Condo Vs. Townhome In St. Augustine

Trying to choose between a condo and a townhome in St. Augustine? You are not alone. With coastal charm, historic streets, and a mix of newer planned communities, the right fit depends on how you want to live, what you want to maintain, and how you plan to finance and insure your home. In this guide, you will learn the practical differences, true costs, local risks like flood exposure, and what to review before you buy or sell. Let’s dive in.

Condo vs. townhome basics

What a condo means in Florida

A condominium owner typically owns the interior of the unit and a shared interest in common elements, such as the roof, exterior walls, grounds, and amenities. The condominium association manages those common elements under Florida Statutes Chapter 718. The association carries a master insurance policy for the common areas and may insure building exteriors, while you usually carry an HO-6 policy for the interior and contents.

What a townhome means in Florida

Many townhomes in St. Johns County are fee-simple. You own the structure and the land under it. Common areas, if any, are maintained by a homeowners’ association that follows Florida Statutes Chapter 720. In fee-simple communities, you may be responsible for insuring the entire dwelling, similar to a single-family home, unless the HOA documents say otherwise. Some attached townhomes are legally structured as condos, so always check the recorded documents.

What to verify in St. Augustine

• Confirm the legal type by reviewing the recorded plat and declaration. An attached unit can be a condo or a fee-simple townhouse.
• Review association governing documents, budgets, reserve studies, and meeting minutes for the last year.
• Clarify the master insurance scope and whether you need walls-in coverage only or full dwelling coverage.

Total cost: fees, insurance, and assessments

Monthly fees and what they cover

Condo fees often run higher because they may include exterior building maintenance, landscaping, amenities, management, and reserves. Townhome fees can be lower if you handle your own exterior maintenance. Fees vary by community. The only way to compare fairly is to study the association budget and the most recent reserve study.

Insurance differences that matter

• Condos: You usually carry an HO-6 policy for the interior and contents, plus loss assessment coverage. The association’s master policy handles common elements and sometimes building exteriors. Deductibles and policy limits matter.
• Townhomes: In fee-simple settings, you often need a dwelling policy that covers the structure and contents. If the HOA insures exteriors, your individual policy may be interior-only. Confirm through the declaration and insurance summary.

Flood risk on the coast

Flood risk is a key cost factor around Anastasia Island, Vilano Beach, and other coastal areas. Flood insurance is separate from typical homeowner and condo policies. Association flood policies rarely cover your personal contents. Verify your flood zone through FEMA maps and ask for any available elevation certificate. Get quotes early to understand the full cost.

Taxes and homestead

Property taxes are assessed the same way for condos and townhomes. If you make the property your primary residence, you can apply for Florida’s homestead exemption and Save Our Homes benefits, when eligible.

Special assessments and reserves

Both condos and HOAs can levy regular and special assessments. In older coastal buildings, roof, balcony, and façade projects can add significant one-time costs. Review the last two to three years of budgets, reserve studies, and meeting minutes. Ask directly about planned capital projects.

Financing and resale considerations

Condo lending essentials

Lenders look closely at condos. They want healthy association finances, adequate reserves, and acceptable owner-occupancy ratios. Projects with litigation or major deferred maintenance can limit loan options or raise rates. If you plan to finance, confirm the condo’s eligibility with your lender early in the process.

Townhome lending

Fee-simple townhomes typically follow single-family lending standards and can be easier to finance. That said, lenders still review HOA health and restrictions. Get prequalified with a lender who understands St. Augustine’s coastal and multifamily nuances.

Resale in St. Augustine

• Condos near the historic district or beaches can appeal to buyers who value proximity and amenities. Project approval and rental rules can influence marketability.
• Townhomes in master-planned communities often draw buyers seeking a lower-maintenance single-family feel. Exterior maintenance responsibilities and HOA stability affect value.

Neighborhood fit across St. Augustine

Historic Downtown and nearby

You may find smaller condo options close to restaurants, galleries, and historic sites. This area often attracts buyers who prioritize walkability and low-maintenance living. Review parking policies, noise considerations, and association rules before you commit.

Anastasia Island and coastal areas

Many condo and townhome communities sit near the beach. Flood exposure, salt corrosion, and windstorm coverage are important cost drivers. Review roof age, balcony conditions, and any recent hurricane-related repairs noted in association minutes.

Planned communities and suburbs

Areas such as Palencia and World Golf Village feature townhomes and amenities like pools, trails, and club access. These neighborhoods often appeal to longer-term residents who want a community setting with managed common spaces. Confirm HOA coverage for exterior maintenance and community rules.

Renting your condo or townhome

Short-term rentals are part of the local economy, but rules vary. City and county regulations set registration and tax requirements for transient lodging. Associations can be stricter than local rules. Before you rely on rental income, confirm:

• Whether short-term rentals are allowed and any minimum lease terms.
• Registration steps and occupancy tax requirements.
• Owner-occupancy ratios and rental caps within the community.

Buyer checklist: what to review

Use this list to avoid surprises and make a confident decision:

• Legal structure

  • Confirm whether the unit is a condominium or fee-simple townhome in the recorded documents.

• Association and financials

  • Declaration, bylaws, CC&Rs, rules and regulations.
  • Current budget, last year’s financials, the most recent reserve study, and any audit or treasurer report.
  • Board meeting minutes for the last 12 months, plus notices of planned projects or litigation.
  • Resale certificate or estoppel letter showing assessments, arrears, and key rules.

• Insurance

  • Association’s master policy, declarations page, and deductibles.
  • Your required policy type: HO-6 for condos, dwelling policy for most fee-simple townhomes.
  • Flood insurance needs based on flood zone and elevation certificates.

• Property condition

  • Condos: exterior façade, roofline, balconies, elevators, entry security, and signs of leaks.
  • Townhomes: roof, siding and trim, grading and drainage, driveway and garage operation, and irrigation.
  • Coastal checks: salt corrosion, hurricane repair history, and elevation relative to base flood elevation.

• Lending and intent to rent

  • Ask your lender about condo project approval and any limits on condo loans.
  • If you plan to rent, confirm association restrictions and local registration requirements.

Seller checklist: prepare to win

• Gather the association package: declaration, bylaws, rules, budget, reserve study, insurance summary, and meeting minutes.
• Disclose any planned special assessments or capital projects.
• Address maintenance that could affect buyer financing or inspections, such as roofs, balconies, or exterior paint.
• Price with context. Consider fee levels, reserve health, and rental rules that may influence buyer demand.

Simple decision guide

• Choose a condo if you prefer a low-maintenance lifestyle and are comfortable with higher monthly fees that typically cover exteriors and amenities.
• Choose a fee-simple townhome if you want more control over your property and potentially easier financing, and you are willing to manage more of the exterior maintenance.
• In coastal zones, factor flood insurance, elevation, and corrosion into your long-term costs.
• In any community, prioritize the association’s financial health, reserves, and rule set. These drive cost today and resale tomorrow.

Next steps

If you are torn between a condo and a townhome in St. Augustine, start by clarifying your maintenance preferences, insurance tolerance, and financing plan. Then compare two or three target communities side by side using budgets, reserve studies, insurance summaries, and flood data. When you are ready, get prequalified with a local lender who understands coastal properties and secure quotes for homeowner and flood insurance to confirm your true monthly cost.

You do not have to navigate this alone. For a calm, strategic path to the right coastal home, reach out to Goodman Group Luxury Real Estate for local guidance and to Get Your Instant Home Valuation.

FAQs

What is the legal difference between a condo and a townhome in Florida?

• Condos are governed by Chapter 718 and usually include ownership of the unit interior plus shared common elements, while fee-simple townhomes often fall under Chapter 720 with ownership of the structure and underlying land.

How do condo fees compare to townhome HOA fees in St. Augustine?

• Condo fees are often higher because they typically include exterior maintenance and amenities. Townhome fees can be lower if you handle more of the exterior yourself.

Do I need flood insurance for a condo or townhome near the beach?

• Flood insurance is usually separate from standard policies. Coastal areas often sit in mapped flood zones, so verify your zone and elevation and get quotes early.

Is condo financing harder than townhome financing?

• Often yes. Lenders review condo project approval, reserves, and owner-occupancy. Fee-simple townhomes generally follow single-family standards and can be easier to finance.

What documents should I review before buying in a St. Augustine association?

• Request the declaration, bylaws, rules, budget, reserve study, insurance summary, board minutes for the past year, and a resale certificate or estoppel letter.

How do rental rules affect my decision to buy a condo or townhome?

• Association rules can limit lease terms or cap rentals. City and county rules also apply. Confirm all restrictions and registration requirements before relying on rental income.