Wondering if a condo or a townhome is the smarter move in Seattle? You are not alone. With so many great neighborhoods and building types, it is easy to feel torn between convenience, space, and long-term value. In this guide, you will learn the key differences, what to expect for costs and financing, and how each option fits common Seattle lifestyles. By the end, you will have a clear checklist to make a confident choice. Let’s dive in.
Condo vs townhome basics
What a condo means
A condominium gives you ownership of your individual unit’s interior plus a shared interest in common areas like hallways, roof, exterior, elevators, and landscaping. A homeowners association manages those shared elements, funded by monthly dues and guided by a declaration and bylaws. You will review documents like CC&Rs, budgets, reserve studies, and meeting minutes before you buy.
What a townhome means
A townhome is usually a multi-level attached home with a private entrance. In Seattle, it may be fee-simple, where you own the home and the land beneath it, or it may be structured like a condo or PUD with an HOA. Fee-simple owners are typically responsible for both interior and exterior maintenance. HOA responsibilities vary, so the recorded CC&Rs and plat are essential reading.
Seattle neighborhoods at a glance
Downtown, Belltown, South Lake Union
You will find many mid and high-rise condos with walkable access to jobs and nightlife. Units often have smaller footprints and limited private outdoor space. Parking can be scarce or separately deeded, and HOA dues reflect building services and amenities.
Capitol Hill, Queen Anne, Ballard
These areas offer a mix of low-rise condos, walk-ups, and townhome infill. Townhomes here often provide more privacy, multi-level living, and sometimes garages, while condos deliver single-level convenience near shops and transit.
West Seattle and Rainier Valley
Expect more townhomes and single-family options from recent infill, with some low-rise condo buildings. If you value storage or garage parking, many townhomes in these neighborhoods check that box.
Northgate, Northeast Seattle, University District
Newer townhome developments have grown near light rail and transit-focused sites. Condos and small-scale buildings are also available, giving you options close to transit corridors.
Bellevue and the Eastside
Across the lake, you will see luxury condo towers and townhome enclaves shaped by different zoning and pricing patterns. Many buyers compare a Seattle condo to an Eastside townhome based on commute, lifestyle, and budget.
Costs and maintenance
- Condos usually have higher monthly HOA dues because the association maintains the building exterior, common systems, and amenities. Dues may include some utilities.
- Townhomes often have lower dues, especially for fee-simple homes where you maintain the roof and siding. Some townhome HOAs still fund shared landscaping, private roads, or stormwater systems.
- Reserve funds and special assessments matter. Condos tend to require larger reserves for big-ticket items like exterior repairs or elevator replacements. Townhome projects can also assess owners if the HOA maintains exterior elements.
- Insurance differs. Condo owners carry an HO-6 policy for interior finishes and personal property while the HOA insures the building shell. Fee-simple townhome owners typically carry a policy that covers interior and exterior, depending on CCRs.
- Utilities vary. Many condos include water and garbage in dues. Townhome owners more often pay all utilities directly.
Tip: A low HOA today does not guarantee low expenses tomorrow. Strong reserves can prevent hefty special assessments later.
Financing and resale
- Project approval. Condos can face extra lender requirements related to owner-occupancy rates, concentration of ownership, litigation, and finances. That can limit certain loan programs. Townhomes, especially fee-simple, usually fit standard underwriting more easily.
- Appraisals. Condo appraisals rely on sales in the same building or similar buildings, which can be limited. Townhomes often have more direct comparables nearby.
- Rentals. Condo associations may cap rentals or restrict short-term rentals. Townhome HOAs may also have rules. Always confirm CCRs and local regulations before you plan to rent.
- Resale. A healthy condo HOA with solid reserves and good management usually sells more easily than one with weak financials. Townhomes tend to appeal to a broad pool seeking the feel of a single-family home with less yard work.
Layout, privacy, parking, and lifestyle
- Layout. Condos often offer single-level living with elevators, which can be great for accessibility. Townhomes typically provide multi-level living with better separation between living and sleeping spaces.
- Privacy and sound. Condos share walls, ceilings, and floors. Townhomes share party walls but often provide more separation from neighbors.
- Parking. Downtown and close-in areas may offer limited or no parking in some condo buildings. Townhomes are more likely to have private garages or assigned spots. Always confirm if a stall is deeded, assigned, or tandem.
- Outdoor space. Condos usually have balconies, while townhomes may feature small yards or roof decks.
- Pets. Condo pet policies vary by building. Townhomes often have more flexibility, but rules still apply.
Who each option fits
Transit-focused professional
If you want maximum walkability, a shorter commute, and building amenities, a condo in a central neighborhood might fit your day-to-day. Single-level layouts can add convenience.
Space seeker with gear or pets
If you value a private entry, extra storage, or a garage for bikes and outdoor gear, a townhome can deliver that vertical space with less exterior upkeep than a detached home.
Planning for long-term accessibility
If stairs are a concern, a condo’s single-level living and elevator access may be a better fit over time.
Investment-minded buyer
Your decision may hinge on rental caps, HOA health, and financing flexibility. Compare CCRs, reserves, and lending options before you choose.
Due diligence checklist
For condos
- Resale certificate, CC&Rs, bylaws, budgets, reserve study, insurance declarations
- Special assessment history, current reserves, and planned capital projects
- Owner-occupancy rates, rental policies, litigation disclosures
- Minutes from recent board or association meetings
For townhomes
- Recorded plat, CC&Rs, and maintenance matrix for roof, siding, and shared elements
- Party wall agreements, easements, private road and stormwater responsibilities
- HOA budget and reserves if an association exists
For both
- Seller property disclosure, full inspection, and recent utility bills
- Parking documentation, storage assignments, and amenity rules
- Short-term rental policies and any city registration requirements
Questions for the HOA or manager
- What is the current reserve balance, and what does the reserve study recommend?
- Are any capital projects or special assessments planned in the next 5 to 10 years?
- What are the rental policies and current owner-occupancy percentages?
- Is there any pending or recent litigation?
Items for inspection
- Condos: exterior envelope, balconies, windows, roof, elevators, plumbing risers, garage structures, and signs of leaks in common areas
- Townhomes: roof, siding, flashing, foundation and retaining walls, grading and drainage, party walls, garage structure and door
Lender checklist
- For condos: confirm project eligibility for your loan program and any lender overlays
- For townhomes: confirm fee-simple vs condo legal description and any required HOA documents
Common pitfalls to avoid
- Skipping HOA financials and reserve studies
- Assuming low dues mean low long-term costs
- Overlooking parking details, stall type, or guest parking rules
- Ignoring rental caps or short-term rental rules
- Waiting to ask your lender about condo project approval
A simple 5-step decision process
- Clarify your must-haves: parking, outdoor space, single-level vs stairs, commute, and budget.
- Choose target neighborhoods that match your lifestyle and transit needs.
- Compare ownership costs: HOA dues, reserves, insurance, and typical utilities.
- Confirm financing early, especially if a condo is on your list.
- Vet the documents and inspection findings, then weigh tradeoffs like space vs building services.
Ready to compare homes in Seattle?
If you want a clear side-by-side look at specific buildings or townhome communities, personalized guidance makes a big difference. With deep Seattle experience and a consultative approach, Meredith Laws will help you align lifestyle, budget, and long-term plans so you can buy with confidence.
FAQs
What is the main difference between a Seattle condo and a townhome?
- A condo gives you unit interior ownership plus shared common areas managed by an HOA, while a townhome often provides fee-simple ownership with more direct responsibility for exterior maintenance.
Are Seattle condos harder to finance than townhomes?
- Sometimes, because condo projects must meet lender requirements for things like reserves and owner-occupancy, while fee-simple townhomes typically follow standard underwriting.
How do HOA dues usually compare between condos and townhomes?
- Condo dues are often higher due to building systems and amenities, while townhome dues can be lower if owners handle exterior maintenance, though some townhomes fund shared elements.
What documents should I review before buying a condo in Seattle?
- Review the resale certificate, CC&Rs, bylaws, budget, reserve study, insurance declarations, meeting minutes, special assessment history, rental policies, and litigation disclosures.
How does parking differ between condos and townhomes in Seattle?
- Many condos offer limited or separately deeded stalls, especially in central areas, while townhomes more often include garages or assigned spots, so always verify the parking setup.
Can I rent out my Seattle condo or townhome?
- It depends on the CC&Rs and local rules, since both condos and townhomes can restrict rentals, so confirm policies and registration requirements before you buy.
