Trying to decide between a condo and a townhome in Miami Gardens? You are not alone. Both offer lower-maintenance living, but the tradeoffs around ownership, monthly costs, insurance, and lifestyle can be very different. In this guide, you will learn the key differences, what they mean for your budget and day-to-day life, and how to do smart due diligence in Miami‑Dade. Let’s dive in.
Condo vs. townhome basics
What you own
- Condominiums: You typically own the interior of your unit and a shared interest in the common elements like the roof, exterior, lobby, pool, and grounds. Governance and owner rights follow Florida’s condo law. Review the relevant rules in Florida Statutes Chapter 718.
- Townhomes: In many cases you own the structure and the land under it as fee simple, similar to a single-family home, with an HOA that manages shared areas. Some “townhome” communities are legally condominiums, so always check the declaration. HOA communities follow Florida Statutes Chapter 720.
The practical effect: condo associations handle most exterior and shared systems, while townhome owners often control and maintain their own roof, exterior, and small yard.
Where to verify ownership
Before you fall in love with a property, confirm how it is legally structured. Use the Miami‑Dade County Property Appraiser to review the property record and legal description, then request and read the community’s recorded declaration and bylaws.
Maintenance and who handles what
Condos: walls-in vs. common elements
Condos usually shift exterior maintenance to the association. That often includes the roof, exterior paint, common HVAC systems, elevators, hallways, pools, and security. You typically handle interior items like appliances, fixtures, and finishes. Always confirm the association’s maintenance chart and insurance summary to see where the line is set.
Townhomes: exterior control and duties
Townhome HOAs may maintain landscaping, private roads, and shared amenities. You often handle your roof, exterior walls, windows, and any private yard. This gives you more control over upgrades, colors, and hurricane preparations, but it also means you should budget for periodic exterior work.
Rules that shape daily life
Both condos and townhome HOAs have covenants and rules about rentals, pets, parking, and exterior changes. These policies impact lifestyle and resale. Ask for the declaration, bylaws, rules, budget, reserve study, recent meeting minutes, and any history of special assessments before you write an offer.
Monthly costs: fees, insurance, and taxes
Your monthly budget checklist
Build your total monthly number before you choose a property type:
- Mortgage payment
- Property taxes
- Homeowner’s insurance or condo unit owner policy
- Flood insurance if required
- HOA or condo dues
- Utilities and internet
- Reserve for exterior repairs not covered by the association
For general guidance on how fees fit into homeownership costs, see the CFPB’s consumer tools on Owning a Home.
Association fees and assessments
Condo dues vary widely based on amenities and staffing. Full-service buildings with a pool, gym, and security usually cost more than smaller communities. Townhome HOAs often have lower dues, but you may spend more out of pocket on roof or exterior work. Low reserves can lead to special assessments, so study the budget, reserve funding, and past assessments closely.
Post‑Surfside, lenders and buyers look more closely at structural upkeep and reserves. In Miami‑Dade, confirm a building’s inspection or recertification status through county resources like the Building Recertification Program and review association disclosures and engineering reports when available.
Insurance differences that matter
- Condos: You usually carry an HO‑6 unit policy that covers interior improvements, personal property, liability, and loss assessment coverage. The association maintains a master policy for the structure and common areas. Review whether the master policy is “bare walls” or “all‑in.”
- Townhomes: You typically carry a policy that insures the structure plus your personal property, which can cost more than a condo unit policy.
- Flood insurance: Lenders often require it for properties in high‑risk FEMA zones. Use the FEMA Flood Map Service Center to check a specific address. For statewide consumer guidance, visit the Florida Office of Insurance Regulation.
Financing considerations
Lenders often underwrite condominiums more strictly than fee-simple townhomes. Condo projects may be reviewed for financial health, owner‑occupancy ratios, litigation, delinquencies, and reserves, and some loans require project approval. Many fee-simple townhomes finance like single‑family homes, which can mean a smoother process. If you plan to use FHA or VA financing, confirm the condo’s project approval status early.
Risk, inspections, and flood zones
Flood zones in Miami Gardens
While Miami Gardens sits inland, flood risk can still vary block by block. Look up the property’s FEMA flood zone, check the base flood elevation, and get insurance quotes during your inspection period. Start with the FEMA Flood Map Service Center and ask your lender about flood insurance requirements.
Structural health and recertification
For older buildings, Miami‑Dade’s recertification milestones can affect maintenance plans and budgets. Ask for the building’s inspection and recertification status, any engineering reports, and planned repairs. You can review county guidance on the Building Recertification Program and verify records with the association.
Red flags to ask about
- Low reserves or recent reserve waivers
- High HOA delinquencies
- Pending litigation involving the association
- Unresolved inspection findings or large planned special assessments
Amenities, parking, and lifestyle fit
Condos: convenience and services
Condos often deliver a “lock‑and‑leave” lifestyle with shared amenities like a pool, gym, or package room. Parking can be assigned, deeded, or in a garage, sometimes for an extra fee. The tradeoff is higher dues and more building rules.
Townhomes: space and privacy
Townhomes usually offer multi‑level living, a garage or driveway, and private outdoor space. You will likely manage your roof and exterior, but you gain more control over improvements. Communities may have fewer shared amenities, which can help keep dues lower.
Parking and pets
Townhomes often provide predictable parking with driveways and garages. Condo parking varies and can be limited, so confirm the number of spaces and guest parking rules. Pet policies differ by community; always review the current rules before you buy.
Market context in Miami Gardens
Inventory in Miami‑Dade includes a wide mix of condos and a smaller share of fee‑simple townhomes, and demand often follows location, commute access, and association health. To ground your search, review current pricing and absorption trends through public market snapshots from Florida Realtors Research and the MIAMI Realtors Market Intelligence. For city services and planning updates, the City of Miami Gardens site is a helpful reference.
How to choose: a quick checklist
- Lifestyle: Want low‑maintenance living with amenities? Lean condo. Want a garage, driveway, and private outdoor space? Lean townhome.
- Budget: Compare mortgage, taxes, HOA or condo dues, homeowner’s and flood insurance, utilities, and a reserve for exterior work.
- Financing: If you need FHA or VA, confirm condo project approval early. Fee‑simple townhomes often finance like single‑family homes.
- Maintenance: Low tolerance for exterior repairs points to a condo. Prefer more control and do not mind upkeep? A townhome fits better.
- Parking: Need dedicated garage or driveway most days? Townhome wins. Comfortable with assigned or garage parking? Many condos work.
- Risk: Check FEMA flood zone, association reserves, inspection history, and any litigation or planned assessments.
- Read the docs: Review the declaration, bylaws, budget, reserve study, insurance summary, meeting minutes, and estoppel before you commit.
Ready to compare real numbers and community rules side by side for Miami Gardens? Connect with Trinnette Robinson to walk through budget scenarios, review association documents, and tour neighborhoods that match your goals.
FAQs
What are the main differences between condo and townhome ownership in Miami‑Dade?
- In a condo you own the interior and share common elements, while in a fee‑simple townhome you often own the structure and land for your lot, subject to HOA rules.
How do monthly condo dues compare to townhome HOA fees in Miami Gardens?
- Condos often have higher dues due to amenities and building services, while townhome dues can be lower but you may pay more out of pocket for roof and exterior work.
Do I need flood insurance for a Miami Gardens condo or townhome?
- It depends on the property’s FEMA flood zone and your lender’s requirements; verify the address on the FEMA Flood Map Service Center and get quotes early.
Are condos in Miami harder to finance than townhomes?
- Lenders often scrutinize condo projects for reserves, owner‑occupancy, delinquencies, and litigation, while fee‑simple townhomes often finance like single‑family homes.
Who handles hurricane preparations for windows and common areas?
- Associations typically manage protections for common areas, while unit owners are responsible for their own windows and interior preparations unless the rules state otherwise.
What is a condo loss assessment and why does it matter?
- It is a charge to unit owners for a share of an uninsured or underinsured loss to common elements; having loss assessment coverage on your HO‑6 policy helps protect you.
