Single Family Homes - Detached Villas
Single-Family Home
- A standalone house designed for one family.
- Typically sits on its own lot with private land surrounding it.
- The owner is responsible for all maintenance, including landscaping, exterior, and structural repairs.
- Found in both suburban and urban neighborhoods.
Detached Villa
- Also a standalone home but usually part of a planned community or homeowners association (HOA).
- Often comes with shared amenities like pools, fitness centers, or clubhouses.
- The HOA may handle some maintenance, such as landscaping or exterior upkeep.
- Villas tend to be in resort-style or retirement communities.
In short, a detached villa is a type of single-family home but with added community features and potential HOA involvement. If you’re looking at a specific property, the HOA rules and community setup can clarify whether it’s considered a villa or just a single-family home.
Example of a Single Family Home or a Detached Villa
This home would be representative of either a Single Family Home or a Detached Villa.
If the home is on property that is not regulated by an HOA it would be considered a Single Family Home.
If the home is on property that is part of an HOA is would technically be a Detached Villa
Duplexes and Attached Villas
Duplex
- A single building divided into two separate residences, typically side by side or stacked (upstairs/downstairs).
- Each unit has its own entrance, living space, and sometimes a garage.
- Can be owned by one person (renting out one side) or sold as two separate properties.
- Less likely to have shared community amenities unless part of a larger development.
Attached Villa
- Similar to a duplex in that it shares at least one wall with another unit.
- Typically part of a planned community with HOA fees covering landscaping, exterior maintenance, and shared amenities (e.g., pool, clubhouse).
- Designed to offer a single-family home feel with lower maintenance responsibilities.
- Often marketed towards retirees or those looking for a maintenance-free lifestyle.
Key Difference:
A duplex is usually a two-unit residential building (sometimes with rental potential), while an attached villa is part of a larger community with HOA benefits and shared amenities. If you’re considering purchasing, checking the HOA rules and ownership structure can clarify the classification.
Example of a Duplex or Attached Villa
This home would be representative of either a Duplex or an Attached Villa
If the home is on property that is not regulated by an HOA, it would be considered a Duplex.
If the home is on property that is part of an HOA, it would technically be an Attached Villa
Townhomes
Townhome
A townhome (or townhouse) is a type of multi-floor residential building that shares one or more walls with adjacent units but has its own separate entrance. Townhomes are typically part of a row of similar homes and often include multiple stories, with living spaces on the lower floors and bedrooms on the upper floors. They can be individually owned and may be part of a homeowners’ association (HOA) that manages shared amenities and exterior maintenance.
Townhome owners own the structure and land, giving them more independence, while condo owners share ownership of the exterior and common areas, leading to higher HOA fees but less maintenance responsibility.
The main difference between a townhome and an attached villa comes down to their layout, ownership structure, and community setting:
Attached Villa
- Usually one-story (though some may have a second level).
- Designed to feel more like a single-family home but shares at least one wall.
- Often located in a planned community with shared amenities.
- Typically marketed to downsizers, retirees, or those seeking low-maintenance living.
- HOA often covers exterior maintenance, landscaping, and sometimes even roof repairs.
Key Difference
Townhomes tend to be taller and feel more like row houses, while attached villas are more single-story and designed for a low-maintenance lifestyle, often in resort-like communities.
Townhomes vs. Condos
The main difference between a townhome and a condo comes down to ownership structure and maintenance responsibilities:
Townhome
- Ownership: The owner owns both the interior and exterior of the unit, including the land beneath it.
- Structure: Typically a multi-story home that shares one or more walls with adjacent units.
- Maintenance: The owner is responsible for exterior maintenance (roof, walls, yard), unless covered by an HOA.
- HOA Fees: Usually lower than a condo’s, since less exterior maintenance is included.
Condo (Condominium)
- Ownership: The owner only owns the interior of the unit; the building’s exterior, land, and common areas are jointly owned by all residents.
- Structure: Can be in a high-rise, mid-rise, or even a townhome-style building, but ownership rules remain the same.
- Maintenance: The condo association maintains the exterior, roof, landscaping, and common areas.
- HOA Fees: Generally higher than for townhomes, covering more shared expenses like exterior repairs, insurance, and amenities.
Key Difference:
Townhome owners own the structure and land, giving them more independence, while condo owners share ownership of the exterior and common areas, leading to higher HOA fees but less maintenance responsibility.
Example of a building with multiple townhomes
This building would be representative of a series of townhomes.
Co-op vs. Condo
History of Co-ops
- Co-ops originated in Europe in the 19th century as a way for groups of people to collectively own and manage housing.
- In the United States, co-ops became popular in New York City in the late 1800s and early 1900s, particularly among wealthy residents who wanted control over who could live in their buildings.
- The idea was that instead of individuals owning apartments outright, they would own shares in a corporation that owned the entire building.
History of Condos
- Condominiums, as a legal concept, are much newer.
- The first modern condos appeared in Puerto Rico in 1958, after a law was passed allowing for individual ownership of units within a shared building.
- The first condos in the mainland U.S. were in Utah in 1960.
- The idea gained traction in the 1960s and 1970s as laws were established across states, making condos a popular alternative to co-ops.
Key Difference in Evolution
- Co-ops were initially exclusive and restrictive, often used by wealthier buyers in cities like New York.
- Condos became more accessible, allowing for individual ownership and easier financing, which helped them grow in popularity.
So, while co-ops were the original shared housing model, condos eventually became the dominant choice due to their flexibility and easier buying process.
A condo (condominium) and a co-op (cooperative) may seem similar since both involve shared buildings and amenities, but they differ significantly in ownership structure, governance, and financing.
Condo (Condominium)
- Ownership: You own the unit itself and have a deeded property title, just like a house. You also share ownership of common areas (hallways, pool, gym, etc.) with other residents.
- Fees & Responsibilities: You pay HOA (Homeowners Association) fees for maintenance of shared spaces. You’re responsible for the interior upkeep of your unit.
- Financing: Easier to obtain a traditional mortgage since you’re buying real estate with a deed.
- Resale & Rules: You can sell or rent your unit freely (subject to HOA rules).
- Governance: The HOA or condo board oversees community rules, but ownership is independent.
Co-op (Cooperative)
- Ownership: Instead of owning real estate, you buy shares in a corporation that owns the building. Your shares give you the right to live in a specific unit.
- Fees & Responsibilities: You pay a monthly fee that covers building maintenance, property taxes, and sometimes utilities.
- Financing: Harder to get a loan, as you’re buying shares, not real estate. Many buyers need special “co-op loans” or pay in cash.
- Resale & Rules: The co-op board must approve buyers before you can sell or rent, making the process more restrictive.
- Governance: A co-op board (made up of residents) enforces stricter rules, often requiring financial disclosures and interviews for new buyers.
Key Differences:
| Feature | Condo | Co-op |
|---|---|---|
| Ownership | Own unit & share common areas | Own shares in a corporation |
| Financing | Traditional mortgage | Co-op loan or cash |
| Approval Process | Less restrictive | Board approval required |
| Fees | HOA fees | Higher monthly fees (includes taxes, maintenance) |
| Resale Flexibility | Easier to sell/rent | Board approval needed to sell/rent |
Which Is Better?
- Condos are better for flexibility, investment potential, and easier financing.
- Co-ops offer a sense of community, more control over who lives in the building, and can be more affordable upfront but harder to sell.
Co-ops are now less common than Condos so If you’re considering buying, your choice depends on lifestyle preference, financing and long-term goals.
Example of Attached Villas or Multi Family Condo or Co-op
Condominium Buildings are classified as either:
- Low Rise (1 – 3 Stories)
- Mid Rise (4 – 7 Stories)
- High Rise (8 Stories and above)
Example of Low Rise Condo
Example of Mid Rise Condo
Example of High Rise Condo
Mixed Use Condo
Mixed-Use Condominiums: A Comprehensive Overview
A mixed-use condominium is a type of development that seamlessly integrates residential, commercial, and sometimes office or retail spaces within a single building or complex. These properties are designed to foster a convenient, walkable lifestyle, allowing residents to live, work, and shop in one location.
Key Features of a Mixed-Use Condo:
- Residential Units: Apartments or condominiums, typically located on the upper floors, providing private living spaces.
- Commercial Spaces: Businesses such as restaurants, cafés, retail stores, and offices, often occupying the lower levels.
- Amenities: Shared features like fitness centers, rooftop terraces, concierge services, and parking garages that serve both residents and businesses.
- Zoning & Regulations: These properties must comply with local zoning laws that permit mixed-use development, ensuring proper integration of residential and commercial spaces.
Examples of Mixed-Use Developments:
- A high-rise building with retail shops and restaurants on the ground floor, office spaces on the middle floors, and residential units above.
- A multi-building complex that includes a hotel, apartments, and shopping centers, creating a self-sustaining urban environment.
Benefits of Mixed-Use Condos:
✅ Convenience – Residents enjoy easy access to shops, dining, and services right at their doorstep.
✅ Walkability – Encourages a pedestrian-friendly lifestyle, reducing reliance on cars.
✅ Vibrant Communities – Fosters social interaction and contributes to an active, 24/7 neighborhood.
✅ Investment Potential – Generates multiple revenue streams from residential and commercial tenants, enhancing property value.
Considerations & Challenges:
⚠️ Noise & Privacy: Proximity to commercial businesses may lead to higher noise levels for residents.
⚠️ Zoning & Legal Complexities: Developers must ensure compliance with mixed-use zoning regulations and address specific legal considerations in the Declaration of Conditions, Covenants, and Restrictions (CC&Rs).
⚠️ Property Management: Requires coordinated efforts between residential and commercial property management teams to balance the needs of both sectors.
Legal & Zoning Considerations:
Mixed-use developments fall under specific urban planning and zoning classifications that allow multiple functions to coexist within a single space. Legal structures must clearly define the rights and responsibilities of residential and commercial unit owners, ensuring smooth operation and conflict resolution.
Example of Mixed Use Condo
Mobile vs. Modular Homes
The following information is based on Florida Laws. Other locals may have different laws.
Both mobile and modular homes are factory-built and transported to their installation sites. However, they differ significantly in the codes and standards they must meet—mobile homes adhere to HUD standards, while modular homes comply with the Florida Building Code (FBC).
Mobile Homes (Manufactured Homes)
- Built to U.S. Department of Housing and Urban Development (HUD) standards.
- Typically installed on temporary foundations (e.g., concrete pads, dry-stacked blocks, and tie-downs).
- Usually not considered real property and tend to depreciate in value, similar to a vehicle.
- Higher insurance costs, especially in Florida.
- Regulated by Florida’s Department of Highway Safety and Motor Vehicles (DHSMV).
- Although wheels and axles may be removed after installation, the integral chassis must remain.
- Must bear a HUD label and be installed by a licensed mobile home installer.
Modular Homes
- Built to Florida Building Code (FBC) standards and undergo the same permitting and inspections as site-built homes.
- Installed on permanent foundations (e.g., poured footers, stem walls, engineered slabs).
- Considered real property once installed and typically appreciate in value like traditional homes.
- Insured as real property, often with lower rates than mobile homes.
- Must be installed by a licensed contractor (not a mobile home installer).
- Required to bear the Florida Department of Community Affairs (DCA) insignia inside the home’s electrical panel cover.
On-Frame vs. Off-Frame Modular Homes
- Some modular homes are built on a mobile home-type chassis (“on-frame” construction) and transported with wheels and axles.
- Most modular homes use traditional floor joist construction and are transported on flatbed trailers, then lifted into place by a crane.
- Regardless of construction method, modular homes must be installed on a permanent foundation by a licensed contractor per FBC Chapter 428.4.
Understanding these differences is crucial when considering a mobile or modular home purchase, as it affects property value, financing, insurance, and long-term investment potential.
Example of Mobile home
Example of Modular home
