Kings Point: 7,200 units, three clubhouses,
and the math nobody publishes.

What the Price Tag Does Not Tell You

A two-bedroom, two-bathroom condo at Kings Point typically lists for $90,000 to $180,000. At first glance, this looks like the kind of deal that does not exist in South Florida anymore. And in isolation, the purchase price is genuinely low. But Kings Point is an all-inclusive community, meaning the monthly HOA covers far more than a typical condo association fee.

The Kings Point HOA typically includes: building insurance (master policy), exterior maintenance and painting, roof replacement reserves, cable TV, water and sewer, trash removal, pest control, common area maintenance, clubhouse access, pool maintenance, and security. Some sections also include basic landline phone service. The result is an HOA that runs $500 to $750+ per month — and has been increasing as insurance costs and SB 4-D reserve requirements take effect.

The Real Monthly Cost: Kings Point vs. a Valencia Community

The Co-Op Question

Some sections of Kings Point are structured as co-operatives rather than condominiums. In a co-op, you do not own your unit outright — you own shares in a corporation that owns the building, and you hold a proprietary lease to occupy your unit. This matters for three reasons:

Financing: Most lenders will not write a conventional mortgage on a co-op unit. You will likely need to pay cash or find a specialized co-op lender. Resale: The co-op board must approve any buyer, which can slow or block a sale. Subletting: Co-op boards typically restrict or prohibit subletting, which eliminates the snowbird rental option. Before making an offer at Kings Point, confirm whether the specific section is a condo or a co-op — it changes the entire financial picture.

SB 4-D and Reserve Funds

Kings Point buildings are 40 to 52 years old. Florida SB 4-D requires milestone structural inspections and fully funded reserves for buildings 30+ years old and three stories or taller. Many Kings Point sections have had to commission structural integrity reserve studies for the first time, and the results are leading to special assessments in some sections.

Before buying any unit, request: the most recent reserve study, the current reserve fund balance, any pending or recently levied special assessments, and the milestone inspection report. A community with 50-year-old buildings and a 30%-funded reserve is a community with a large special assessment in its future. This is not a reason to avoid Kings Point — but it is a reason to do your diligence before making an offer.

What Kings Point Does Well

Three clubhouses with combined amenities that rival communities ten times the price: multiple pools, a theater, card rooms, fitness centers, a woodworking shop, a full calendar of daily activities, organized bus trips, and an on-site restaurant. The activities director staff is full-time and the social calendar is dense. For buyers who want a built-in social life from day one, Kings Point delivers this better than almost any community we cover.

Location is strong: Delray Beach's Atlantic Avenue — one of the best downtown strips in South Florida — is 15 minutes east. Boca Raton and Boynton Beach are equidistant. Medical facilities including Delray Medical Center are within 10 minutes.

Who Kings Point Is Right For

Cash buyers on a fixed income who want maximum social life and minimum home maintenance. Snowbirds who want a lock-and-leave condo (in the condo sections, not the co-op sections). Single retirees who value a built-in community over home size. Buyers who are comfortable with 1970s–1980s construction and the reserve/assessment dynamics that come with it.

Kings Point is not right for buyers who want a newer home, yard space, a pet-friendly environment (pet policies are restrictive in many sections), or the ability to sublet. It is also not right for buyers who are uncomfortable with the financial uncertainty of large reserve assessments on aging buildings.