Three Home Types — The Decision That Changes Everything
Kings Point is unique among Broward's mega-communities because it offers three fundamentally different home types, each with its own ownership model, HOA structure, and risk profile. This is the first decision every Kings Point buyer must make — before considering price, subdivision, or location within the community.
Condominiums
Multi-story buildings with shared walls, shared insurance, and shared structural maintenance obligations. HOA fees run $500–$906/month — the highest in Kings Point because the fee covers the building's master insurance, reserves for shared structural components, and exterior maintenance. SB 4-D applies to any condo building three or more habitable stories tall. This is the same ownership model as Century Village and Wynmoor: affordable entry price, higher monthly cost, and exposure to building-level governance decisions.
Attached Villas
Two-story attached homes with individual entry, small yards, and one- or two-car garages. HOA fees run $150–$170/month — dramatically lower than the condo fees because the villa HOA covers only community grounds, security, and clubhouse access. The villa owner is responsible for their own exterior maintenance, their own insurance policy (not a shared master policy), and their own structural maintenance. No SB 4-D exposure. No master insurance policy. No building-level board making decisions about your costs. This is the closest thing to single-family ownership within a 55+ community with full amenity access.
Coach Homes
Two-story buildings with 2–4 units per building, typically with garages, screened lanais, and larger floor plans (1,692–2,016 sq ft in the Exeter subdivision). HOA fees run $135–$842/month depending on the specific subdivision's insurance and maintenance obligations. Coach homes are a hybrid: more space and privacy than a condo, lower density than a mid-rise building, but still a shared-structure ownership model with building-level HOA fees.
| Home Type | Price Range | Sq Ft Range | Monthly HOA | Annual HOA | SB 4-D Exposure |
|---|---|---|---|---|---|
| Condominiums | $89K–$220K | 615–1,400 sq ft | $500–$906 | $6,000–$10,872 | Yes (3+ story buildings) |
| Coach Homes | $180K–$380K | 1,200–2,016 sq ft | $135–$842 | $1,620–$10,104 | Varies by building height |
| Attached Villas | $250K–$465K | 1,400–2,507 sq ft | $150–$170 | $1,800–$2,040 | No |
The HOA Math That Reverses the "Cheap Condo" Logic
A $89,000 Kings Point condo with a $906/month HOA costs $10,872/year in HOA alone — before tax and insurance. A $350,000 Kings Point villa with a $170/month HOA costs $2,040/year in HOA. The condo's HOA exceeds the villa's by $8,832/year. Over 10 years, the condo owner pays $88,320 more in HOA than the villa owner. The villa costs $261,000 more to buy — but the 10-year HOA savings close nearly a third of that gap. Add the condo's SB 4-D assessment risk ($5,000–$15,000) and the math gets even closer.
The 14 Subdivisions — Each One Is Its Own Community
Kings Point's subdivisions are not just geographic sections — each has its own condo or homeowner association, its own budget, its own rules, and its own fee structure. Understanding which subdivision contains which home type is essential to finding the right Kings Point for your needs.
| Subdivision | Home Type | Built | Homes | Notable |
|---|---|---|---|---|
| Ashmont | Condo | 1983–1990 | 300+ | Older condos, lower entry price |
| Belfort | Condo | 1985–1992 | 250+ | Mid-community location |
| Clairmont | Condo/Villa | 1987–1993 | 300+ | Mixed home types |
| Devon | Condo | 1988–1994 | 280+ | Newer condo construction |
| Exeter | Coach Home | Late 1990s | 232 | Largest floor plans (1,692–2,016 sf), garages |
| Fairfax | Condo | 1985–1990 | 350+ | One of the larger condo subdivisions |
| Granville | Condo | 1986–1992 | 300+ | Central location near clubhouse |
| Lombardy | Villa | 1990–1998 | 200+ | Villa living with lower HOA |
| Malvern | Condo | 1987–1993 | 250+ | Mid-range condo pricing |
| Southampton | Villa/Coach | 1993–2001 | 350+ | Newest construction, lake views, premium pricing |
| Trent | Condo | 1983–1988 | 300+ | Oldest subdivision, lowest entry price |
| Weldon | Condo | 1988–1994 | 250+ | Mid-community |
| Westlake | Villa | 1995–2001 | 200+ | Newer villas with garages |
| Yardley | Coach Home | Late 1990s | 200+ | Coach home alternative to Exeter |
Subdivision data from community records and listing disclosures. Each subdivision has its own association with its own fees, rules, and financial position. Verify specifics with the subdivision's association before purchasing.
The Amenity Center — 1,000-Seat Theater and Full Social Calendar
Kings Point's main clubhouse anchors the community's social life. The 1,000-seat theater hosts live entertainment, concerts, and movie screenings on a regular schedule. A ballroom, fitness center, indoor and outdoor pools, tennis and pickleball courts, card rooms, and a range of clubs and organized activities round out the amenity package. A courtesy shuttle bus provides transportation between subdivisions, the clubhouse, and nearby shopping destinations.
The Social Department — a staffed team that plans and organizes community events — is an unusual feature that distinguishes Kings Point from communities where resident volunteers handle all programming. This professional social infrastructure produces a more reliable and varied event calendar, which matters for residents whose social life centers on the community.
Tamarac Location
Kings Point sits in central Tamarac between the Florida Turnpike and the Sawgrass Expressway, with Pine Island Road providing the primary east-west access. This central Broward location puts residents within 15 minutes of Coral Springs, 15 minutes of Sunrise (Sawgrass Mills), and 25 minutes of Fort Lauderdale. The surrounding area is thoroughly suburban — shopping plazas, medical offices, and family-oriented neighborhoods. The Tamarac Sports Complex is adjacent for residents who enjoy pickleball, tennis, or walking paths beyond the community's own facilities.
Tamarac is also home to two other major 55+ communities — Mainlands of Tamarac Lakes and Lakes of Carriage Hills — making it the 55+ capital of Broward County. The city's services and infrastructure are calibrated for a senior population, with responsive code enforcement, accessible public facilities, and a concentration of medical providers.
What Works
- Only Broward mega-community with condos, villas, AND coach homes
- Villa HOA of $150–$170/month — lowest of any community with comparable amenities
- 14 subdivisions = ability to find the exact home type, price, and era you want
- 1,000-seat theater with professional Social Department
- Staffed courtesy shuttle between subdivisions and shopping
- Southampton and Westlake (1993–2001) = newer construction at Kings Point premium
- Central Tamarac location near Turnpike and Sawgrass Expressway
What You Need to Know
- Condo HOA up to $906/month — competitive with Century Village's worst buildings
- 14 separate subdivision associations = 14 different fee structures, rules, and financial positions
- Oldest subdivisions (Ashmont, Trent) built 1983–1988 face SB 4-D pressure
- No on-site golf course — unlike Wynmoor and Century Village East
- No beach proximity — 20+ miles to the coast
- Pet policies vary by subdivision — some restrict, some allow
- Condo resale market reflects the same HOA-driven price pressure as Century Village
Guides and Comparisons
Kings Point True Cost Guide
Cost comparison across all three home types at multiple price points.
7 Things Nobody Tells You
Subdivision-level differences, the villa advantage, theater culture, and Tamarac life.
vs Wynmoor Village
Coconut Creek condos vs Tamarac's three home types. Different approaches to 55+ living.
vs Mainlands of Tamarac
Same city. Single-family vs multi-type. $50 HOA vs $150–$906. The Tamarac decision.
Interested in Kings Point?
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