Are you torn between a condo or a townhouse in Beaverton? As a first-time buyer, it is normal to wonder which option fits your budget, lifestyle, and commute. The good news is you can make a confident choice once you understand what you actually own, what you will maintain, and how financing works. This guide walks you through the key differences, local insights, and a simple checklist to help you decide. Let’s dive in.
Condo vs. townhouse basics
What you own in a condo
When you buy a condo, you typically own the interior of your unit plus a shared interest in common areas like the roof, exterior walls, land, hallways, and amenities. A condo association manages these shared elements and collects monthly dues for maintenance, reserves, and insurance. Your dues often cover more items because the association maintains the building and grounds. In Oregon, condominiums are formed under state statutes and governed by recorded CC&Rs and bylaws.
What you own in a townhouse
A townhouse is a multi-level attached home with its own exterior entrance. Legally, it can be either fee-simple or condominium ownership. In a fee-simple setup, you own the structure and the land beneath it, and you may handle more exterior maintenance. In a condominium-form townhouse, you own the interior while the association manages some exterior and shared elements. The physical look can be similar, so always confirm the legal form of ownership in the recorded documents.
How to confirm ownership and responsibilities
The words “condo” and “townhouse” describe both the building style and the legal setup. The same townhouse-style home can be recorded as a condo. To know who maintains what, review the deed, plat map, and CC&Rs. If you want a deeper primer on how community associations work, explore the resources from the Community Associations Institute.
What it will cost each month
HOA dues and what they include
Condo dues are often higher because they cover exterior maintenance, landscaping, roofs, common utilities, building insurance, reserves, and amenities like a gym or pool. Townhome dues can be lower when owners handle some exterior items such as the roof or siding. If a townhome is set up as a condo project, dues may look similar to other condos. Compare dues side by side and note what is included, such as water, trash, or internet.
Insurance and utilities
Condo owners usually carry an HO6 policy that covers interior finishes and personal property. The association’s master policy typically insures the building exterior and shared elements. Fee-simple townhome owners often carry an HO3 policy that covers the structure and land, with any association policy offering limited coverage. Ask which utilities are individually metered and which are included in dues.
Taxes and special assessments
Property taxes follow assessed value regardless of condo or townhome. Associations can levy special assessments for big repairs if reserves are low. Review the association’s financial health to understand this risk before you commit.
Your HOA document checklist
During your contingency period, request and read:
- Current budget and recent financial statements
- Reserve study and reserve fund balance
- Insurance declarations (master policy and coverage summary)
- Recent meeting minutes and disclosure of any pending special assessments
- Association rules and rental restrictions
For plain-language tips on HOA costs and condo buying considerations, the Consumer Financial Protection Bureau offers helpful guidance.
Maintenance, privacy, and lifestyle
Hands-on vs. lock-and-leave
Condos are usually lower maintenance because the association handles exteriors, landscaping, and shared systems. That can be ideal if you travel, work long hours, or prefer not to coordinate contractors. Fee-simple townhomes often require you to maintain the roof, siding, fencing, and yard, though some communities include limited exterior services.
Privacy and layout
Condos are often stacked, which can mean neighbors above or below and shared hallways. Townhomes usually have a ground-level entrance and vertical separation, which can feel more like a house. If private outdoor space matters, townhomes often have small yards or patios, while condos typically offer balconies.
Amenities and storage
Condos are more likely to include amenities such as a fitness room, pool, or secured parking. Townhomes may trade amenities for space like an attached garage or extra storage. Decide what you will use regularly so you are not paying for features you do not need.
Financing and resale factors
Condo project approval and underwriting
When you finance a condo, lenders review both you and the condominium project. They look at owner-occupancy ratios, HOA delinquency rates, reserve adequacy, pending litigation, and any commercial space in the building. Some loans, including FHA and VA, require project approval. Learn more about program rules from HUD’s official resources. Conventional loans also have condo project eligibility standards.
Fee-simple townhomes are commonly underwritten like single-family homes, which can simplify financing. If the townhome is a condo legally, lenders will apply condo project reviews.
HOA health and insurance
Strong HOA reserves, low delinquency, and clear budgets point to healthier associations and fewer surprises. Confirm that the association’s master insurance and your own policy work together to cover the structure and interiors appropriately. The Community Associations Institute provides best practices on governance and reserve planning.
Resale and marketability
Condos can be popular for affordability, location, and low maintenance. Townhomes tend to appeal to buyers who want more space and a house-like feel. Fee-simple townhomes often have wider financing options and can be easier to resell. For the best read on a specific community, review its financials and lending history and ask your lender about any project-level restrictions early.
Beaverton-specific insights
Commute and transit options
If you value a short, car-light commute, look near the Beaverton Transit Center and downtown Beaverton. The area is a major TriMet hub with MAX Blue Line access and multiple bus routes connecting you to Hillsboro and Portland. These locations are attractive if you want to walk to coffee, hop on light rail, and skip traffic.
Where each option is common
- Downtown and transit-oriented pockets: More mid-rise and garden-style condos, plus some mixed-use communities.
- Established condo complexes: Scattered around Beaverton, often with mature landscaping and varied dues structures.
- Newer townhome communities: Found along suburban corridors and near employment nodes; some are fee-simple, others are condominium-form.
- Fringe areas toward Aloha or near Hillsboro: More townhomes and single-family options with added space and privacy.
Local employers and daily life
Nike’s world headquarters sits in Beaverton, which draws professionals who want quick access to campus and nearby tech employers. Learn more about Nike’s Beaverton presence on the Nike corporate site. You can also track local planning and neighborhood updates on the City of Beaverton website.
The quick decision checklist
Use these criteria to zero in on your fit:
- Lowest maintenance and on-site amenities: Likely a condo where the HOA covers exteriors and common areas.
- More privacy, a yard, or garage: Likely a townhouse, especially fee-simple.
- Simpler mortgage underwriting: Fee-simple townhome is often easier than a condo project.
- Walkability and transit to work: Either can work near Beaverton Transit Center; choose based on maintenance and privacy preferences.
- Budget and monthly total: Compare mortgage plus HOA dues plus utilities plus insurance plus expected maintenance.
- Long-term resale: Fee-simple townhomes often appeal to a broad buyer pool; healthy, well-located condo projects also sell well.
How to choose in 4 practical steps
1) Clarify must-haves
List your top three priorities: low maintenance, private outdoor space, garage, amenities, or walkability. Rank them.
2) Map your commute and daily life
Test distance to your employer, favorite grocery, and weekend spots. If transit access is key, focus near TriMet stations and frequent bus lines.
3) Run the full monthly number
Ask your lender for payment scenarios that include projected HOA dues, insurance type (HO6 vs HO3), utilities, and a maintenance allowance. This helps you compare apples to apples.
4) Confirm ownership and financing early
Have your agent and title company confirm fee-simple or condo ownership by reviewing the legal description and CC&Rs. If you plan to use FHA or VA financing for a condo, start by checking project eligibility on HUD’s official site. First-time buyers can also explore down payment assistance and education through Oregon Housing and Community Services.
Final thoughts
There is no one-size-fits-all answer. If you want low maintenance and amenities near transit, a condo may be your best fit. If you want a house-like feel with a small yard or garage, consider a fee-simple townhome. The right choice balances your lifestyle, budget, and the specifics of the community’s documents and financials.
If you would like a local, side-by-side tour of Beaverton condo and townhome options, reach out to Shelley Lucas. We will clarify your priorities, review HOA health, and run the total monthly cost so you can move forward with confidence.
FAQs
How do I know if a Beaverton townhouse is fee-simple or a condo?
- Ask your agent to review the deed, plat, and CC&Rs, and confirm the legal description with the title company before you write an offer.
Are HOA dues for condos or townhomes tax deductible?
- Generally, no for primary residences; speak with a qualified tax advisor about your situation.
Do FHA or VA loans require condo project approval?
- Often yes, since lenders review the condominium project as well as the borrower; start by checking resources on HUD’s site and ask your lender early.
What HOA red flags can hurt resale or financing in Beaverton?
- High delinquency rates, low reserves, pending litigation, or many rental units can make financing harder and may affect resale.
Can I find low-maintenance options with a private garage?
- Yes, target condo or townhome communities where the HOA covers exteriors and garage structures, and verify that coverage in the HOA documents.
Is transit-friendly condo living realistic in Beaverton?
- Yes, properties near the Beaverton Transit Center benefit from TriMet MAX and bus connections that simplify commuting to Hillsboro and Portland.
