Area. Many coastal addresses do. Single-family oceanfront or near-ocean homes often carry higher windstorm deductibles and premiums. Condo owners purchase an HO-6 policy for interiors and contents, while the association insures the structure and common elements. Always review the scope and deductible of the condo’s master policy since large deductibles can be shared by owners. For market context and options, consult the Florida Office of Insurance Regulation and the state-backed Citizens Property Insurance Corporation.

Reserves and special assessments

Condo associations fund reserves for major items like roofs, elevators, and building systems. If reserves are low, owners may face special assessments. On the single-family side, you should budget for major items over time: roof replacement, impact windows or shutters, HVAC, pool equipment, and seawall upkeep where applicable.

Maintenance and control

What the association handles

In a condo, the association manages the building envelope, common systems, landscaping, and amenities. You have fewer day-to-day tasks, which many part-time residents value.

Your responsibilities in a house

With a single-family home, you control everything and handle everything. You decide on improvements and materials, subject to zoning or any HOA architectural guidelines, and you bear the costs for upkeep and replacements.

Governance and rules you agree to

Condos operate under a board and governing documents set by the Florida Condominium Act, Chapter 718. Single-family HOAs follow a similar framework under Chapter 720. Before you buy, review election rules, budgets, reserves, pet policies, rental limits, parking, and any litigation history. Since the 2021 Surfside tragedy, building inspection and recertification standards have tightened in the region. Ask for the building’s inspection history and any engineering reports.

Coastal risk and readiness

Flood zones, elevation, and seawalls

Flood risk, elevation, and seawall condition are critical on the coast. Use the FEMA Flood Map Service Center to confirm flood zones and request an elevation certificate when available. For a longer view of sea level rise exposure, check the NOAA Sea Level Rise Viewer. For waterfront single-family homes, evaluate seawall condition, permits, and repair history.

Evacuation and storm planning

Coastal properties may be subject to evacuation orders during major storms. Many condo buildings have formal preparedness and evacuation procedures, and on-site management can coordinate access and recovery. Single-family homeowners set their own plans for shutters or impact protections, generators, and relocation timing. Power restoration and access can vary by location and severity, so build a plan that fits your situation.

Insurance market dynamics

In recent years, coastal premiums and underwriting standards have shifted. Private flood policies can be an alternative to NFIP, and homeowners may use the state-backed Citizens program when private coverage is not available. Speak with a local insurance professional early, and verify windstorm deductibles and coverage exclusions before you make an offer.

Financing, rentals, and resale

Condo approvals and lending

Lenders often apply extra scrutiny to condo projects. Investor concentration, short-term rental activity, litigation, or weak reserves can affect loan options. If you need a government-backed loan, verify whether the project is on the FHA condo approval list and review Fannie Mae’s condo project guidance.

Rental rules and local regulations

Association rules and municipal codes can limit short-term rentals. Policies vary by building and neighborhood. Review the City of Boca Raton’s resources for local regulations on the City of Boca Raton website and check the Town of Highland Beach site for local ordinances at the Town of Highland Beach. Always confirm association rules on minimum lease terms, number of leases per year, and approval processes.

Liquidity and seasonality

Coastal condos often see more seasonal demand, especially in winter months, and attract part-time residents and investors. Single-family homes can appeal to more year-round households and may draw broader financing. Resale strength depends on building reputation, maintenance records, and local preferences in your price band.

Quick side-by-side comparison

• Costs
  • Condo: Predictable HOA covers many shared costs, but fees may be high and assessments are possible.
  • Single-family: Lower or no HOA fees in many areas, but you carry variable capital costs like roof, pool, and seawall.
• Maintenance and responsibility
  • Condo: Association handles exterior and common systems; you maintain interiors.
  • Single-family: You manage all structure and grounds or hire vendors.
• Amenities and convenience
  • Condo: Amenities like gyms, concierge, and beach paths are built in.
  • Single-family: Private yard, pool, and dock potential depend on your lot and investment.
• Privacy and control
  • Condo: Shared walls and rules limit changes and use.
  • Single-family: Greater autonomy over improvements within local codes.
• Coastal risk
  • Condo: Shared exposure managed by an association; access to on-site staff can help logistics.
  • Single-family: Individual exposure and costs, especially for seawalls and erosion.
• Financing and resale
  • Condo: Project-level issues can limit loans and the buyer pool.
  • Single-family: Often broader financing pathways.

Two quick buyer stories

• Part-time coastal resident: You want an easy lock-and-leave lifestyle with beach access and on-site staff. After reviewing HOA financials, master insurance, and rental rules, you choose a Highland Beach oceanfront condo with strong reserves and a history of timely capital projects.
• Year-round household: You want outdoor space, a pool, and room for pets. After checking flood zone, elevation, wind mitigation credits, and the seawall on an Intracoastal lot, you pick a Boca single-family home where you control improvements and long-term maintenance.

Your decision checklist

If you are buying a condo

• Current HOA fee and detailed list of what it covers, including the scope of the master insurance policy and the master policy deductible.
• Reserve study, audited financials, and any special assessment history.
• Recent board minutes, engineering or inspection reports, and any planned capital projects.
• Rules on pets, rentals, parking, and unit renovations.
• Project eligibility for your loan type using the FHA condo approval list and relevant agency guidance.

If you are buying a single-family home

• Recent inspections for roof, HVAC, pool, and for waterfront homes, a seawall condition report and repair history.
• Flood elevation certificate and FEMA flood zone designation from the FEMA Flood Map Service Center.
• Recent service records, wind mitigation reports, and permits for major work.

For both property types

• Confirm flood exposure and long-term vulnerability with the NOAA Sea Level Rise Viewer.
• Get insurance quotes that reflect windstorm deductibles and any lender requirements, referencing the Florida Office of Insurance Regulation and Citizens Property Insurance as needed.
• Review local rules and permitting on the City of Boca Raton website or the Town of Highland Beach.
• Check parcel data, assessed value, and tax history on the Palm Beach County Property Appraiser.

Next steps

Choosing between a Highland Beach condo and a Boca single-family home comes down to how you want to live and what risks and responsibilities you are comfortable managing. If you want built-in amenities, lower daily upkeep, and a coastal lock-and-leave setup, a condo may fit. If you want maximum control, private outdoor space, and the ability to customize, a single-family home may be the better match. When you are ready, we will help you compare specific buildings and neighborhoods, review HOA documents, model taxes and insurance, and plan improvements with Compass Concierge or explore bridge-loan options when appropriate. Schedule a private consultation with the Weppner Group.

FAQs

What should I look for in a Highland Beach condo’s HOA fees?

• Ask for the current fee, a line-by-line budget of what it covers, the master insurance scope and deductible, reserves, and any special assessment history before you decide.

What insurance do I need for a Boca Raton ocean-area condo?

• Most buyers carry an HO-6 policy for interiors and contents, evaluate flood insurance if in a FEMA Special Flood Hazard Area, and review the building’s master policy for windstorm coverage and deductibles via your insurer and the Florida Office of Insurance Regulation.

Are short-term rentals allowed in Boca Raton or Highland Beach condos?

• Many associations limit short-term rentals and may require approvals; verify local rules on the City of Boca Raton website and building documents, and confirm any Highland Beach rules on the Town of Highland Beach.

Can a condo’s condition affect my mortgage approval?

• Yes. Lenders review project eligibility, reserves, litigation, and occupancy; check the FHA condo approval list and, if applicable, agency guidance like Fannie Mae’s condo project criteria.

How do I check flood risk for a waterfront single-family home?

• Confirm the FEMA flood zone using the FEMA Flood Map Service Center, request an elevation certificate, and view long-term exposure in the NOAA Sea Level Rise Viewer.