A townhouse sits between a condominium and a house: several floors, a private entrance, usually a garage and a small outdoor space, without the upkeep of a full lot. They offer more room per dollar than a comparable condominium, in gated communities and on quiet streets close to Las Olas and the beach. Association fees usually run lower than in a full-service tower, though rules on rentals, pets and exterior changes still apply.
Inside Townhouse Buying
Why Buy a Townhouse in Fort Lauderdale
More space for the money: multiple floors and more square footage than a comparable condo
A private entrance: no shared hallways or elevators
A garage and outdoor space: often a patio, courtyard or rooftop terrace
Less upkeep than a house: many communities handle landscaping, exterior paint or the roof
Close to everything: many sit on quiet streets near Las Olas, downtown and the beach
What You Actually Own
Not every townhouse is owned the same way, and the difference matters.
Fee simple townhouse: you own the structure and the land beneath it, and the community is usually governed by a homeowners association under Florida Chapter 720
Condominium townhouse: it looks like a townhouse, but it is legally a condo under Florida Chapter 718, so you own the unit and share ownership of the land and common elements
The legal structure decides who insures the building, who pays for the roof, which state laws apply and what documents you receive before closing. We confirm it before you make an offer.
What the Association Covers
Townhouse associations vary more than condo associations. Depending on the community, the monthly fee may cover:
Landscaping and common grounds
Exterior painting and building maintenance
Roof repair and replacement
A pool, gate or other shared amenities
Insurance on the buildings (more common in condominium townhouses)
In some communities, the owner is responsible for all of it. Knowing which items are yours is the key to comparing two townhouses fairly.
Insurance
Fee simple townhouses: the owner usually insures the entire structure, including the roof and exterior
Condominium townhouses: the association insures the building, and the owner carries an HO-6 policy for the interior and belongings
Wind and flood: roof age, impact windows and flood zone all affect the premium, so we get quotes early
Where to Look
Victoria Park: a walkable neighborhood next to downtown with a mix of modern townhomes and older homes
Rio Vista: a quiet, tree-lined neighborhood near the New River and Las Olas
Colee Hammock: a historic pocket along the New River, steps from Las Olas Boulevard
Downtown and Las Olas: newer townhome projects close to dining, shopping and the Riverwalk
What We Review Before You Buy
The association's budget, reserves and financial statements
Roof age and who is responsible for replacing it
Current and likely special assessments
Rental, pet, parking and approval rules
The estoppel letter showing what is owed to the association
Flood zone and elevation
For condominium townhouses, the milestone inspection and Structural Integrity Reserve Study (SIRS) where required
We are not attorneys or engineers. We always recommend having a Florida real estate attorney review the association documents and a licensed inspector review the home.
How We Work With Townhouse Buyers
Consultation: we learn your budget, space needs and must-haves
Community shortlist: we compare communities by fees, rules and what the association covers
Tours: we preview homes with you, in person or by video
Offer and document review: we negotiate the best terms and walk through the association documents with you
Approval and closing: we manage the association application and every deadline through closing
Frequently Asked Questions
Is a townhouse a condo? Sometimes. Many townhouses are fee simple homes in an HOA, but some are legally condominiums. The declaration and the deed tell you which, and we check before you make an offer.
Do townhouse HOA fees include insurance? It depends on the community. In fee simple communities the owner usually insures the building. In condominium townhouses the association typically insures the structure.
Can I rent out a townhouse? Many communities allow rentals with minimum lease terms, limits on how often you can lease, or approval requirements. We review the rules before you buy.
Do townhouses have yards? Usually a small patio, courtyard or terrace rather than a full yard. Some end units have more outdoor space.
