Living in Kings Point, Delray Beach

What Kings Point is

Kings Point is a gated, age-restricted condo community on the west side of Delray Beach, between I-95 and Florida's Turnpike. It was built from the 1970s into the mid-1980s and has roughly 7,200 condo units in low-rise buildings of one or two stories. There is no new construction; everything sells as resale.

Most units are 1- or 2-bedroom, roughly 750 to 1,100 square feet, and many face a golf course or a lake. The community has three clubhouses with pools, fitness rooms, card and billiard rooms, and the main clubhouse has a theater that hosts shows. Golf is an 18-hole par-3 course and an 18-hole executive course, and there are tennis and shuffleboard courts. A full-time activities staff runs the calendar.

The address says Delray Beach, but much of the land west of the city limits is unincorporated Palm Beach County. Check the property record for the jurisdiction of the unit you are considering.

What the price trend says

Zillow's index for Kings Point fell 10.0% over the past year and 14.8% over five years. Delray Beach as a whole rose 1.6% and 19.5% over the same periods. That is the widest gap between any neighborhood and the city on Zillow's list.

The most likely reasons are structural. Buildings here are 40 to 50 years old, Florida's post-2022 condo laws require associations to fund reserves for roofs, structure and other major items, and many older associations are raising fees or levying special assessments to catch up. Buyers price those costs into what they will pay. A falling index does not tell you where Kings Point goes next. It does tell you that the purchase price is only part of the cost.

How Kings Point compares with the rest of Delray

Kings Point sits in the cheapest group of Delray neighborhoods, alongside other large older communities:

• High Point of Delray near $147,282, with a 3.1% one-year drop against a 14.4% five-year gain.
• Villages of Oriole near $160,414, the only other one on the list that is lower than five years ago (7.0%).
• Lakes of Delray near $164,725, off 7.5% over twelve months.
• High Point near $174,716, off 5.4% over twelve months and 8.8% higher than five years back.

The city's typical 1-bedroom is about $98,524 and a typical condo about $169,347, so Kings Point prices line up with the small-unit end of Delray. If you want a detached house, the city's typical single-family value is about $588,597, which is a different budget altogether. Neighborhoods such as Southridge at about $645,997 or Delray Shores at about $430,740 show where single-family buyers end up.

Fees, sub-associations and assessments

Kings Point is made up of many separate condo associations, plus community-wide recreation costs. Two units on the same street can carry different monthly fees, different reserve balances and different assessment histories. The asking price comparison between them is meaningless until you add those costs.

For each unit, get:

• The association's current budget and how much the fee rose in each of the last two years.
• The reserve study, and the SIRS or milestone inspection where the building requires one.
• Board minutes for the last 12 months.
• The estoppel certificate showing any unpaid or approved assessments.
• The recreation fee and what it covers.

Florida gives resale condo buyers 7 days after they receive the association documents to cancel, not counting weekends and legal holidays, under rules in effect since July 1, 2025. Block out time in that window to actually read them.

Financing and paying cash

Many Kings Point purchases are cash, partly because of the low prices and partly because some older associations have trouble meeting lender requirements. Conventional lenders review the association's reserves, insurance, litigation and owner-occupancy before they approve a loan. If an association fails that review, the condo is non-warrantable and financing options narrow to portfolio lenders with larger down payments.

If you plan to finance, ask your lender to check the association early, before inspections and appraisal fees. A unit that only sells for cash is also harder to resell later, which matters for estate planning.

Insurance, taxes and day-to-day life

The association insures the building. You carry an HO-6 policy for the interior, your belongings and liability. Ask about the age of your building's roof, since it affects the master policy and future fees. Check the FEMA flood zone of the building as well.

If Kings Point is your permanent home, the homestead exemption takes up to $51,411 off assessed value in 2026, which on a unit near $91,400 removes most of the taxable value for many levies. This isn't tax advice, so confirm the numbers with the county property appraiser. Seasonal owners get no homestead.

Daily life centers on the clubhouses. Shopping and restaurants along West Atlantic Avenue are close by, and Delray Medical Center is on the west side of the city. You will need a car or the community's transport for most errands.

Who Kings Point fits

It fits buyers 55 and older who want a social community, a small single-level home and a low purchase price, and who can absorb a rising monthly fee. It fits less well if you need financing on easy terms or if your budget has no room for an assessment. If you send me your budget and the fee you can live with, I can screen Kings Point associations by fee history and reserves before you tour anything.