Condos in coastal Florida cost $150K-$400K with $300-$600/month HOA fees covering exterior maintenance, insurance, and amenities. Houses cost $300K-$600K with $200-$400/month maintenance but offer privacy, space, and pets. Over 10 years, total ownership costs are similar, but lifestyle needs differ significantly. Choose condos for maintenance-free living and amenities; choose houses for space, privacy, and long-term investment.
Condo vs House: Side-by-Side Comparison (Volusia County 2025)
| Factor | Condo | House |
|---|---|---|
| Purchase Price | $150K-$400K (median $275K) | $300K-$600K (median $385K) |
| HOA/Maintenance | $300-$600/month HOA (mandatory) | $200-$400/month DIY or services |
| Homeowners Insurance | $500-$1,500/year (HO-6, interior only) | $3,000-$8,000/year (HO-3, full structure) |
| Flood Insurance | $400-$2,000/year (varies by floor/zone) | $400-$10,000/year (varies by zone/elevation) |
| Property Taxes | 1.8-2.0% of value = $2,700-$8,000/year | 1.8-2.0% of value = $5,400-$12,000/year |
| Square Footage | 700-1,800 sq ft typical | 1,500-3,000 sq ft typical |
| Outdoor Space | Balcony/patio (shared amenities) | Yard, garage, driveway (private) |
| Pets | Restrictions common (size, breed, quantity) | No restrictions (HOA may have some) |
| Maintenance Responsibility | Exterior, roof, structure = HOA. Interior = you | Everything = you |
| Amenities | Pool, gym, clubhouse, security common | Must install/maintain your own |
10-Year Total Cost Comparison
According to Volusia County 2025 analysis, a $275K condo costs approximately $415,000 over 10 years (purchase + HOA + insurance + taxes + maintenance). A $385K house costs approximately $565,000 over 10 years (purchase + maintenance + insurance + taxes). While houses cost $150K more total, they offer significantly more space, privacy, and appreciation potential.
Condo 10-Year Cost Example ($275K Purchase)
| Expense Category | Annual Cost | 10-Year Total |
|---|---|---|
| Purchase Price | -- | $275,000 |
| HOA Fees | $450/month × 12 = $5,400 | $54,000 |
| Homeowners Insurance (HO-6) | $1,000 | $10,000 |
| Flood Insurance | $800 | $8,000 |
| Property Taxes | $4,950 (with homestead) | $49,500 |
| Interior Maintenance | $1,000 (appliances, HVAC, flooring) | $10,000 |
| Special Assessments | $800 average (roof, building repairs) | $8,000 |
| TOTAL 10-YEAR COST | $414,500 | |
House 10-Year Cost Example ($385K Purchase)
| Expense Category | Annual Cost | 10-Year Total |
|---|---|---|
| Purchase Price | -- | $385,000 |
| Maintenance | $3,000 (lawn, pool, HVAC, general) | $30,000 |
| Major Repairs | $5,000 (roof, HVAC replacement, painting) | $50,000 |
| Homeowners Insurance (HO-3) | $5,000 | $50,000 |
| Flood Insurance | $1,500 (Zone X average) | $15,000 |
| Property Taxes | $6,930 (with homestead) | $69,300 |
| TOTAL 10-YEAR COST | $599,300 | |
Cost Reality: Houses cost $150K-$200K more over 10 years BUT provide 2-3x more space, yards, privacy, and typically appreciate faster. Condos cost less but include mandatory HOA fees and potential special assessments with no control over timing.
Insurance Differences: Critical for Coastal Properties
| Insurance Type | Condo (HO-6) | House (HO-3) |
|---|---|---|
| What's Covered | Interior only: walls in, fixtures, personal property, liability | Entire structure: roof, walls, foundation, all systems, contents |
| What's NOT Covered | Building exterior, roof, common areas (covered by master policy) | Flood, earth movement (requires separate policies) |
| Annual Premium | $500-$1,500/year | $3,000-$8,000/year (coastal Florida) |
| Master Policy | HOA maintains, you pay via HOA fees | N/A - you're responsible for everything |
| Flood Insurance | $400-$2,000/year (higher floors = cheaper) | $400-$10,000/year (elevation critical) |
Condo Flood Insurance by Floor
| Floor Level | Typical Flood Zone | Annual Flood Insurance |
|---|---|---|
| Ground Floor | High risk (even if building in Zone X) | $1,500-$3,000/year |
| 2nd-3rd Floor | Moderate risk | $800-$1,500/year |
| 4th Floor+ | Low risk (above base flood elevation) | $400-$800/year |
Critical Tip: In coastal condos, ALWAYS buy on 3rd floor or higher to minimize flood insurance costs. Ground floor condos can cost $2,000+/year more in flood insurance alone.
Maintenance Responsibilities
What HOA Covers (Condo)
| HOA Typically Covers | You Cover |
|---|---|
| Exterior: - Building structure - Roof - Siding/paint - Windows/doors (exterior) - Balcony structure | Interior: - Drywall/paint (interior) - Flooring - Appliances - HVAC (inside unit) - Plumbing (inside unit) - Electrical (inside unit) |
| Common Areas: - Landscaping - Pool/gym/clubhouse - Parking lots - Hallways/elevators - Security/gates | Your Fixtures: - Cabinets - Countertops - Light fixtures - Bathroom fixtures - Personal property |
What You Cover (House)
Everything. You are responsible for:
- Roof replacement ($8,000-$25,000 every 15-25 years)
- HVAC replacement ($5,000-$10,000 every 10-15 years)
- Exterior painting ($3,000-$8,000 every 5-10 years)
- Lawn care ($100-$250/month ongoing)
- Pool maintenance ($150-$300/month if you have pool)
- Pest control ($50-$100/month in Florida—necessary)
- Pressure washing ($200-$500 annually in humid climate)
- Landscaping ($500-$2,000 annually)
- Appliance repairs/replacement ($500-$2,000 annually average)
Maintenance Reality: Condos = predictable monthly HOA fee covers most exterior work. Houses = unpredictable large expenses (new roof, HVAC) that you control timing on. Budget $300-$500/month for house maintenance minimum.
HOA Considerations for Condos
What to Check BEFORE Buying a Condo
| Document to Review | What to Look For | Red Flags |
|---|---|---|
| Reserve Fund | Should have 25-50% of annual budget in reserves for major repairs | Under 10% reserves = special assessment risk |
| Special Assessments | History of past assessments, any planned future assessments | Multiple assessments in 5 years = poor financial management |
| Delinquency Rate | Percentage of owners behind on HOA dues | Over 15% delinquent = financial trouble |
| Insurance Coverage | Master policy limits, deductibles, wind/flood coverage | High deductibles (over $25K) = expensive assessments after hurricane |
| Rental Restrictions | Minimum rental periods, max % of rentals allowed | High rental restrictions hurt resale if you want to rent |
Decision Framework: Condo or House?
Choose a Condo If:
- ✅ You want maintenance-free living
- ✅ You travel frequently (snowbirds, digital nomads)
- ✅ You're retired or downsizing
- ✅ You have limited mobility (no stairs, elevator access)
- ✅ You want amenities without maintaining them (pool, gym)
- ✅ Lower entry price is critical (under $300K budget)
- ✅ You don't have large pets or multiple pets
- ✅ You prefer community living and security
Choose a House If:
- ✅ You have children (space, yards, schools)
- ✅ You have pets (especially large dogs)
- ✅ You value privacy and quiet
- ✅ You want control over your property (renovations, paint, landscaping)
- ✅ You're handy and can do maintenance yourself
- ✅ Long-term investment is priority (houses appreciate faster)
- ✅ You want outdoor space (yard, pool, BBQ area)
- ✅ You can handle unpredictable repair costs
Best Choice by Buyer Type
| Buyer Type | Recommendation | Why |
|---|---|---|
| Retirees/Snowbirds | Condo (High Floor) | Lock and leave, no maintenance, amenities, low flood insurance |
| Young Professionals | Condo | Lower entry price, amenities, maintenance-free, easy to relocate |
| Families with Kids | House | Space, yard, good schools, privacy, pets |
| First-Time Buyers | Either (budget-dependent) | Condos easier to afford, houses better long-term investment |
| Investors | Condo (vacation rental) or House (long-term rental) | Condos: easier maintenance. Houses: higher rental income |
| Pet Owners | House | No breed/size/quantity restrictions, yard space |
| Single/Couples | Condo | Right-sized, amenities, security, community |
Coastal Florida Specific Considerations
Hurricane Risk
Condos: Typically concrete construction, higher wind resistance, shared storm preparation. HOA handles exterior hurricane prep.
Houses: You're responsible for all hurricane prep (shutters, boarding, securing outdoor items). Wood-frame houses at higher risk than concrete block.
Flood Zones
Condos: Higher floors = dramatically lower flood insurance. Even ground floor condos in buildings on pilings may be elevated enough for lower rates.
Houses: Elevation critical. Ground-level houses in flood zones = $5,000-$10,000+/year insurance. Read my complete flood insurance guide.
Rental Income Potential
Condos: Easier to rent (especially vacation rentals in NSB). HOA may restrict rentals. Rental income typically $1,500-$3,000/month.
Houses: Higher rental income ($2,000-$4,000/month) but you handle all maintenance. Better for long-term tenants vs vacation.
Bottom Line for Coastal Volusia County: Condos are ideal for low-maintenance coastal living with amenities. Houses provide space, privacy, and better long-term appreciation. Your lifestyle needs matter more than pure cost comparison—both have similar 10-year total costs when factoring in all expenses.