Choosing between a townhome and a single-family home in Columbus can feel like a toss-up. You want a home that fits your budget today and your lifestyle for years to come. This guide shows you how costs, maintenance, HOA rules, financing, and inspections differ in Franklin County so you can move forward with clarity. Let’s dive in.
What you own with each option
A townhome is an attached home that shares one or more walls. In Columbus, it can be titled as a condo or as fee simple. Condo ownership typically covers the interior of the unit, while a master association owns common elements. Fee simple ownership usually includes the structure and the land under it.
A single-family detached home is a standalone structure on its own lot, typically fee simple. The ownership form affects your insurance, rules you must follow, and loan options. Confirm the legal description and parcel details through the Franklin County Auditor to see whether a townhome is a condo or fee simple.
Cost breakdown: townhome vs single-family
Costs fall into a few buckets. Understanding each helps you estimate your monthly number and long-term ownership picture.
Purchase price and appreciation
Attached homes can sell at a premium or discount compared to detached homes depending on neighborhood, finishes, age, and lot size. Value trends across Columbus vary by submarket and by the health of each HOA community. For current local pricing and days on market, review reports from Columbus REALTORS or ask your agent for neighborhood-level data.
Property taxes
In Franklin County, property taxes are based on assessed value and local levies. Townhomes and single-family homes are taxed the same way. The best way to estimate taxes on a specific address is to review assessed value and tax history on the Franklin County Auditor parcel search.
Homeowners insurance
- Single-family: You typically carry a standard homeowners policy that covers the dwelling, personal property, and liability.
- Townhome as a condo: You usually carry an HO-6 policy for interior finishes, personal property, liability, and possible loss assessment. A master policy covers common elements and often the exterior. Check whether the master policy is “all-in” or “bare walls.”
- Townhome as fee simple: You may need full dwelling coverage similar to a single-family home. Review the HOA documents to understand any coverage for shared areas.
HOA fees and special assessments
Townhomes are more likely to have monthly HOA or condo fees. These can include exterior maintenance, roof reserves, landscaping, snow removal, trash, amenities, and common area insurance. Read the budget, reserve study, and meeting minutes to gauge whether fees are adequate or if special assessments are likely. Some single-family neighborhoods also have HOAs, so apply the same review.
Maintenance and repairs
- Single-family: You handle the roof, exterior, yard, driveway, fences, and all systems. Costs can be spiky when big items need replacement, but you control the timing and contractor choices.
- Townhome: Exterior items may be covered by the HOA, depending on the declaration. You trade some variable maintenance for a more predictable monthly fee, though special assessments can still occur.
Utilities and operating costs
Townhomes often have smaller yards and shared walls, which can reduce certain upkeep and heating or cooling loads. Detached homes have more exterior to maintain and sometimes higher landscaping and snow costs. For bill estimates and rate structures, check with AEP Ohio, Columbia Gas of Ohio, and the City of Columbus Division of Water and ask sellers for recent statements during due diligence.
Lifestyle tradeoffs to weigh
Privacy and noise: Detached homes generally offer more separation from neighbors. Townhomes share at least one wall, so ask about construction type and soundproofing.
Outdoor space: Single-family homes usually have larger yards and more landscaping responsibility. Townhomes often trade private yard size for common green areas and reduced upkeep.
Parking: Many detached homes offer driveways and garages. Townhomes may have garages, assigned spaces, or rely on street parking. Confirm guest parking and any HOA rules.
Snow and exterior care: If the HOA covers snow removal, lawn care, and exterior painting, your weekly to-do list shrinks. If not, budget for contractors or DIY time.
HOA governance to review carefully
If you choose a townhome or a single-family home with an HOA, request these documents as early as possible:
- Declaration, bylaws, and rules to see maintenance responsibilities, rental policies, pet rules, and architectural guidelines.
- Annual budget and reserve study to confirm planning for big-ticket items like roofs and siding.
- Meeting minutes from the last 12 to 24 months to spot disputes, deferred maintenance, and proposed projects.
- Master insurance policy and any notes on deductibles or recent claims.
- Litigation disclosures and the percentage of owner-occupied units, which can affect financing.
Resale factors in Columbus
Detached homes often draw the broadest buyer pool, which can support pricing in many neighborhoods. Townhomes and condos can sell well in locations with strong access to employment, transit, and amenities. The financial health of the HOA matters, since buyers and lenders scrutinize reserves, budgets, and recent assessments.
To understand demand in your target area, review neighborhood trends through Columbus REALTORS or ask your agent for a custom report. Highlight what matters most for your future resale, such as low-maintenance living, HOA financial strength, lot size, or expansion potential.
Financing checks to run early
Financing is straightforward for fee simple townhomes and single-family homes. Condominiums require an extra step because lenders may need to approve the project itself. If you plan to use FHA or VA financing, confirm project status with your lender early and request the condo questionnaire promptly.
- FHA condo guidance: Review requirements on the U.S. Department of Housing and Urban Development FHA condo page.
- VA condo review: See the VA condominium information for home loans.
Lenders often check the HOA budget, reserves, owner-occupancy percentage, special assessments, and litigation. Your agent can help coordinate the documents so underwriting stays on schedule.
Inspections that matter in Columbus
Whether attached or detached, prioritize the basics: structure, roof, HVAC, electrical, plumbing, water heater, insulation, windows, and pest inspections as advised by your agent and inspector. For many Columbus neighborhoods with basements, make basement moisture and sump pump function a key focus.
- Flood risk: Use the FEMA Flood Map Service Center to see if a property sits in a flood zone. Ask for any flood history in seller disclosures.
- Radon: Ohio has variable radon potential. Plan for a radon test during inspections and follow up if elevated. The Ohio Department of Health provides guidance.
- Sewer or septic: Most properties in the city connect to municipal sewer, but outlying areas may have septic systems. Confirm the system type and age from disclosures and inspections.
- Permits: Check the property’s permit and project history through the City of Columbus permits portal to verify past work.
For townhomes and condos, also ask about party wall fire separation details, roof warranties and drainage, and the condition of common elements. If the HOA controls access to certain areas, coordinate inspection logistics early.
Due diligence timeline and checklist
- With your offer: Request the HOA declaration, bylaws, rules, budget, reserve study, insurance certificate, recent minutes, and any litigation disclosures. Ask for recent utility bills.
- After acceptance: Start inspections quickly and add specialized inspections if needed for radon, sewer, or structural concerns.
- With your lender: Share the address for loan pre-approval and confirm any condo project review requirements. Provide requested HOA documents right away to avoid delays.
- Before closing: Verify any HOA transfer or estoppel fees, confirm special assessment status, and ensure master insurance remains in effect.
- For taxes and legal description: Use the Franklin County Auditor to confirm assessed value, parcel details, and tax history.
Which fits your plans
Choose a townhome if you want low exterior maintenance, predictable monthly costs, and proximity to amenities. Choose a single-family home if you want more privacy, a larger yard, and flexibility for storage or future projects. Your budget, time, and long-term plans should lead the decision.
If you would like a smoother path, our team can help you compare options side by side, coordinate financing, schedule inspections, and manage move-in services. You focus on the decision while we handle the details.
Ready to compare homes?
You do not have to navigate this alone. We can analyze HOA documents, estimate total monthly costs, and map out inspection and financing steps for your specific Columbus neighborhood. For a calm, end-to-end experience, connect with Concierge Real Estate and Investment Co..
FAQs
How do Columbus property taxes differ for townhomes vs single-family?
- Taxes depend on assessed value and local levies, not building type. Verify a property’s assessed value and tax history through the Franklin County Auditor.
Are HOA fees worth it for Columbus townhomes?
- HOA value depends on what is included, the strength of reserves, and the track record in meeting maintenance needs; review budgets, reserve studies, minutes, and assessments before you buy.
Can I use FHA or VA financing on a Columbus condo?
- Possibly, but the condo project may require approval; confirm early using lender guidance and the FHA condo page or VA condo review.
What inspections are most important for Columbus homes?
- Focus on basement moisture, roof and flashing, HVAC and electrical, plus radon testing and flood risk; check permits via the City of Columbus portal.
Are townhomes cheaper to insure than single-family homes?
- It depends on ownership form and the master policy; condo owners often carry HO-6 policies while fee simple townhomes and single-family homes need full dwelling coverage.
How do I confirm if a townhome is a condo or fee simple?
- Review the legal description and documents with your agent and verify parcel details using the Franklin County Auditor.
