HOA, POA, or Condo? Palm Beach Gardens Buyers Guide
Trying to compare a Palm Beach Gardens condo to a home in a gated community, only to get lost in HOA, POA, and condo rules? You are not alone. The type of community you choose affects what you own, what you insure, and what you pay, plus how you can use the property. In this guide, you will learn the key differences, what fees really cover, the approvals and restrictions to expect, and a step-by-step due diligence checklist. Let’s dive in.
| Community type | What you own | Who insures what | Typical fee ranges in Palm Beach Gardens | Common rules and approvals |
|---|---|---|---|---|
| Condominium | Interior of your unit plus an undivided share of common elements | Association typically insures building structure and common elements; you carry interior/unit (HO-6). Flood is separate. | Several hundred to $1,500+ per month depending on staffing, insurance, and reserves | Buyer application/approval possible; rental minimums and caps common; pet and parking rules; interior renovations may need approval if systems/common elements are impacted |
| HOA (single-family) | Your lot and the home, including exterior | You typically insure the entire structure (HO-3). Association insures common areas. Flood is separate. | A few hundred dollars per year up to a few hundred per month for low-amenity; more in gated or high-amenity communities | Architectural control for exterior changes; buyer applications may apply; rules on parking, signage, and use |
| POA (master association) | Same as your sub-community; POA covers shared amenities across multiple neighborhoods | Owners insure their home or condo unit; POA insures shared facilities | You may pay both master POA and sub-association assessments; totals vary by amenity level | Subject to both master and sub rules; approvals and restrictions can layer |
Florida treats condominiums and homeowners’ associations under different statutes, which shape your obligations and protections. Condominiums follow Chapter 718 of the Florida Statutes. Homeowners’ and most master property owners’ associations follow Chapter 720. The terminology in the recorded documents matters, because it defines your unit or lot boundaries and who insures the structure.
In a condo, you usually own the interior of the unit and a shared interest in common elements like the exterior walls, roof, elevators, and lobbies. The association typically insures the building structure and common elements. You carry an HO-6 policy for interior finishes and contents. Ask where the unit boundary is defined in the declaration, such as drywall inward or slab to slab, because that drives what your policy must cover. Flood is not automatic, so evaluate FEMA zone exposure and separate flood coverage.
In an HOA, you own the lot and the entire home, including the exterior. Your homeowner policy (often HO-3) typically covers the full structure. The association insures only association-owned property and common areas, such as gates, private roads, or parks. If you are near the coast or Intracoastal, consider flood exposure independently. Special assessments can arise if association reserves or insurance are not sufficient for large repairs or storm damage.
A POA often sits above multiple sub-communities and manages shared amenities like gates, lakes, and clubhouses. You may pay a master POA fee in addition to your sub-association fee. You are also subject to both sets of rules, so approvals and restrictions can overlap. Confirm which association is responsible for what, and which entity you will pay.
Recurring assessments usually pay for common area maintenance, landscaping, gates and security, management, reserve funding, and shared amenities such as clubhouses, gyms, or pools. In condos, fees often also include building insurance and common utilities. Some communities negotiate cable or internet bulk contracts.
Ask specifically what is included. Two similar buildings can have very different line items, such as a doorman, on-site management, or bulk media contracts, which change the bottom line.
Healthy associations plan for big-ticket items with reserves. A reserve study evaluates the remaining life of major components like roofs, elevators, paving, or seawalls, then recommends annual funding levels. Well-run associations keep current studies and fund reserves at prudent levels. Underfunding raises the risk of special assessments or borrowing.
Review the most recent budget, reserve balances, and any planned projects. Ask whether the association has imposed special assessments in the past three to five years and whether any are under consideration. High delinquency rates or operating deficits can also hint at future assessments.
Many Palm Beach Gardens communities use architectural review for exterior changes. Expect to submit paint colors, landscape plans, or additions for approval with stated timelines. Condo renovations that affect building systems or common elements will need formal approval.
Some associations require buyer applications and board approvals that may include credit or background checks, references, proof of funds, or an interview. Leasing is often regulated, with minimum lease terms, caps on the percentage of rented units, or limits on short-term rentals. You will also find rules around pets, signage, vehicle and boat storage, guest parking, noise, and holiday décor. Enforcement can include fines or suspension of amenities.
Completing your homework early helps you avoid surprises and negotiate with confidence. Ask for these items before or as soon as you go under contract.
Palm Beach Gardens offers a mix of waterfront condos, gated golf enclaves, and master-planned single-family neighborhoods. Amenity levels and fees tend to be higher than county averages for comparable product types due to items like golf course maintenance, private security, and waterfront infrastructure. Coastal and Intracoastal locations may bring additional costs, including seawall maintenance and separate flood insurance.
Important offices and resources include the Palm Beach County Clerk and Comptroller for recorded declarations and amendments, the Palm Beach County Property Appraiser for property tax and homestead information, and the City of Palm Beach Gardens for permitting and local ordinances. The Community Associations Institute offers governance best practices that can help you understand how reserves, meetings, and board duties should work.
Protect your interests with the right team. Your real estate agent should be experienced with associations and local due diligence. A Florida real estate or association attorney can review Chapter 718 or 720 requirements alongside your governing documents, budgets, and reserve studies. Consider separate home, condo, and flood inspections to evaluate building systems, drainage, and coastal risk.
Ready to compare specific Palm Beach Gardens communities and fees side by side? Reach out to the team that lives and breathes northern Palm Beach neighborhoods. The Wolfe Team can help you request the right documents early, interpret the fine print, and design a purchase strategy that aligns with your lifestyle and timeline.
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