Townhomes & Condos

These are two separate concepts:

• Property type describes the physical structure (detached home, attached home, apartment-style unit, townhome-style, etc.)
• Ownership type describes what you legally own (land, structure, common areas) and how responsibility is divided
  You can have the same property type with different ownership types, which is why confusion is so common.

A single-family home (SFH) is a property type, not just land ownership.

• Detached structure on its own lot
• You own both the structure and the land
• No shared walls, roofs, or common buildings
• No HOA in most cases (some SFHs are in HOAs, especially newer developments)

Ownership type: Fee Simple (the highest form of ownership)
Pros:

• Maximum control and privacy
• Strong long-term appreciation historically
• No HOA restrictions (unless applicable)

Cons:

• Highest purchase price and maintenance costs
• You’re responsible for everything: roof, exterior, landscaping, insurance

Townhome describes the style, not the ownership.

Townhomes are attached homes that:

• Share one or more walls
• Usually do not have neighbors above or below
• May share roofs depending on construction

Townhomes with Fee Simple Ownership
In this case:

• You own the structure and the land beneath it
• HOA (if present) typically covers common areas only
• Financing is the same as a detached home

Pros:

• More affordable than detached homes
• Easier financing
• Less maintenance than SFHs

Cons:

• Shared walls
• HOA rules (if applicable)

Townhome-Style Condos (Condominium Ownership)
Here, the home looks like a townhome, but legally it’s a condo.

• You own the interior (typically "walls-in")
• HOA owns the land, roof, exterior, and common areas
• HOA dues are higher than fee-simple townhomes

A condominium is not a style of home—it is an ownership structure.
With a condo:

• You own an individual unit
• You share ownership of the land and common areas through the HOA
• Responsibilities are split between owner and HOA

There is no single statewide rule for maintenance responsibility, but most condos are:

• Walls-in ownership for the homeowner
• HOA maintains roofs, exterior walls, landscaping, amenities, and insurance

Apartment-Style Condos

• Neighbors above, below, and beside you
• Most common condo type
• Often lower purchase price

Pros:

• Entry-level pricing
• HOA covers most exterior maintenance

Cons:

• Noise transfer
• Stricter lending guidelines in some buildings

• Side-by-side units
• No one above or below you
• Often feel more like a house

Pros:

• Better privacy than apartment-style condos
• Popular with move-up buyers

Cons:

• HOA dues still apply
• Exterior control is limited

HOAs often get a bad reputation, but their core purpose is simple:

Protect the shared assets and long-term property values of the community.
For condos especially, the HOA typically owns and maintains:

• Roofs and exterior walls
• Parking structures
• Streets and driveways
• Pools, gyms, clubhouses
• Elevators and lobbies
• Landscaping and common utilities

HOA Reserves Matter (A Lot)
HOAs must save for large-ticket items over decades, including:

• Roof replacements (often every 30–40 years)
• Exterior repainting
• Street repaving
• Balcony inspections and repairs (California law)
• Termite remediation
• Master insurance policies covering common areas and liability

Poorly funded reserves = higher risk of special assessments.

Understanding what you own, what the HOA controls, and how that affects financing, resale, and monthly costs is far more important than how the home looks.

When in doubt:

• Read the HOA documents
• Review the reserve study
• Understand maintenance responsibility
• Evaluate HOA health—not just the monthly dues

If you want help comparing condo communities or ownership structures specific to your goals, that’s where expert buyer representation truly matters.