$69,999 Kings Point Condo in Delray Beach — Why the RENT is SOLD Story Matters
Most people see a condo priced at $69,999 and stop there. They think the story is the price. In reality, the better story is whether a property like this actually works. Kings Point is a 55+ resort-style active adult community in West Delray Beach with 7,200 condominiums per 55places, built 1973-1985, located between I-95 and Florida's Turnpike, ZIP 33484 + 33446. Address HQ 7000 West Atlantic Avenue per HOA Bulletin Board. This specific second-floor corner unit in the Burgundy sub-association offers in-unit washer/dryer, updated kitchen, screened patio with garden views. HOA $644/month per source. But the "RENT is SOLD" marketing positioning works for one critical reason: Kings Point typically requires 1-2 year ownership hold before rental allowed per Redfin + Compass + Homes.com. The price gets attention. The rules determine viability.
Kings Point is a 55+ resort-style active adult community in West Delray Beach, ZIP 33484 + 33446, address HQ 7000 West Atlantic Avenue per HOA Bulletin Board. Built 1973-1985 per 55places. 7,200 condominiums on resale basis per 55places — one of the largest 55+ communities in South Florida. Located between I-95 and Florida's Turnpike per 55places. 12-15 minute drive to downtown Delray Beach and Atlantic Ocean per 55places. 24-hour gated manned security. This specific listing: $69,999 listing price, second-floor corner unit in Burgundy sub-association, in-unit washer/dryer, updated kitchen, screened patio with garden views. HOA $644/month per source. "RENT is SOLD" framework critical: Kings Point typically requires 1-year (some sub-associations 2-year) ownership hold before rental allowed per Redfin + Compass + Homes.com listings. Annual lease only post-restriction. At least one tenant must be 55+ per HOA. Amenities: 3 clubhouses, 2 golf courses, 2 restaurants, indoor + outdoor pools, theater, fitness center, salon, crafting studios, card rooms, pickleball, tennis, library, billiards, ping pong, art room, woodshop, free continuous bus service. Unit sizes 762-1,100 sq ft. 1-2 BR, 1-2 BA. Buildings 1-2 stories. Average resident age 75-80 per 55places. This is not just a cheap condo. It's a structured ownership inside a 55+ system per source.
Brian Wilder here. In business since 1996, with over 1,500 Palm Beach County transactions across the full Palm Beach County 55+ active adult community landscape. Most people see a condo priced at $69,999 and stop there. They think the story is the price. In reality, the better story is whether a property like this actually works. This second-floor corner unit in the Burgundy sub-association of Kings Point comes with in-unit washer/dryer, updated kitchen, and screened patio with garden views. HOA $644/month. But there's a critical structural reality: Kings Point typically requires 1-2 year ownership hold before rental allowed per multiple public listings. 55+ rules apply. Rental flexibility limited. That changes everything for investor or rental-considering buyers. This is not just a cheap condo. It's a structured ownership inside a 55+ system.
Per source: "Most people see a condo priced at $69,999 and stop there. They think the story is the price. In reality, the better story is whether a property like this actually works." Critical factors most buyers miss: HOA $644/month adds $7,728 annual carrying cost. 55+ rules require at least one resident 55+ + no permanent under-18. Rental flexibility limited: Kings Point typically requires 1-year ownership hold before rental allowed per Redfin (some sub-associations 2-year per Compass Monaco + Homes.com Flanders). At a $69,999 listing price, the cap rate math has to account for: HOA carry + ownership hold period + 55+ tenant restriction + Florida 2026 insurance for 1973-1985 build. That changes everything per source.
What This Condo Actually Offers
Specific listing features per source:
Second-floor unit per source. Distinct from first-floor units. Trade-offs: better views typically, no ground-level patio access, stairs (unless elevator-served building). Some Kings Point buildings have elevators per Homes.com.
Corner location. Better natural light from additional windows only corner units have. Better privacy. Better air flow. Premium positioning within building.
Burgundy is one of 15+ sub-associations within Kings Point per source. Each sub-association has potentially different rules. Engine recommends team verifies specific Burgundy rules: rental restrictions, pet policies, lease terms, financial status.
Distinctive feature — many Kings Point units rely on community laundry. In-unit washer/dryer adds substantial convenience + value premium vs no-laundry units.
Distinct from original 1973-1985 build kitchens. Material value driver vs original-condition units in Kings Point. Reduces buyer's renovation timeline + cost.
Screened porch with garden view. Outdoor living space. Common in Kings Point per 55places ("open-concept floor plans and screened porches").
The "RENT is SOLD" Story — Why It Gets Attention
Per source: "Low price + strong rent estimate draws attention — but only works if the buyer understands the structure."
$69,999 listing price + Kings Point rent estimates create marketing positioning that attracts investor + rental-considering buyers:
- What Draws Attention: Low entry price + rent potential = strong on-paper yield. Cap rate math looks attractive at first glance.
- What Determines Viability: Burgundy sub-association rental restrictions + ownership hold period + 55+ tenant requirement + HOA carry cost + 1973-1985 build condition variables.
- The Real Math: $69,999 purchase + $644 HOA + 1-2 year ownership hold + Florida insurance + property taxes + maintenance reserve = different cash flow story than headline.
- The Strategy That Works: Buyer who occupies during ownership hold period + transitions to rental post-restriction + accepts 55+ tenant pool + understands sub-association lease approval process.
"This is not just a cheap condo. It's a structured ownership inside a 55+ system" per source. Engine RENT is SOLD framework reusable for any 55+ community with rental potential vs rental restriction tension: Buena Vida Wellington, Cresswind Westlake, Valencia portfolio Boynton.
What Kings Point Is
Kings Point is a 55+ resort-style active adult community in West Delray Beach per 55places + multiple sources. Built 1973-1985 per 55places. 7,200 condominiums available on resale basis per 55places — one of the largest 55+ communities in South Florida and engine's largest 55+ community framework. Located between I-95 and Florida's Turnpike per 55places. 12-15 minute drive to downtown Delray Beach and Atlantic Ocean. 24-hour gated manned security per 55places. Address HQ: 7000 West Atlantic Avenue, Delray Beach, FL 33484 per HOA Bulletin Board. Multiple sub-associations: Burgundy (per source), Piedmont C + D + L, Flanders C + D + K, Normandy J + K, Seville, Saxony O, Monaco, Isle of Capri, and others — each with potentially different rules.
What Most Buyers Miss — HOA + 55+ + Rental Restrictions
Per source: "HOA is $644/month. 55+ rules apply. Rental flexibility is limited. That changes everything."
~$7,728 annual HOA. At $69,999 purchase price, HOA carry is ~11% of purchase price annually. Material cost-of-ownership factor. Covers exterior maintenance + landscaping + amenities + security + free bus service.
At least one resident per household must be 55+ per HOA Bulletin Board. No one under 18 can reside permanently. Applies to tenants post-rental restriction.
"Does not allow rentals 1st year of ownership" per Redfin Kings Point listing. Standard restriction across many sub-associations.
"No leasing for the first two years" per Compass Kings Point Monaco listing + Homes.com Flanders listing. Burgundy sub-association rules require verification with sub-association management.
Annual lease only per Homes.com. At least one tenant must be 55+ per HOA. 6-month minimum lease per some listings. Buyer approval required for any tenant.
$69,999 purchase + $7,728 annual HOA + Florida 2026 condo insurance + property taxes + maintenance reserve = total annual carry typically $11K-$14K+. Cash flow projection must account for ownership hold period.
Burgundy Sub-Association Within Kings Point
Burgundy is one of 15+ identified sub-associations within Kings Point per source. Each has potentially different rules:
Each Kings Point sub-association has own HOA + rental restriction + pet policy + lease terms + reserves position. Critical to verify Burgundy-specific rules before offer.
Burgundy, Piedmont C + D + L, Flanders C + D + K, Normandy J + K, Seville, Saxony O, Monaco, Isle of Capri, and others. Engine recommends team verifies complete sub-association list with MBCA management.
Rental restriction period (1-year vs 2-year vs other), pet policy + size restrictions, lease approval process + timeline, reserves adequacy + financial statements last 3 years, special assessments status + planned capital improvements, building age + condition + roof + impact windows.
1973-1985 construction. ~40-50 years old. Florida condo SB-4D reform impact applies to buildings 3+ stories — most Kings Point buildings 1-2 stories so reduced impact, but reserves analysis still critical for Burgundy building.
Pricing varies by sub-association tier + condition + view + size. $69,999 entry tier suggests Burgundy may be value-tier sub-association within Kings Point. Comparison with Piedmont, Flanders, Normandy, Monaco subgroups important for accurate pricing analysis.
Reserves analysis + 3 years financial statements + special assessments status + rules document + projected capital improvement schedule. New buyer must understand financial position of Burgundy specifically.
Amenities — 7,200-Home Scale Resort Infrastructure
Kings Point amenities verified per 55places + Homes.com:
- 3 clubhouses open to all residents per 55places
- 2 golf courses per Homes.com + 55places
- 2 on-site restaurants per 55places
- State-of-the-art fitness center per 55places
- Theater per 55places + Homes.com — inexpensive live shows + recent movies per 55places
- Cafe per 55places
- Salon per 55places
- Crafting studios per 55places
- Card rooms per 55places
- Indoor + outdoor pools per Homes.com
- Pickleball + tennis per Homes.com
- Library per Homes.com
- Billiards per Homes.com
- Ping pong per Homes.com
- Art room per Homes.com
- Woodshop per Homes.com
- Free continuous bus service to shopping, medical, Boynton Beach Mall, Boca Town Center Mall per 55places
- Scores of clubs covering almost any interest per 55places
Pricing Analysis — $69,999 in Context
This listing's $69,999 price point in Kings Point pricing context:
Below typical Kings Point pricing range per public listings. Indicates: Burgundy may be value-tier sub-association, condition may require some updating despite updated kitchen, second-floor positioning, or specific seller motivation. Recommend MLS comparable analysis.
$7,728 HOA + Florida 2026 condo insurance ~$1,500-$2,500 + property taxes ~$700-$1,200 + maintenance reserve ~$1,000-$1,500 = ~$11K-$14K+ annual carry. At $69,999 purchase, total 5-year cost-of-ownership ~$120K-$140K.
If post-restriction monthly rent ~$1,300-$1,600 (verify current Kings Point rental rates), gross annual rent ~$15.6K-$19.2K. Less HOA + insurance + taxes + maintenance + vacancy reserve + property management. Net cap rate calculation requires precise comparable analysis.
$69,999 purchase + ~$11K-$14K annual carry vs renting equivalent unit ~$1,300-$1,600/month = ~$15.6K-$19.2K annual rent. Owner-occupier breakeven typically achievable depending on financing structure.
~40-50 year old construction. Specialty inspector $500-$1,500 identifies potential $5K-$50K in pending costs. Critical for accurate cap rate calculation. Roof + impact windows + HVAC + electrical + plumbing assessment.
Buildings 3+ stories require structural integrity reserve studies + special assessments potential. Kings Point Burgundy buildings likely 1-2 stories so reduced impact. Reserves analysis still critical for Burgundy specifically.
Comparison with Other 55+ Communities
- Kings Point Delray Beach (This Listing): 7,200 condos, 1973-1985 build, $69,999 listing example, $644 HOA, ~$11K-$14K annual carry, 1-2 year rental restriction, value-tier sub-association possible. Most accessible 55+ entry.
- Valencia Portfolio Boynton (GL Homes 55+): Valencia Cove + Bay + Sound + Reserve + Shores. Newer construction. $400K-$700K+ typical. Premium amenities. Higher HOA.
- Buena Vida Wellington (Minto 55+): Wellington equestrian/luxury core. Newer construction. Higher entry tier than Kings Point Burgundy.
- Cresswind Westlake (Kolter Homes 55+): New construction Westlake. CDD layer typical. Higher monthly cost. Brand new finishes.
- Engine 55+ Framework Now Expanded: Kings Point Burgundy (Delray $69,999 entry tier 1973-1985 7,200 condos) + Buena Vida (Wellington newer) + Cresswind (Westlake newest) + Valencia portfolio (Boynton GL Homes premium).
Location — West Delray Beach 33484 + 33446
- HQ Address: 7000 West Atlantic Avenue, Delray Beach, FL 33484 per HOA Bulletin Board
- ZIP codes: 33484 + 33446 (community spans both)
- Between I-95 and Florida's Turnpike per 55places
- 12-15 minute drive to downtown Delray Beach and Atlantic Ocean per 55places
- Boynton Beach Mall: free bus service per 55places
- Boca Town Center Mall: free bus service per 55places
- Medical center nearby per 55places + Baptist Hospital nearby per Compass
- Walmart + Publix nearby per Compass
- I-95 easy access
- Florida's Turnpike easy access
- Pineapple Grove Delray ~12-15 min — downtown Delray walkable arts district (Engine pair #70)
- Atlantic Avenue Delray world-famous downtown 12-15 min
- PBI Airport ~25-30 min
- FLL Airport ~35-40 min
Who Kings Point Burgundy Works For
- Buyers 55+ seeking affordable South PBC entry point — $69,999 entry tier rare in current PBC market
- Snowbirds + seasonal 55+ residents wanting low-maintenance Florida base at low entry cost
- Retirees on fixed income wanting 24/7 gated security + medical proximity + free bus service
- Patient investors understanding 1-2 year ownership hold before rental allowed
- Owner-occupier 55+ buyers wanting affordable Delray Beach proximity
- Golf enthusiasts — 2 golf courses on-property
- Active 55+ lifestyle seekers — pickleball, tennis, fitness, theater
- Buyers wanting Delray Beach proximity — 12-15 min downtown
- Buyers wanting community bus service — no car required for shopping + medical
- Renovators wanting to upgrade 1973-1985 condo with updated kitchen as starting point
- Couples or single 55+ wanting 762-1,100 sq ft 1-2 BR layout
- Buyers wanting 3 clubhouses + scores of clubs social activity
- Pet-allowed seekers (verify Burgundy-specific pet policy)
- Value-tier buyers understanding sub-association variance + condition variables
Less ideal fit for:
- Buyers under 55 (community 55+ restricted — evaluate non-age-restricted alternatives)
- Buyers wanting immediate rental income (1-2 year ownership hold per source)
- Buyers wanting new construction (evaluate Cresswind Westlake 55+ or Valencia portfolio Boynton)
- Buyers wanting larger 2,000+ sq ft homes (Kings Point 762-1,100 sq ft)
- Buyers wanting single-family detached (Kings Point is condo-only)
- Buyers wanting walkable downtown (evaluate Pineapple Grove Delray Engine pair #70 if 55+ not required)
- Buyers wanting waterfront direct ocean (evaluate Tropic Isle East Delray Engine pair #71)
- Buyers wanting equestrian community (evaluate Paddock Park Wellington)
- Buyers wanting family community with children (evaluate Saturnia Isles Engine pair #72 + Lotus Palm pair #74 + Mission Bay pair #76)
- Buyers wanting newest amenity infrastructure
- Buyers sensitive to 40-50 year construction + potential assessments
- Buyers seeking cap rate stability without ownership hold period
Considering Kings Point Burgundy?
With 28+ years of Palm Beach County experience and 1,500+ transactions across the Palm Beach County 55+ active adult community landscape, I help buyers navigate Kings Point's specific structural challenges that determine real value. For Kings Point Burgundy sub-association specifically, my pre-offer evaluation includes: "RENT is SOLD" framework analysis (rental potential vs ownership hold rules critical for investor or rental-considering buyers), Burgundy sub-association rental restriction verification (1-year vs 2-year ownership hold), Burgundy HOA documents review (reserves + last 3 years financial statements + special assessments status + rules + Florida condo SB-4D reform impact), 1973-1985 construction era due diligence framework (roof + impact windows + kitchen/bathrooms + HVAC + structural integrity reserves), Florida 2026 condo insurance quotes with multiple carriers (impact windows critical for 1970s/1980s builds), specialty inspector coordination ($500-$1,500 identifies $5K-$50K in costs), 55+ community compliance verification (at least one resident 55+ + no permanent under-18 + Federal Fair Housing 55+ designation rules), Kings Point sub-association comparison (Burgundy vs Piedmont vs Flanders vs Normandy vs Seville vs Saxony vs Monaco vs Isle of Capri vs others — each with potentially different rules + HOA + amenity access), cap rate analysis for investor buyers (purchase + total annual carry + ownership hold period + post-restriction rental projection + 55+ tenant pool + vacancy reserve + property management), comparison with South PBC 55+ alternatives (Buena Vida Wellington Minto 55+ + Cresswind Westlake Kolter 55+ + Valencia portfolio Boynton GL Homes 55+ flagship $400K-$700K+ tier), pre-closing walkthrough (1973-1985 condo specific items + Burgundy reserve adequacy critical). Register as a buyer with representation before visiting Kings Point Burgundy. The price is the same with or without representation — the guidance and protection are not. Straight read on whether this Burgundy listing makes financial sense for your specific 55+ lifestyle and investment situation. Bilingual coordination available with Lucy Lopez for Spanish-speaking households.
Or call directly: 561-201-4717
Frequently Asked Questions
What is Kings Point Delray Beach?+
What is the Burgundy sub-association?+
Why does $69,999 not tell the whole story?+
What does "RENT is SOLD" mean?+
What is the rental restriction?+
What does the HOA cover?+
What should I check before buying?+
Who should I call before buying?+
Brian Wilder
The Wilder Real Estate Group at Keller Williams Wellington
Florida Real Estate Broker since 1996 · 1,500+ Palm Beach County homes sold
Delray Beach 55+ active adult specialist (Kings Point + Buena Vida Wellington + Cresswind Westlake + Valencia portfolio Boynton context)
561-201-4717
Information reflects market knowledge available at the time of publication (May 24, 2026). Verified facts from public sources: Kings Point Delray Beach is 55+ resort-style active adult community per 55places. ZIP 33484 + 33446. Address HQ 7000 West Atlantic Avenue, Delray Beach, FL 33484 per HOA Bulletin Board. Built 1973-1985 per 55places. 7,200 condominiums available on resale basis per 55places. Located between I-95 and Florida's Turnpike per 55places. 12-15 minute drive to downtown Delray Beach and Atlantic Ocean per 55places. 24-hour gated manned security per 55places. Unit sizes 762-1,100 sq ft per 55places. 1-2 BR, 1-2 BA per 55places. Buildings 1-2 stories per 55places. Open-concept floor plans + screened porches per 55places. Average resident age 75-80 per 55places. HOA $644/month per source for this Burgundy sub-association unit (range $575-$650 per HOA Bulletin Board across various sub-associations). Listing price $69,999 per source for this specific unit. HOA covers exterior condo maintenance + landscaping + amenities + security + free continuous bus service per 55places. 55+ community designation per Federal Fair Housing: at least one resident per household must be 55+, no permanent under-18 residents per HOA Bulletin Board. Multiple sub-associations: Burgundy (per source), Piedmont C + D + L, Flanders C + D + K, Normandy J + K, Seville, Saxony O, Monaco, Isle of Capri, others — each with potentially different rules. Rental restrictions verified per Redfin + Compass + Homes.com: typically 1-year ownership hold before rental allowed (some sub-associations 2-year hold per Compass Monaco + Homes.com Flanders), annual lease only post-restriction, at least one tenant must be 55+ per HOA, 6-month minimum lease per some listings, buyer approval required for tenant. Amenities verified: 3 clubhouses open to all residents per 55places, 2 golf courses per Homes.com + 55places, 2 on-site restaurants per 55places, state-of-the-art fitness center per 55places, theater per 55places + Homes.com, cafe per 55places, salon per 55places, crafting studios per 55places, card rooms per 55places, indoor + outdoor pools per Homes.com, pickleball + tennis per Homes.com, library per Homes.com, billiards per Homes.com, ping pong per Homes.com, art room per Homes.com, woodshop per Homes.com, free continuous bus service to shopping/medical/Boynton Beach Mall/Boca Town Center Mall per 55places, scores of clubs covering almost any interest per 55places, inexpensive live shows + recent movies in theater per 55places. This specific unit per source: $69,999 listing price, second-floor corner unit in Burgundy sub-association, in-unit washer/dryer, updated kitchen, screened patio with garden views. Specific details — exact unit specifications, exact pricing verification Q1-Q2 2026 MLS, Burgundy sub-association rental restrictions verification (1-year vs 2-year vs other), HOA $644 exact verification with Burgundy sub-association management, condition assessment 1973-1985 build (roof + impact windows + kitchen + bathrooms + HVAC + potential re-pipe + Florida condo SB-4D reform impact assessment), reserves + last 3 years financial statements + special assessments status, Florida 2026 condo insurance quotes with multiple carriers, 55+ compliance verification with sub-association — should be verified directly with the specific property considered (with buyer representation registered before first visit), insurance agent with specific carrier quotes, Palm Beach County for property records, Kings Point Burgundy sub-association management for HOA documents + rental rules + 55+ verification, and attorney specialized in Florida residential transactions especially condo SB-4D reform impact. This information is general education and does not constitute tax, legal, financial, or investment advice specific to your situation. Equal Housing Opportunity.