Trying to choose between a condo and a townhome in Boulder? The right fit depends less on how the home looks and more on how it is legally set up, what the HOA covers, and how you want to live day to day. You want clarity on maintenance, insurance, financing, and Boulder-specific rules before you commit. In this guide, you’ll learn the key differences, the lifestyle tradeoffs, and a practical checklist to compare options with confidence. Let’s dive in.
Condo vs townhome basics
In Colorado, a condo usually means you own the interior of your unit and share ownership of the building’s common elements with other owners. The homeowners association manages the exterior, roof, and shared areas under recorded documents. You also share costs through HOA dues and assessments.
A townhome is a style, not a single legal category. It can be fee-simple, a condo-style legal structure, or part of a Planned Unit Development. Fee-simple townhomes look like attached homes where you own the structure and the land under it. PUDs and condo-regime townhomes can shift what you own and maintain.
What drives your responsibilities is the recorded legal form and the community’s governing documents. Many common interest communities in Colorado are governed by the Colorado Common Interest Ownership Act, which sets rules for disclosures, budgets, reserves, and association governance. Ask for the recorded declaration, bylaws, and any amendments to see what you own and what the HOA controls.
Maintenance and HOA responsibilities
Typical condos place most exterior upkeep on the HOA. That can include the roof, exterior walls, shared systems, landscaping, snow removal, and amenities. You usually handle interior finishes, systems inside your unit, and any limited elements defined in the declarations.
Typical fee-simple townhomes put more on you. You may be responsible for the roof, exterior walls, and the yard or driveway tied to your lot. Some townhome HOAs still cover parts of the exterior or shared areas, so it varies by community. In Boulder’s climate, confirm who handles snow and ice, roof drainage, and landscaping, especially in foothill areas with wildfire mitigation needs.
Key questions to ask:
- Exactly what is your unit boundary and what are your maintenance duties?
- Which exterior items are HOA versus owner responsibilities?
- What is the plan for snow removal, de-icing, and roof drainage?
- Are there wildfire mitigation requirements near the foothills, and who completes them?
Insurance basics
For most condos, you carry an HO-6 policy that covers interior finishes and personal belongings. The HOA usually has a master policy on the building and common elements. Confirm whether the master policy is “all-in” or “bare walls,” since that changes what your HO-6 must cover.
For fee-simple townhomes, you typically need a homeowners policy that covers the structure and the interior. If there is a master policy for shared areas, ask how it coordinates with your policy. Your lender may require proof of certain master policy standards for condo projects.
Financing and approvals
Lenders often treat fee-simple townhomes like single-family homes, which can make conventional loans more straightforward. Condos are different because many loans require the project to meet investor approval standards. These rules look at owner-occupancy rates, HOA delinquency levels, reserve funding, and the master insurance policy.
Some lenders offer single-unit approvals, but that can come with added scrutiny. FHA and VA have separate approval criteria and lists for condo projects. The earlier your lender reviews the HOA’s financials and master policy, the smoother your underwriting will be.
Practical steps:
- Get pre-approved early, and confirm the project’s eligibility for your loan type.
- Ask your lender to review the HOA resale documents and master policy as soon as you are under contract.
- If approval is uncertain, discuss backup loan options and timelines with your lender.
Boulder lifestyle factors
Downtown and campus proximity
Condos near Pearl Street and the University of Colorado Boulder often offer walkability, bike access, and transit options. That can reduce reliance on a car and increase convenience for daily errands. Townhomes in residential neighborhoods may be quieter and feel more residential.
Foothills access and open space
Townhomes near the foothills can offer easy access to trails and open space. Confirm whether the community has defensible space or wildfire mitigation rules. Insurance availability and landscaping responsibilities can differ based on location and HOA policies.
Parking and transit details
Downtown condos sometimes have limited parking or strict guest parking rules. Townhomes often include a garage, driveway, or assigned spaces. If you rely on RTD or biking, compare transit access and bike routes for your daily routine.
Short-term rentals and zoning
The City of Boulder has strict short-term rental rules that include licensing, occupancy limits, and zoning restrictions. Many HOAs also restrict or prohibit short-term rentals, regardless of city rules. If renting is part of your plan, confirm both city regulations and HOA rules before you buy.
Resale considerations
Financing constraints can reduce the buyer pool for some condo projects. High HOA dues, rental restrictions, or pending litigation can also affect demand. Fee-simple townhomes often appeal to buyers looking for more control and fewer project-level constraints.
Healthy HOA financials support value and marketability. Review budgets, reserve studies, and meeting minutes to spot deferred maintenance or upcoming capital projects that could lead to special assessments.
How to choose your fit
Use this simple framework:
- If you want low-maintenance living, on-site amenities, and walkability, a condo may fit well. Focus on HOA stability, dues, and project approval for financing.
- If you want more space, a small yard, and control over exterior decisions, a fee-simple townhome may fit better. Plan for roof and exterior upkeep in your budget.
- If you are considering a townhome that is in a condo regime or PUD, read the recorded documents closely so you understand boundaries, responsibilities, and insurance.
Balance lifestyle factors with carrying costs. Compare HOA dues to the value of services you get, including insurance coverage, utilities, and amenities. Factor in parking needs, commute options, and any rental plans.
Buyer checklist: documents to request
Ask the seller or HOA for:
- Recorded declaration, CC&Rs, bylaws, and amendments
- HOA budget and the most recent reserve study
- HOA meeting minutes for the last 12 to 24 months
- Current financial statements and management company contact
- List of current dues and any pending special assessments
- Master insurance summary and certificate, with clarity on “all-in” versus “bare walls” coverage
- Owner occupancy and rental percentages for condos
- Any litigation disclosures involving the HOA or project
- Seller’s Property Disclosure and any required resale certificate
- Recent capital improvement invoices or contracts
- Rules on rentals, including short-term rentals, and city registration status if applicable
Buyer checklist: key questions to answer
- What is the legal form: condo, fee-simple, or PUD? Who owns the land?
- What are your exact maintenance responsibilities for the interior, exterior, roof, and yard?
- What does the master insurance policy cover, and what gaps remain for your policy?
- How healthy are HOA finances and reserves? Any delinquencies or deficits?
- Are any special assessments planned or under discussion?
- What are the rules for pets, exterior changes, parking, and rentals?
- Is the condo project eligible for your loan type, or will you need a single-unit approval?
- Any municipal or building code issues or outstanding liens?
- What is the parking plan for owners and guests? Are permits needed?
- For properties near the foothills, what wildfire mitigation and landscaping rules apply?
Contract timeline: what to do when
- Early: Confirm financing eligibility with your lender and request the HOA resale package, including the master insurance policy.
- Mid: Schedule inspections that pay close attention to roofing, building envelope, drainage, shared systems, and any issues visible in meeting minutes.
- Late: Recheck HOA financials, reserve study findings, and minutes for pending projects before final contingencies expire.
Next steps
Choosing between a condo and a townhome in Boulder is simpler when you match the legal structure, maintenance plan, financing path, and lifestyle to your goals. If you want guidance on specific communities, HOA structures, and financing paths that fit your budget, reach out. Schedule an ASL-friendly consultation with Maria Gallucci to compare live options and move forward with confidence.
FAQs
What does a condo owner maintain in Boulder?
- In most condos, you maintain interiors and finishes, while the HOA handles the building exterior and common areas, subject to the recorded declarations.
Who maintains a townhome roof and exterior?
- Fee-simple townhome owners often maintain their roof and exterior. In some communities the HOA helps with exteriors, so check the governing documents.
How do HOA dues affect costs?
- Higher dues can reflect more services like master insurance, landscaping, snow removal, and amenities. Review budgets, reserves, and minutes to judge value.
Are Boulder condos harder to finance?
- Some are. Many loans require condo project approval that looks at occupancy, reserves, delinquencies, and insurance. Ask your lender to verify early.
What insurance do I need for a condo versus a townhome?
- Condos typically need an HO-6 policy for interiors and personal property. Fee-simple townhomes usually need a homeowners policy covering the structure and interior.
Can I do short-term rentals in Boulder?
- Boulder has strict short-term rental rules, and many HOAs limit or ban them. Confirm both city requirements and HOA rules before making plans.
How does being near the foothills affect ownership?
- You may have wildfire mitigation needs and different insurance considerations. Ask about defensible space, landscaping duties, and insurance availability.
How are property taxes handled for condos and townhomes?
- Boulder County taxes each parcel based on assessed value. HOA dues are separate carrying costs and are not property taxes.
What is the difference between a townhome and a townhome in a condo regime?
- A fee-simple townhome is more like a house, where you own land and structure. A townhome in a condo regime functions like a condo, with shared ownership of common elements.
