Condo vs Single-Family Living In Highland Beach

Trying to decide between a low‑maintenance condo and a private single‑family home in Highland Beach? You are not alone. Many Northeast buyers weigh convenience, privacy, boating, and beach access before choosing. This guide breaks down what changes most between the two, from maintenance and fees to dockage, insurance, and association rules, plus a practical shortlist checklist. Let’s dive in.

Highland Beach at a glance

Highland Beach is a narrow barrier‑island town between Boca Raton and Delray Beach with the Atlantic Ocean on one side and the Intracoastal Waterway on the other. Housing is mostly mid‑ and high‑rise condos with a smaller pocket of single‑family and townhomes, many on the water. The island setting shapes daily life, including parking, building services, and access to boating and beach. To confirm local rules, start with the Town of Highland Beach website.

Maintenance and control

Condos: what you handle

Condo associations typically maintain the exterior, roof, common areas, elevators, landscaping, and shared systems. Your responsibility usually focuses on interior finishes and any limited common elements, defined in the building’s declaration. If you plan to use the home seasonally, the on‑site services and building oversight can reduce day‑to‑day tasks when you are away.

Single‑family: your responsibilities

With a single‑family home, you control the exterior, yard, and any dock or seawall on your lot. That also means budgeting for landscaping, pool care, hurricane prep, and post‑storm repairs. If the home sits in an HOA, the association may maintain gates, roads, or shared amenities, but you are usually responsible for the home’s exterior.

Fees, assessments, and insurance

Condo fees and assessments

Monthly condo dues usually cover common maintenance, master building insurance, reserves, security, trash, and amenities. Fees vary by age, services, and waterfront exposure. Always request the budget, reserve study, insurance declarations, and recent meeting minutes to see if large projects or special assessments are coming.

Single‑family: HOA or no HOA

In single‑family communities with an HOA, dues often cover limited common items like gates and landscaping. If there is no HOA, you handle direct costs such as maintenance, utilities, and insurance, which can vary year to year. Compare the full picture for each property, not just dues.

Coastal insurance basics

Coastal properties face wind and flood risks. For condos, the building carries a master policy; you will typically add an HO‑6 policy for your interior and liability. For single‑family homes, you will need homeowners coverage with wind and, if required, a separate flood policy. Check your flood zone using the FEMA Flood Map Service Center and review carrier trends with the Florida Office of Insurance Regulation. Get quotes early to confirm insurability and cost before you commit.

Waterfront and beach access

Dockage options to expect

Many single‑family waterfront homes include private docks with ICW or canal access. Docks come with upkeep, including seawall, pilings, and boatlift maintenance. Some condos offer marinas with deeded or assigned slips, while others provide rental slips or shared docks. Availability can be limited and may involve waitlists. Confirm whether a slip is deeded or leased, the rules on vessel size, and any liveaboard or maintenance restrictions.

Permits and environmental rules

Any work on docks, seawalls, or dredging typically requires permits. Start by confirming prior permits and approvals. Oversight can involve the U.S. Army Corps of Engineers and the Florida Department of Environmental Protection, especially for work that affects federal or state waters and sensitive habitats.

Beach access realities

Many condo developments and some single‑family properties offer private or semi‑private beach access, often with rules on usage and guests. Public access points in Highland Beach are limited. Verify the specific access, dune conditions, and any association restrictions before you buy.

Rules that shape lifestyle

Pet policies

Each association sets its own pet rules, often with limits on number, weight, and where pets are allowed. If you travel with pets or plan to rent, get the policy in writing. Note that service and assistance animal protections apply under federal and state law. For general guidance, review the HUD Fair Housing guidance.

Rental and occupancy

Associations commonly set minimum lease terms and may cap the number of units that can be rented. Municipal rules can also apply. Confirm both the association’s rental policy and any town licensing or tax requirements. Ask for written policies and a history of enforcement.

Association governance and health

Florida condos are governed by the Florida Condominium Act (Chapter 718), while many single‑family HOAs fall under the Homeowners’ Association Act (Chapter 720). Before you buy, request the budget, reserve study, recent meeting minutes, master insurance declarations, and rules and regulations. Watch for low reserves, ongoing litigation, repeated special assessments, or high deductibles that shift costs to owners.

Build your shortlist

Pre‑shortlist research

• Match your priorities: waterfront or near‑beach, slip included or nearby marina options, building age, and amenities.
• Request documents early: association budget, reserves, insurance declarations, rules, and meeting minutes.
• Obtain preliminary wind and flood insurance quotes to confirm affordability and carrier options.

In‑person verification

• Confirm flood zone and obtain an elevation certificate if available.
• For condos: ask about recent exterior envelope work, balcony repairs, elevator condition, and redundancy.
• For single‑family waterfront: inspect seawall, dock, and lift condition and ask for permit history.
• Check parking realities: guest parking rules in condos and garage or driveway capacity for single‑family.

Engage the right pros

• Real estate attorney to review association and closing documents.
• Licensed home inspector with coastal experience; marine contractor for docks.
• Insurance broker specializing in wind and flood for Palm Beach County.
• Property manager for seasonal services and storm prep.

Northeast seasonal specifics

• Travel logistics and timing for arrivals and departures.
• Storm readiness: impact glass or shutters, generator provisions, and building storm plans.
• Storage for beach gear and bikes, and any rules on seasonal storage.

Cost model to compare apples to apples

Build a 12‑month budget for each candidate property:

• HOA or condo dues and any special assessment risk
• Property taxes from the Palm Beach County Property Appraiser
• Homeowners, wind, and flood insurance
• Utilities, landscaping, pool, and dock upkeep if applicable
• Reserve contributions for anticipated repairs
• Property management for absentee periods and travel costs
• If allowed, projected rental income and carrying cost offset

Which fit suits your goals?

• Choose a condo if you want simplified exterior maintenance, on‑site services, and often direct beach access, and you are comfortable with shared amenities and rules on pets and rentals.
• Choose a single‑family home if you prioritize privacy, control over your lot and dock, and flexibility on use and modifications, and you are prepared to handle or delegate maintenance.

If you want a curated shortlist that fits your lifestyle, budget, and boat or beach priorities, let’s talk. For design‑savvy guidance and private, end‑to‑end representation, connect with Tanya Ajay to Schedule a Private Consultation.

FAQs

Are condo fees higher than single‑family HOA dues in Highland Beach?

• Typically yes, because condo fees cover building systems, shared amenities, and master insurance, while single‑family HOAs often fund fewer items. Always compare specific budgets.

Can I count on a private dock with Highland Beach waterfront homes or condos?

• Single‑family waterfront lots are more likely to have private docks. Some condos offer deeded, assigned, or rental slips, often with limited availability or waitlists. Verify the slip status in writing.

Do Highland Beach condos allow short‑term rentals like weekly stays?

• Policies vary. Many associations and some municipalities restrict short‑term rentals. Get the written rental policy and check for any local licensing or tax obligations before you buy.

How should I budget for wind and flood insurance on the coast?

• Costs depend on flood zone, elevation, construction, and claims history. Obtain quotes early from coastal‑savvy insurers and confirm lender flood requirements for your property.

What hidden costs surprise seasonal buyers most in Highland Beach?

• Potential special assessments, high hurricane deductibles, seawall and dock repairs, and property management fees. Review reserves, insurance details, and meeting minutes to anticipate expenses.