If you want a turnkey, walkable second home in Delray Beach, 111 First Delray likely sits near the top of your list. The boutique scale, rooftop pool, and one‑block proximity to Atlantic Avenue make it easy to enjoy weekends or a season without heavy maintenance. Still, a downtown condo has rules and nuances you should confirm in writing before you make an offer. In this guide, you’ll learn what to verify about layouts, parking, amenities, rental policies, financing, and insurance so you can buy with confidence. Let’s dive in.
Why 111 First fits second‑home use
111 First Delray is a five‑story, boutique condominium delivered in 2019 at 111 SE 1st Avenue in downtown Delray Beach. The location places you within a short walk of dining, shopping, and entertainment along Atlantic Avenue, with easy access to the beach. If you want to park the car and enjoy a low‑maintenance lifestyle, this setup works.
Amenities widely cited in building materials and listings include a rooftop entertainment deck with pool and cabanas, outdoor kitchens, a fitness and yoga space, secure bicycle storage, and a controlled‑access garage. Some sources also note EV charging and guest parking. Because features, policies, and costs can evolve, confirm current availability, assignment, and any usage fees with the association.
For second‑home owners, the building’s smart‑home wiring and access controls can support remote management. Ask for a demonstration of the unit’s thermostat, shade controls, entry hardware, and any automation apps to ensure administrator credentials and subscriptions transfer at closing.
Important caution: Many buyers assume short‑term rentals are allowed downtown. Do not rely on assumptions. Get the HOA’s signed, current leasing policy and review it before you submit an offer. For a local overview of rental policy issues at this building, see this summary of 111 First Delray rental policies and buyer considerations.
Building snapshot and layouts
A consistent point across planning and marketing is that 111 First Delray is a boutique community, though sources differ on the final unit count. Some materials reference 66 residences, while early counts cite 70. Treat public write‑ups with caution and verify the recorded Declaration and the association’s official roster to confirm exact supply and unit numbering. Floorplan databases like myCondoPlans’ building summary can help you visualize the mix, but the association’s records are controlling.
Floorplans span approximately 642 to 1,961 square feet across 1, 2, and 3 bedroom layouts, including select corners and penthouses with larger terraces. Resale listings often show contemporary finishes such as Bosch appliances, quartz or stone counters, porcelain plank floors, impact glass, in‑unit laundry, and built closet systems. Some units include upgraded smart‑home packages. If you want a lock‑and‑leave experience, inspect the specific automation, water‑shutoff, and remote‑access features in the unit you plan to buy.
Parking and storage
Most units convey at least one assigned, covered garage space. Select residences may have two spaces, and guest parking is typically limited in boutique buildings. Confirm your space number, location, and any tandem or lift configuration, and ask the association for the current parking assignment memo. If a storage locker is important, verify the locker number, size, and whether it is deeded or by association registration.
Security and package handling
Expect controlled building and garage access. Because staffing and services vary by building, confirm exact policies for package acceptance, deliveries, and guest access. If a staffed front desk or parcel room matters to you, ask management to put current procedures in writing.
For title and assessment checks, use the Palm Beach County Property Appraiser parcel pages to review recorded deeds and the legal subdivision name. This is a reliable place to confirm ownership history and assessment details during due diligence.
Rental options and what to confirm
If part of your plan includes renting the condo when you are away, get clarity on three layers of rules: the condo association’s documents, state licensing for frequent short‑term rentals, and county transient taxes.
Long‑term leases
Many South Florida condominiums allow annual leases with board approval. Typical requirements include minimum lease terms, a tenant application, screening, fees, and a set approval timeline. Before you assume immediate rentability, request the building’s written leasing policy and a current rental roster. You can use this local overview as a starting point to frame your questions: 111 First Delray rental policies and buyer considerations.
Short‑term and vacation rentals
Short‑term activity is regulated at three levels:
- Association documents. The Declaration and Rules control whether short stays are allowed and under what conditions. Get the current policy in writing.
- State licensing. Frequent short‑term rentals may require a Florida DBPR vacation‑rental license. Review the state’s vacation rental licensing application packet to understand thresholds and obligations.
- County taxes. Palm Beach County imposes Tourist Development Tax on short stays. Read the Tax Collector’s Tourist Development Tax guidance and confirm registration steps.
Common association restrictions that impact non‑primary owners include ownership waiting periods before leasing, caps on the percentage of units leased at once, and one‑lease‑per‑year rules. Budget for application fees and screening timelines that may range from two to eight weeks.
Financing and insurance to plan early
Condo financing depends on project eligibility. Lenders look at owner‑occupancy ratios, litigation, reserves, and rental policies. A building with a higher investor share or permissive short‑term activity may require a project review and can narrow loan program options. Start with your lender early and ask whether the project is warrantable under conventional guidelines. For context, see Fannie Mae’s Occupancy Types overview.
Flood risk and insurance also matter. Check current FEMA flood maps for the parcel and ask your lender whether flood insurance is required. You can reference FEMA’s Palm Beach County FIRM panels to understand zones and whether the property sits in a Special Flood Hazard Area. If it does, plan accordingly for coverage and deductibles.
What to verify before you offer
Request these documents during your inspection period and make your offer contingent on reviewing them:
- Declaration of Condominium and all amendments. This controls leasing rights, guest use, and key restrictions.
- Bylaws and Rules and Regulations. Confirm amenity rules, package handling, pet rules, and parking.
- Current HOA meeting minutes for the past 12 to 24 months. Look for rental approvals, enforcement actions, and planned projects.
- Association financials. Ask for the current budget, last year’s actuals, bank balances, and the most recent reserve study.
- Master insurance certificate. Note deductibles and owner obligations, and plan your HO‑6 and any flood coverage.
- Rental roster or ledger. See how many units are leased now and whether a cap is near its limit.
- Special assessments and litigation. Confirm any approved or pending assessments and disputes.
- Parking and storage records. Ask for the current parking assignment memo and storage locker registrations tied to your unit.
To cross‑check the association’s legal name and filings, you can search state records using resources like the Florida condo association directory. For recorded ownership and parcel details, use the Palm Beach County Property Appraiser.
Smart questions to ask the HOA or manager
Get answers in writing to avoid surprises later:
- What is the minimum lease term and is there a waiting period after purchase before leasing is allowed?
- Are short‑term stays under 30 days allowed, and if so, what licensing and county tax registrations are required?
- How are packages handled and is there on‑site staff during business hours?
- Where are EV chargers located and how are usage and costs managed?
- Is there a rental cap and how close is the building to that cap now?
- What are tenant application fees and typical approval timelines?
Negotiation levers for second‑home buyers
- Document contingency. Make your offer contingent on approving the Declaration, Bylaws, Rules, minutes, budget, insurance, and the lender’s project review if required.
- Seller representations. Ask the seller to confirm the unit’s rental history, any violations, and whether special assessments or litigation are pending.
- Timing. If your plan depends on leasing after closing, require written HOA confirmation of any waiting period and the tenant approval timeline as a condition of the sale.
Pricing, fees, and availability
Resale prices in the building have ranged from the high six figures to low seven figures, with larger or penthouse layouts trading higher. Because this is a boutique community, availability can be lumpy and vary by season. HOA maintenance fees and application fees vary by unit and can change. Before you write an offer, ask for the current monthly HOA amount for the specific unit, what it covers, and any confirmed special assessments.
Downtown lifestyle and daily convenience
From morning coffee to dinner on Atlantic Avenue, living at 111 First leans into convenience. You can enjoy the rooftop amenities in the afternoon, then walk to dining and entertainment in the evening. If you come down for long weekends or a season, the controlled‑access garage, secure storage, and smart‑home features support a simple lock‑and‑leave rhythm.
How The South Ocean Group helps you buy with confidence
As downtown Delray Beach specialists, we help second‑home buyers move quickly and carefully. We gather and review the condo documents, coordinate answers from the HOA, connect you with local lenders familiar with condo project reviews, and map out the steps if you plan to rent seasonally or annually. If 111 First Delray fits your wish list, we will tailor tours to the best floorplans for your lifestyle and negotiate terms that protect your goals. Ready to explore 111 First or similar options nearby? Connect with The South Ocean Group to get started.
FAQs
Is 111 First Delray suitable for a lock‑and‑leave second home?
- Yes, the boutique scale, controlled access, rooftop amenities, and smart‑home wiring support low‑maintenance living, but confirm specific unit features and HOA policies in writing.
Are short‑term rentals like Airbnb permitted at 111 First Delray?
- It depends on the association’s Declaration and Rules; if short‑term rentals are allowed, review state DBPR licensing and Palm Beach County Tourist Development Tax requirements before listing.
What parking and storage come with units at 111 First Delray?
- Most units include at least one assigned, covered garage space and many have storage, but allocations vary, so verify the space number and storage registration for the specific unit.
How does financing work for a second‑home condo in Delray Beach?
- Lenders assess condo project eligibility and may require a project review; ask your lender early about warrantability and provide HOA financials and insurance documents during underwriting.
What documents should I review before making an offer at 111 First?
- Request the Declaration, Bylaws, Rules, recent minutes, financials and reserve study, master insurance, rental roster, parking and storage memos, and any special assessment or litigation disclosures.
Do I need flood insurance for a condo at 111 First Delray?
- Check FEMA flood maps for the parcel; if the property lies in a Special Flood Hazard Area, your lender will likely require flood coverage in addition to your HO‑6 policy.
