What Is a Condo-Hotel on Singer Island?

Curious about condo-hotels on Singer Island and whether one fits your plans? You are not alone. Many buyers love the idea of owning a beachfront retreat that can also generate rental income, but the details can feel complex. In this guide, you will learn how condo-hotels work in Riviera Beach, what to check before you buy, and the key pros and cons to consider. Let’s dive in.

What a condo-hotel is

A condo-hotel is a condominium where you own your unit, and the property operates like a hotel under a professional manager. You receive a deed, pay association assessments, and may have the option to join an on-site rental program that markets your unit to short-term guests.

The hotel operator typically has a management agreement with the association that covers front desk services, housekeeping, marketing, food and beverage, and accounting. Some properties require all owners to participate in the rental program. Others allow you to opt in or opt out.

Compared with a conventional condo or DIY vacation rental, a condo-hotel usually offers hotel-level services and centralized reservations. You trade some control for convenience and access to professional operations.

How Singer Island condo-hotels operate

Rental programs and owner use

If you enroll your unit, you sign a rental-management agreement that explains:

• Commission or revenue split and any marketing or reservation fees
• Owner-use rules, blackout dates, and notice periods
• Reservation procedures and priority for owners
• Income reporting and the schedule for owner payouts

Owner statements should show bookings, gross revenue, fees, taxes, and net distributions. Ask whether the program uses gross or net figures for reporting and how that aligns with your lender and tax filing.

Fees you can expect

Typical expense categories include:

• HOA or condo assessments that fund building operations, insurance for common areas, reserves, and staffing
• Management commissions on rental revenue
• Marketing and distribution fees for brand channels or online travel agencies
• Housekeeping and turnover fees per stay
• Any franchise or brand licensing fees
• Capital reserve contributions for major repairs and replacements

Review recent budgets, reserve studies, and any special assessments so you understand your total cost of ownership.

Taxes on short-term stays

Short-term rentals in Florida are subject to state sales tax and local tourist development taxes. In Palm Beach County, these county-level visitor taxes apply to transient stays. Many condo-hotels collect and remit these taxes through the on-site manager, but you should confirm exactly how taxes are handled and how they appear on owner statements. For income taxes, rental income is generally reported under IRS rules that distinguish between personal use and rental use. A tax professional can help you apply rules on depreciation and expense deductions.

What to request from management

Ask for project-level performance and owner-level examples, such as:

• Historical occupancy and average daily rate for 3 to 5 years
• Sample owner statements that show revenue, fees, taxes, and net payout
• The hotel operator’s agreement with the association, including term and fees
• The owner rental-management agreement you would sign
• Information on distribution channels, brand affiliation, and marketing reach

These items help you compare properties and set realistic expectations.

Financing, legal, and insurance

Financing realities

Many lenders treat condo-hotel units differently than conventional condos. Some classify them as non-warrantable, which can mean higher down payments and limited loan options. It is common to see down payments of 20 to 30 percent or more, and some lenders will not count projected rental income unless the property can provide solid historical documentation.

If you plan to finance, speak with a lender experienced in condo-hotel projects early in the process. Owner-occupant purchases may qualify differently than investor purchases. Refinance and cash-out options can also be affected by the building’s financials and any ongoing litigation.

Documents to review

Before you make an offer, collect and review:

• Condominium declaration, bylaws, rules, and amendments
• Association budgets, audited financials, and reserve studies
• Board meeting minutes for the past 12 to 24 months
• The master management agreement between the association and hotel operator
• The owner rental-management agreement and revenue split schedules
• Litigation disclosures and any pending or recent special assessments
• Master insurance policies, deductibles, and coverage summaries

Florida condo associations operate under the Florida Condominium Act. Understanding the project’s governance and financial strength will help you avoid surprises.

Insurance to confirm

Singer Island is coastal, so plan for wind and flood exposure. Most buildings will be in FEMA flood zones. Confirm the association’s windstorm coverage and deductibles, and verify whether hurricane deductibles can be passed to unit owners. You will likely need an HO-6 policy for interior finishes, contents, and liability. Ask for elevation certificates and claims history for additional context.

Tax treatment basics

Rental income is generally taxable, and your personal-use days versus rental days will affect how you report income and expenses. Depreciation may be available for the property when used as a rental. Confirm how the manager handles sales and tourist taxes and whether you have any separate filing obligations. A CPA familiar with short-term rental rules can help you optimize your approach.

Pros and cons for buyers and investors

Advantages

• Turnkey experience. Front desk, housekeeping, and marketing are handled for you.
• Potential rental income. Professional distribution can support occupancy and rates.
• Resort amenities. Pools, fitness centers, spa, and on-site dining add to owner enjoyment.
• Brand reach. Affiliation with a hotel brand can expand marketing and loyalty channels.

Disadvantages

• Higher carrying costs. HOA assessments, management commissions, and brand fees add up.
• Less control. You follow program rules on owner use and guest bookings.
• Seasonal revenue. Demand can swing with travel trends and regional events.
• Financing limits. Some lenders restrict programs or require higher down payments.
• Resale complexity. Buyer pools can be narrower than for conventional condos.

Local context on Singer Island

Demand and seasonality

Singer Island’s oceanfront location, marina access, and proximity to West Palm Beach and Palm Beach International Airport draw year-round visitors. Expect stronger demand in winter months and lighter periods in summer and during hurricane season. Always verify actual historical occupancy and average daily rate for the specific building you are considering.

City and county rules to verify

Condo-hotels operate within county and city frameworks. In Riviera Beach, confirm any local licensing or short-term rental requirements for the project, along with building zoning and permits. For transient lodging taxes, review current rates and remittance processes with Palm Beach County agencies or the on-site management team.

Buyer checklist for Riviera Beach condo-hotels

Pre-offer

• Request the owner rental-management agreement and sample owner statements.
• Ask for the association budget, audited financials, reserve study, and meeting minutes.
• Verify the project’s flood zone status and obtain an elevation certificate for the unit.
• Speak with a lender that actively finances condo-hotel units and secure pre-approval.

During due diligence

• Have a real estate attorney review the master management agreement and owner rental agreement.
• Confirm owner-use rules, blackout periods, and how reservations are prioritized.
• Verify how sales and tourist taxes are collected and reported on owner statements.
• Review master insurance coverage, deductibles, and any owner responsibility for assessments.
• Check for pending litigation, special assessments, and capital project plans.

Before closing

• Confirm the closing agent is familiar with condo-hotel documentation and any brand requirements.

• Verify whether any local business license or permit is needed for your rental activity.

• Confirm escrow instructions for rents in transit and any guest deposits.

Is a condo-hotel right for you?

A condo-hotel on Singer Island can be a smart fit if you value convenience and want professional management supporting your rental income. If maximum control, lower carrying costs, and frequent personal use are your top priorities, a conventional condo may serve you better. The best decision comes from comparing realistic cash flow, total costs, and your lifestyle goals.

If you want a building-by-building perspective, you can lean on a local specialist who knows the documents, rental programs, and lender landscape. That support can save time and help you avoid costly surprises.

Ready to explore condo-hotels and luxury condos on Singer Island with a trusted local advisor? Connect with Kathy Lewellen for white-glove guidance, curated building insights, and a clear plan from search to close.

FAQs

What is a condo-hotel and how is it different from a regular condo?

• You own your unit like any condo, but the property runs as a hotel with on-site management, centralized reservations, daily housekeeping, and rental program rules that do not exist in most conventional condos.

How are short-term rental taxes handled in Palm Beach County?

• Short stays are generally subject to state sales tax and county tourist development taxes, which are often collected and remitted by the on-site manager, so confirm the process and how it appears on owner statements.

Can you finance a Singer Island condo-hotel with a conventional mortgage?

• Some lenders finance condo-hotel units with higher down payments and stricter terms, while others do not, so speak early with a lender experienced in condo-hotel projects and confirm documentation requirements.

What insurance will I need for a condo-hotel unit by the ocean?

• Expect association wind coverage for the building, likely flood considerations due to coastal location, and an HO-6 policy for your unit’s interior, contents, and liability, plus awareness of hurricane deductibles.

What documents should I review before making an offer on a condo-hotel?

• Obtain the declaration and bylaws, budgets and audited financials, reserve study, meeting minutes, master management agreement, owner rental agreement, insurance summaries, litigation disclosures, and sample owner statements.