Owning A Condo-Hotel Unit At The Resort Singer Island

Dreaming of a lock-and-leave ocean retreat that can help cover its costs when you are not in residence? If The Resort at Singer Island has caught your eye, you are not alone. Many buyers love the beachfront setting and full-service lifestyle, then wonder how ownership, rentals, and financing actually work in a condo-hotel. This guide gives you the practical answers you need so you can decide, with confidence, whether a unit at The Resort is the right fit for you. Let’s dive in.

The Resort at a glance

Set on the sand at 3800 N. Ocean Drive in Riviera Beach, The Resort at Singer Island operates as the Palm Beach Marriott Singer Island Beach Resort & Spa. The property features full-service amenities that attract vacationers throughout the year. Highlights include multiple dining options, two pools, a spa and fitness center, beach services with cabanas, valet and concierge. You can preview the on-site experience through the resort’s amenities page on the Marriott site, which showcases the pools, spa, and beach access you and your guests can enjoy.

Public listings describe the complex as a single resort with two product types: a larger collection of hotel-style suites that operate with daily services and a smaller set of deeded Private Residences. Market materials commonly reference 239 all-suite hotel units and 66 private 3–4 bedroom residences, with the building completed in the mid-2000s. Exact counts for any unit you review should be confirmed during due diligence.

What you actually own

Units here are individually titled condominium interests. Palm Beach County records show recorded condo unit parcels for addresses within the Resort at Singer Island Hotel Condo subdivision. That means you receive a deeded interest you can sell, bequeath, or hold in an entity, subject to association rules and any rental-management agreement that may apply to your unit.

Within the complex, ownership typically falls into two categories:

• Hotel/resort suites that operate day to day with hotel services.
• Private Residences that function more like traditional condos, often with owner-only features and a distinct feel from the hotel inventory.

Governance is handled by association structures you will want to review closely. Public association directories list a hotel condominium association for this property with a professional manager on record. Expect recorded declarations and bylaws, plus possible master and sub-association layers that govern use, fees, and shared elements.

Renting your unit: how programs work

If you purchase a hotel/resort suite, you may have the option to place your unit in an on-site hotel rental program run by the operator or, depending on governing documents, to rent independently. Do not assume identical terms across units. You must review the rental-management agreement that applies to the specific unit you are evaluating.

Common program features to expect:

• Central reservations and front-desk control handled by the operator
• Marketing, booking channels, housekeeping, and linen service
• Collection and remittance of transient occupancy taxes for hotel stays
• A management commission on gross room revenue
• FF&E or refurbishment reserve contributions to keep the unit guest-ready
• Owner-use rules, including advance booking, possible blackout periods, and cleaning charges after owner stays

The net income you receive depends on occupancy, rates, and all fees outlined in the management agreement. An example from a different Florida condo-hotel shows management commissions in the mid-40 percent range, which is a helpful reminder to study the exact percentages and line items for any Singer Island unit you consider.

Owner use is typically permitted but it reduces bookable nights. Some programs limit the number of owner days or require advance scheduling. Owner stays can also trigger small departure-cleaning fees. Confirm all of these details in writing before you sign a contract.

Modeling income and seasonality

If you plan to rent, build a conservative model before you buy. Start with comparable nightly rates and realistic occupancy by month, then subtract all operating and fixed costs to estimate your net.

Items to include in your model:

• Seasonal average daily rate by month and expected occupancy
• Management commission, booking and credit card fees
• Housekeeping, supplies, and FF&E reserve contributions
• Local transient occupancy taxes for hotel stays
• HOA assessments, property taxes, and insurance
• Mortgage payments if financed

Singer Island attracts a broad leisure guest mix, and high demand in The Palm Beaches often concentrates in winter and early spring. Pair that pattern with the resort’s amenity set when estimating your peak and shoulder seasons. Plan for variability, and test downside scenarios like lower occupancy, temporary closures, or higher HOA assessments.

Financing realities for condo-hotels

This is one of the most important differences between traditional condos and condo-hotels. Many agency-backed programs treat projects that are managed and operated as hotels as ineligible for standard condo approvals. In practice, that can make units at properties like this non-warrantable for Fannie Mae, Freddie Mac, FHA, or VA financing. The result is fewer lender options, tighter underwriting, larger down payment needs, and sometimes higher interest rates compared with a standard condo.

When agency financing is not available, buyers often use portfolio lenders, non-QM loans, or cash. Work with mortgage professionals experienced in non-warrantable condos so you know your true terms and timeline upfront.

HOA structure, assessments, and insurance

Expect layered governance, which can include a hotel condo association and, for larger residences, a separate or master association. That structure can shape how shared costs are allocated. Your pre-offer review should include all recorded declarations and bylaws, current rules and regulations, the latest annual budget, and recent financials.

Pay close attention to reserves and planned projects. Florida’s coastal insurance market and new statewide condo requirements make reserve funding and risk management central to your decision. Association master policies for wind and flood typically carry significant deductibles, which can lead to special assessments after storms. Ask for the full master policy, deductible disclosures, any open claims, and the owner HO-6 requirements.

Florida’s milestone inspections and SIRS

Recent Florida law requires milestone structural inspections and Structural Integrity Reserve Studies for many condo buildings at specific ages. These reports improve transparency but can also identify remediation work that leads to higher assessments. Confirm whether required inspections and studies have been completed at The Resort, review the findings, and understand any repair plans and associated budgets.

Taxes and how income is classified

Federal tax treatment depends on services and average stay length. If substantial services like daily housekeeping and meals are provided, activity can be treated as a business rather than passive rental income. Rentals with average stays of seven days or less may also be treated differently. Speak with a CPA about how a Marriott-style operation would affect your return, depreciation, and potential self-employment tax before you buy.

At the local level, transient occupancy and tourist development taxes usually apply to hotel stays. On-site managers often collect and remit these, but confirm how owner stays are handled and whether any nightly amenity fees apply during owner use.

Red flags that change the math

• The project is documented or run as a hotel in a way that limits conforming financing. Expect non-warrantable treatment and plan your lending accordingly.
• The rental-management agreement prohibits owner-direct rentals and layers on high commissions plus marketing and housekeeping fees. Always analyze the net, not just the top line.
• Low or unfunded reserves, pending milestone work, or litigation. These can trigger large assessments and impact resale.
• Large windstorm or flood deductibles on the association master policy, with no clear plan for funding deductibles.

If any of these appear, pause and reassess your assumptions, especially your cash flow model and exit timeline.

Your due diligence checklist

Before you write an offer, request and review these items:

• Condominium Declaration, Bylaws, Articles, and all Rules and Regulations for applicable associations
• Current annual budget, the latest financial statements, and any recent reserve study documents
• All milestone inspection and Structural Integrity Reserve Study reports, plus any repair plans and voting results
• Rental-management agreement that will apply to your unit, including all exhibits, fee schedules, owner-use rules, and termination or assignment provisions
• Sample owner statements for a similar stack and view, showing gross revenue, fees, taxes, and net distributions for multiple months
• Master insurance policy, deductible disclosures, and HO-6 requirements for owners
• Title search, plus county property records for the unit and any related association filings
• Litigation summary and status for any open or recent lawsuits involving the association or developer

A complete document set lets you validate income potential, understand risks, and negotiate with confidence.

Is owning here right for you?

A condo-hotel unit at The Resort can combine oceanfront enjoyment with professional management when you are away. It tends to suit buyers who value services, flexibility of owner use, and the potential to offset carrying costs with short-term rentals. It is less ideal for someone who prioritizes traditional financing, tight control over marketing every stay, or the lowest possible monthly fees.

Your best next step is a balanced plan: confirm lending options early, model income conservatively, and review every association and management document in detail. With a clear picture, you can decide whether a hotel suite or a Private Residence better matches your lifestyle and financial goals.

Ready to explore available units, compare returns, or benchmark HOA structures across Singer Island buildings? Reach out to Kathy Lewellen for building-level guidance, vetted lender and CPA referrals, and a private consultation tailored to your goals. Start here: Kathy Lewellen.

FAQs

What is a condo-hotel at The Resort Singer Island?

• It is an individually deeded condo unit in a building that operates with hotel services like front desk, housekeeping, and resort amenities. Ownership is fee simple condominium, while day-to-day operations function like a hotel.

Can I rent my Singer Island hotel suite on my own instead of using the hotel program?

• It depends on the recorded documents and the specific rental-management agreement tied to your unit. Some owners use the on-site program while others pursue independent rentals, but you must confirm what your unit allows.

How do owner payouts work in the Marriott rental program?

• Gross room revenue is collected, then program commissions, marketing, housekeeping, taxes, and reserve contributions are deducted. The remaining net is distributed to the owner on the schedule set in the agreement.

What financing is typical for condo-hotel purchases in Riviera Beach?

• Many projects like this are non-warrantable for agency loans, so buyers often use portfolio or non-QM financing, or pay cash. Expect stricter underwriting and larger down payments than a standard condo.

What HOA fees should I plan for at The Resort?

• Fees vary by unit type and size and may include association dues for shared services plus reserves. Review the current budget, financials, and any master association cost-sharing rules to confirm the exact amount.

How do Florida’s new condo laws affect The Resort at Singer Island?

• Many buildings must complete milestone structural inspections and Structural Integrity Reserve Studies. Review these reports and any planned work or assessments before you buy.

How do hurricane insurance deductibles impact owners in oceanfront buildings?

• Association master policies often carry large wind or flood deductibles. After a storm, owners can face special assessments to cover deductibles. Ask how the association plans for this risk.

When is peak rental season for a Singer Island resort unit?

• Demand in The Palm Beaches often peaks in winter and early spring, with softer shoulder months. Use local comps and your unit’s view and size to refine occupancy and rate assumptions.