The Numbers Side by Side
| Category | Mainlands of Tamarac | Kings Point |
|---|---|---|
| Home Type | Single-family (owned land) | Condos, Villas, Coach Homes |
| Total Homes | 5,000+ | 4,869 |
| Year Built | 1967–1977 | 1983–2001 |
| Price Range | $200K–$480K | $89K–$465K |
| Monthly HOA | $50–$150 | $150–$906 |
| SB 4-D Exposure | None | Condos: Yes. Villas: No |
| Insurance | Your own policy ($3K–$5K/yr) | Master policy (in HOA) or your own (villas) |
| Theater | No | 1,000-seat theater |
| Courtesy Shuttle | No | Yes |
| Social Programming | Resident-organized, section-level | Professional Social Department |
| Gated | No — public streets | Yes — gated with security |
| Clubhouse | Section-level (smaller) | Main clubhouse (larger) |
| Golf | No | No |
| Garage | Carport or 1-car (most) | 1-2 car (coach/villa); None (condos) |
| Sections/Subdivisions | 18 sections (11 are 55+) | 14 subdivisions |
The Financial Comparison That Matters
The standard comparison is Mainlands single-family vs Kings Point condo. But the more interesting comparison is Mainlands single-family vs Kings Point villa — because both are non-condo ownership with low HOA fees. Here's all three:
| Annual Cost at $300K | Mainlands (Single-Family) | Kings Point (Villa) | Kings Point (Condo) |
|---|---|---|---|
| HOA | $1,200 | $2,040 | $7,800 |
| Property Tax | $4,960 | $4,960 | $4,960 |
| Insurance | $3,600 | $3,400 | $500 (HO-6 only) |
| Total Annual Carry | $9,760 | $10,400 | $13,260 |
| SB 4-D Risk | None | None | Yes |
| 10-Year HOA Total | $12,000 | $20,400 | $78,000+ |
Over 10 years, the condo owner at Kings Point pays $66,000 more in HOA alone than the Mainlands homeowner — and still faces SB 4-D exposure. The Kings Point villa splits the difference: $8,400 more than Mainlands over 10 years in HOA, but with access to the 1,000-seat theater, courtesy shuttle, and professional social programming. Whether that $8,400 over 10 years ($70/month) is worth the amenity package is a lifestyle question, not a financial one — and for many buyers, the answer is yes.
What Each Community Does Better
Mainlands wins on: lowest possible monthly cost ($50–$150 HOA), complete ownership independence (no shared structures, no building boards, no master policies), zero SB 4-D exposure, and single-family living on owned land. If you value controlling every aspect of your housing cost and maintenance, Mainlands delivers that control more fully than any other 55+ community in Broward.
Kings Point wins on: amenity scale (1,000-seat theater, professional Social Department, courtesy shuttle), home-type variety (condos from $89K for budget buyers, villas and coach homes for mid-range, all under one community umbrella), gated security, and newer construction (1983–2001 vs Mainlands' 1967–1977). If you want a full social infrastructure built into your community — organized events, entertainment, transportation — Kings Point provides what Mainlands' section-level clubhouses cannot.
The Verdict
Choose Mainlands if: you are self-directed and don't need the community to organize your social life, you want the absolute lowest monthly cost with maximum ownership control, you're comfortable maintaining your own home (or hiring your own people), you don't mind public streets and no gate, and you value the financial certainty of zero SB 4-D exposure.
Choose Kings Point if: you want the community to provide entertainment, transportation, and social programming, you want gated security, you want the option to choose between condos, villas, and coach homes within the same community, or you want newer construction (the 1990s–2001 subdivisions like Southampton, Westlake, Exeter, and Yardley are 20–30 years newer than anything at Mainlands).
The hidden best answer: a Kings Point villa in Lombardy, Westlake, or Southampton. You get the amenity access, the gated security, the courtesy shuttle, and the social programming — but with a $150–$170/month HOA, no SB 4-D exposure, and owned-structure independence. It's the Mainlands financial model inside the Kings Point amenity package.
← Mainlands Guide|Kings Point Guide →
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