Via Delfino

With 33 residences on 21 floors, Via Delfino is the smallest association documented in this section so far. Current listing data describes it as gated and directly on the sand, with about 350 feet of ocean frontage, a seawall and deeded beach access. That is the building's own way to the beach; the beach itself is not private.

The building sits on the ocean side of North Ocean Drive, and from its upper floors the view runs both ways: the Atlantic to the east, and west across the road to the Lake Worth Lagoon. Which view a unit gets depends on the unit — confirm exposure for the one you are considering.

Built in 2003, Via Delfino is not yet at the age when Florida requires a first milestone structural inspection — 30 years, or earlier where the local building official requires it. The structural integrity reserve study rules adopted in 2022 apply to condominium buildings three stories or taller regardless of age, so ask for the study and the reserve schedule that follows from it.

Listing data from 2026 shows a roof installed in 2023 and no special assessment at the time, and the remarks on a June 2026 sale report a lobby remodeled in 2021 and a gym renovated in 2023. The September 2026 listing places the parcel in FEMA flood zone VE, the coastal high-hazard zone, which shapes flood insurance for the association and for your unit. The building also has a seawall — on the ocean, one of the bigger items a reserve has to carry. Ask about its condition and any recent or planned work, along with the master insurance declarations, the adopted budget and a year of board minutes.

In a 33-unit association, each owner carries a larger share of every project than in a building of 300. That can make the budget and reserves matter more, not less — read them. Under a 2020 amendment to the Declaration, a material alteration to the common elements costing more than $100,000 needs the approval of two-thirds of the owners; smaller projects can go ahead on a majority vote of the board.

Via Delfino's Declaration of Condominium provides for twelve one-story cabanas, numbered 1 through 12 — in a building of 33 units, so not every unit has one. A July 2026 sale that conveyed with one described it as pool-side, with its own air-conditioning and a full bath. Each cabana is a limited common element: the developer assigned each one to a specific unit at its first sale, and the association's handbook describes the exclusive right to use it as listed on that unit's deed. It is not a separate parcel of its own.

Under the Declaration, the owners of the cabanas share the cost of maintaining them in twelfths, pay their own cabana's electric, water and sewer, and insure its contents. A cabana can't be rented on its own — only together with its unit, on the same lease.

Cabanas can move between units. A 2010 amendment to the Declaration lets owners transfer a cabana (or a garage parking space) from one unit to another by applying to the board; the transfer takes a recorded amendment and changes to both units' deeds. So a cabana that came with a unit once may not come with it now. If a cabana is part of why you want a unit here, confirm which cabana (by number) is on that unit's deed today, in the title work and with the association.

The association's handbook (updated July 2014) covers how the building runs. Residents reach the beach through the second-floor garage entrance, across a dune deck and down a stairway, through a gate opened by the owner's clicker; walking over the dunes is not allowed. Garage spaces are an exclusive right of use listed on each unit's deed, and thirteen open surface spaces are shared, with guest parking limited to seven days in any thirty. The handbook also describes guest units that owners can reserve through the building manager.

On storms, the handbook puts balconies on the owner: open-flame grills and propane tanks aren't allowed, furniture has to be secured, and owners are asked to clear their balconies if they'll be away more than 48 hours. The building manager secures the common elements, not individual units. Ask for the current handbook — rules like these get revised.

The Declaration of Condominium allows one cat and one dog, or two cats, or two dogs, kept on a leash outside the owner's apartment; September 2026 listing data describes the same limit. The Declaration allows whole units to be leased for at least twelve months, with no more than one lease in any twelve-month period, and doesn't allow rooms to be rented. (The September 2026 listing entered the minimum lease as 356 days, which reads as a typo for one year.) Listing data also shows tenant approval and buyer approval are required.

The same pet rule appears in the association's handbook (updated 2014). We reviewed the 2002 Declaration and its 2010 and 2020 amendments; others may exist. Get the current declaration, amendments and rules from the association before you rely on any of this.