Condo vs. House in Ann Arbor: What Fits You?

Are you weighing walkable condo living against a single-family home with a yard in Ann Arbor? It is a real choice many first-time buyers face, especially with the pull of the University of Michigan, downtown employers, and a lively restaurant and arts scene. In this guide, you will learn the real trade-offs, what to check before you write an offer, and how to choose a home that fits your life and budget. Let’s dive in.

Quick snapshot: condos vs. houses

What daily life looks like in Ann Arbor

If being steps from dinner on Main Street, a Saturday at the farmers’ market, or a show at a downtown venue is your style, a condo near the Central Business District, Kerrytown, or the South University and State Street corridors will feel effortless. You can rely on walkability and the Ann Arbor Area Transportation Authority for local routes and park-and-ride options. Many downtown buyers like the freedom of less exterior upkeep and a shorter commute to campus or downtown offices.

If you want quieter streets, a yard, and a garage, you will find that in neighborhoods like Old West Side, Burns Park, Bryant Pattengill, or North Burns Park. You can also look to Pittsfield, Scio, or other nearby townships for larger lots and lower density. Drive times vary, but some close-in areas are only minutes from downtown.

Costs and maintenance: what to plan for

For condos, the association often handles exterior maintenance, common areas, landscaping, and snow removal. Your HOA fee funds those services and should be included in your monthly affordability calculation. Ask for the reserve study, budget, and recent minutes to gauge the risk of special assessments for big projects like roof replacement or paving.

For single-family homes, you control the schedule and quality of maintenance. Plan for roof, HVAC, driveway, and yard care over time. Build a reserve for seasonal services and longer-term replacements so you are not caught off guard.

Insurance works differently too. Condo owners typically carry an HO-6 policy that covers interiors and contents, while the association insures common elements. Single-family owners need full dwelling coverage, plus endorsements where needed. Property taxes and local levies in Ann Arbor and Washtenaw County will also shape total cost of ownership, so confirm the current assessment and any exemptions. Closing and transfer fees are set locally, so verify details with your title company or lender.

Parking, snow, and storage

Many downtown condos offer deeded or assigned garage spaces, paid leased spaces, or a surface lot. Some older conversions have limited on-site parking or none at all, which means you rely on resident permits and time-limited street parking for guests. Associations typically handle snow removal for common areas.

Most single-family homes come with a driveway and garage, which makes daily life and hosting easier. You will likely be responsible for your own snow removal on the drive and walkways or you can hire a service.

Outdoor space and pets

Condos trade yard work for smaller private spaces like balconies, plus shared courtyards or rooftops. If you want a fenced yard for gardening or play areas, a house may be a better fit. Associations can limit pets by number, size, or breed and may set rules for common areas. Single-family homes usually allow more flexibility, subject to local ordinances.

Financing and resale

Condo financing involves project-level reviews. Conventional loans are common, and FHA or VA financing may be possible if the project meets approval requirements. Lenders will review the association’s budget, reserves, insurance, and rules. Rental caps, pending litigation, or high delinquency rates can affect your loan and future resale.

Single-family homes typically face fewer project-approval hurdles. On resale, houses often pull a broad buyer pool that values yards, garages, and flexibility for additions. Condos attract buyers who want location and lower maintenance. Your individual resale outcome depends on location, condition, HOA health for condos, and overall market cycles.

Neighborhood fit: examples to explore

• Condo hotspots: Central Business District, Kerrytown, South University and State Street, and the Liberty and 1st Street area. These locations work well if you want walkability to campus and downtown amenities.
• Single-family standouts: Burns Park, Old West Side, Bryant Pattengill, and North Burns Park for close-in living. Look to Pittsfield and Scio Townships for larger lots and a more suburban feel.

Checklists you can use

Condo buyer checklist

• Request and review: HOA budget, balance sheet, reserve study, most recent audit or treasurer report, and board minutes for the past 12 to 24 months.
• Read: bylaws, CC&Rs, and rules, including rental caps or restrictions, pet policies, smoking rules, and guest parking policies.
• Verify: master insurance coverage details and the master policy deductible, plus your HO-6 coverage needs.
• Ask: pending or recent special assessments, percentage of owners behind on dues, any pending litigation, and planned capital projects in the next five years.
• Confirm: parking details, whether the space is deeded or leased, and which utilities are included in the HOA fee.

Single-family buyer checklist

• Inspect: structure, roof, HVAC, plumbing, electrical, foundation, grading, and drainage.
• Evaluate: driveway, garage, fence, tree health near lines or the house, and usable yard space.
• Check: sewer or septic status, sump pump, waterproofing, and any easements or subdivision covenants.
• Ask the seller: dates of major updates like roof, furnace, AC, and windows; energy upgrades; and typical utility costs.
• Verify: any city or township plans that may affect traffic, noise, or land use.

How to decide: three quick steps

1. Rank your top three priorities. For most buyers it is some mix of commute, outdoor space, and monthly cost. Be honest about what you will value every day.
2. Compare total monthly cost. Include HOA fees for condos and a realistic maintenance reserve for houses. Add taxes and insurance for both.
3. Confirm three documents before you get serious. Review the current HOA budget and minutes, the latest property tax assessment and expected taxes, and your lender’s requirements for condo financing.

When you are ready, I will help you tour both options and talk through trade-offs in the neighborhoods you like most. If you want a hands-on, neighborhood-first approach, reach out to Demetrius Traylor.

FAQs

How do I compare HOA fees to house maintenance costs?

• Treat the HOA fee as part of your monthly housing cost, then estimate an annual maintenance reserve for a house so you can compare apples to apples.

What condo documents should my agent request in Ann Arbor?

• Ask for the HOA budget, reserve study, recent board minutes, bylaws and CC&Rs, insurance declarations, rules on rentals and pets, and any notices of special assessments or litigation.

Can I use FHA or VA loans to buy an Ann Arbor condo?

• Possibly, but the project may need approval; confirm the condo’s eligibility with your lender early and be ready with a conventional backup if needed.

Will living downtown Ann Arbor let me get by with one car?

• Many downtown buyers choose a car-light lifestyle thanks to walkability and local transit, but your commute and parking access should guide the decision.

Are condos or houses easier to rent in Ann Arbor?

• It depends on location, association rental caps, and local licensing or zoning; check building rules and city requirements before you count on rental income.

What hidden costs should I budget for in a condo vs. a house?

• For condos, plan for HOA fees and potential special assessments; for houses, set aside funds for roof, HVAC, driveway, yard care, and seasonal services.