Trying to decide between a condo and a townhome in Kirkland can feel like comparing apples and oranges. You want the right mix of space, cost, and convenience without surprises after you move in. In this guide, you’ll learn how ownership, HOAs, maintenance, financing, and local neighborhood patterns differ so you can choose with confidence. Let’s dive in.
What you own: condo vs. townhome
Condo ownership usually means you own the interior of your unit and share the building’s common areas with other owners. The association manages the roof, exterior, and shared systems, and you pay dues to keep those running. In Washington, condos are governed by the Condominium Act (RCW 64.34) and the project’s declaration and bylaws.
Townhome ownership often looks more like single-family ownership. You typically own the unit and the land beneath it, sometimes including the exterior, roof, and yard. Here is the catch: some townhomes are legally set up as condos, so the legal form matters more than the building’s style. Always read the deed, plat, and declaration to confirm what you actually own.
Practical implications for you
- Your deed and title will spell out whether you own only the unit interior or also the lot and structure.
- Both condos and townhomes may have HOAs and rules. The intensity of HOA control depends on the declaration and bylaws.
- The governing documents determine who pays for roofs, exterior paint, fencing, and driveways. Never assume based on appearances.
How HOAs shape daily life
Most associations handle architectural control, exterior schedules, landscaping, trash, and common lighting. They also set rules for parking, pets, rentals, and noise. Review the association’s rules to see how daily life will feel.
Documents to request before you commit
- Declaration/CC&Rs and bylaws
- Rules and regulations
- Meeting minutes for the past 12 to 24 months
- Current budget, financial statements, and reserve study with reserve balance
- Insurance certificates, including master policy type and deductible
- Any current or pending special assessments and information on litigation
- Rental and occupancy policies, plus owner-occupancy ratios
- Management agreement and manager contact info
Signs of a healthy association
- Adequate reserves aligned with the reserve study
- Clear minutes with consistent rule enforcement
- Low delinquency rates and no chronic special assessments
- Transparent communication from the board or manager
Maintenance and insurance basics
In most condo buildings, the HOA covers the building exterior, envelope, roof, and shared systems. You handle interior finishes and fixtures. In many townhome communities, you handle your structure’s exterior and roof, but some HOAs still take those on. The only way to know is to read the declaration and maintenance charts.
Insurance to plan for
- Condos: You usually need an HO‑6 policy for personal property and the interior. The association’s master policy covers common elements and, depending on the policy, some or all of the structure. Confirm whether the master policy is full replacement or bare walls.
- Townhomes: If you own the structure, your policy will look similar to a single-family policy. If the HOA insures the exterior, you may need HO‑6 style coverage. Verify coverage limits and exclusions.
- Deductibles and riders: Master policy deductibles can be large, which may create special-assessment exposure after a loss. Ask about earthquake or flood coverage options and whether the association carries those riders.
What to inspect in our climate
- Roof, building envelope, windows, and any water intrusion history
- Reserve study timelines for big items like roofs, elevators, and garages
- Parking garage or driveway condition and schedules
- Pest, moisture, and condensation history, especially in older or wood construction
Utilities and monthly costs
Utility setups vary widely. Some buildings are master-metered for water, sewer, or gas, with costs included in HOA dues. Others are individually metered, so you pay your own utility bills. Ask how utilities are billed and whether trash and recycling are in dues.
To compare options, look at total monthly cost, not just the purchase price:
- Mortgage and interest
- HOA dues
- Home insurance premiums
- Property taxes
- Utilities and internet
Condos often have lower purchase prices but higher HOA dues, especially if the building has elevators or on-site amenities. Townhomes tend to have lower dues if you take on more exterior maintenance, but insurance and taxes may be higher.
Financing and taxes
Condos can come with extra lending checks. Projects with high investor ratios, low reserves, or litigation can be harder to finance, and some loan types require project approval. If you plan to use FHA or VA financing, verify the condo’s approval status early. Townhomes are often financed like single-family homes, which is usually simpler, unless they are legally part of a condo project.
Property taxes in Kirkland are assessed by King County. Townhomes frequently carry higher assessed values than comparable condos because they include more space and land interest. Check the King County Assessor records for each property to review the tax parcel and assessment history.
Parking, pets, and lifestyle rules
Condos often have assigned parking in a garage or surface lot, with specific guest parking rules and enforcement. Townhomes are more likely to include a private garage and driveway, with any street parking subject to City of Kirkland rules in that neighborhood. Read the HOA minutes to see how parking rules are enforced day to day.
Pet policies are set by the HOA. Some limit the number, size, or type of pets and require leashes and waste cleanup. Assistance and service animals are protected by federal law, and associations must allow reasonable accommodations.
Short-term rentals, signage, and business use are typically regulated by the HOA and sometimes by city code. If rental income is part of your plan, review the short-term rental policy first and confirm whether minimum lease terms are required.
Where each option fits in Kirkland
Kirkland’s neighborhoods offer different mixes of condos and townhomes. Downtown and the waterfront corridors tend to feature more condominium buildings and mixed-use developments. These appeal if you value walkable access to restaurants and the lake.
In Totem Lake, Juanita, and North Rose Hill, you will find more townhome and attached developments, especially near redevelopment and transit nodes. Older single-family areas, including parts of Houghton and North Rose Hill, often have fewer condos but include townhome infill.
Unit sizes also vary by type. Many condos range from compact studios and one-bedrooms to larger two and three-bedroom homes. Townhomes commonly start around 1,000 to 1,200 square feet and often run much larger, frequently with a garage. Exact sizes and prices change with market conditions, building age, and location.
Quick self-check: Which fits your life?
Choose a condo if you want:
- Lower-maintenance living with the HOA handling the exterior
- Proximity to downtown amenities, transit, and walkable corridors
- A smaller, more manageable space with potentially lower purchase price
- Building services like elevators and common amenities, depending on the project
Choose a townhome if you want:
- More space, often including a garage and private entry
- Greater control over exterior choices, depending on the declaration
- Lower HOA dues in many communities, with more owner responsibility
- Private outdoor space and easier parking for daily life
Due diligence checklist
Use this list before writing an offer, and again during your review period:
- Association documents: CC&Rs, bylaws, rules
- Financials: current budget, recent financials, reserve study and balance
- Governance: meeting minutes for the past 12 to 24 months
- Insurance: master policy details, coverage type, and deductibles
- Assessments and risk: current or proposed special assessments, litigation status, delinquency rates
- Occupancy and rentals: rental caps, minimum lease terms, owner-occupancy ratios
- Property details: parking assignments, storage units, bicycle storage rules
- Utilities: how water, sewer, gas, and electricity are billed
- Capital projects: recent work and upcoming items in the reserve plan
- Inspections: building envelope, roof, windows, moisture history, noise transfer, elevator logs if applicable
- Financing: confirm project eligibility with your lender if buying a condo with FHA or VA
- Insurance quotes: get a quote that matches the master policy so you know your exposure
A simple decision flow
- Step 1: Define your priorities, including budget, space needs, commute, pets, and desire for exterior control.
- Step 2: Compare local options by neighborhood. Pull recent comps and price per square foot for your short list.
- Step 3: Review CC&Rs, financials, and reserve studies for each candidate property.
- Step 4: Confirm financing feasibility with your lender, including project approval if using FHA or VA.
- Step 5: Complete inspections and line up insurance that matches the master policy.
- Step 6: Compare total monthly cost and lifestyle fit side by side.
- Step 7: Choose the property type that aligns with your long-term goals and risk comfort.
Your next step
If you are torn between a condo and a townhome in Kirkland, focus on how you want to live day to day. Think about parking, pets, noise, outdoor space, and commute. Then compare total monthly costs, HOA health, and financing. With a clear checklist and the right guidance, you can choose confidently and avoid surprises.
Have questions about specific buildings, HOAs, or neighborhoods in Kirkland? Schedule a consultation with Carla Marsh to compare options, review association documents, and map the best path for your budget and goals.
FAQs
What is the legal difference between a condo and a townhome in Washington?
- Condos typically convey ownership of the unit interior plus a shared interest in common elements, while townhomes often convey fee-simple ownership of the structure and land, although some townhomes are legally condos, so the declaration controls.
How do HOA dues usually differ for condos versus townhomes in Kirkland?
- Condos often have higher dues because the HOA maintains the building exterior and common systems, while many townhomes have lower dues if exterior upkeep is the owner’s responsibility, but it varies by declaration.
Can I use FHA or VA financing to buy a condo in Kirkland?
- Yes, but the condo project may need approval for FHA or VA loans, and lenders review project health, reserves, occupancy ratios, and litigation before issuing approval.
How do parking rules typically differ between condos and townhomes in Kirkland?
- Condos often use assigned garage or surface spaces with guest parking rules, while townhomes more often include private garages and driveways, and any street parking follows City of Kirkland rules.
What insurance do I need for a condo versus a townhome?
- Condo owners usually carry an HO‑6 policy for interiors and personal property, while townhome owners often need a policy similar to single-family coverage if they own the structure; always confirm gaps and master policy deductibles.
Are townhomes always fee simple in Kirkland?
- No. Some townhomes are legally part of a condominium, so ownership and maintenance can resemble a condo; check the deed, plat, and association documents to be sure.
