Buying a condo or townhome in Pierce County can be a smart way to own for less maintenance and, often, a lower price than a detached home. But you’re also buying into an association. Before you commit, review the HOA’s finances and reserves, any upcoming special assessments, the rules on rentals and pets, what the master insurance policy covers, and whether the project works with your loan type. The resale certificate the seller must provide is where many of these answers live.
Condos and townhomes appeal to first-time buyers, downsizers, and busy professionals across Tacoma, Puyallup, Gig Harbor, and other parts of the county. The home itself matters, but so does the health of the community you’re joining.
Condo vs. townhome: what’s the difference?
| Condo | Townhome | |
|---|---|---|
| What you own | Typically your unit’s interior, plus a share of common areas | Often the structure and sometimes the land beneath it, depending on how it’s set up |
| Exterior and roof | Usually maintained by the association | Varies: sometimes the owner, sometimes the association |
| Insurance | Owner policy for interior (often called HO-6) plus the association’s master policy | Depends on the ownership structure and HOA documents |
| Dues | Often higher, since more is shared | Often lower, but varies widely |
The label on the listing isn’t enough. The recorded documents define what you own and what the association maintains.
Check the association’s financial health
- Budget and dues history. Frequent large increases can signal underfunding.
- Reserves. Washington law generally requires condominium associations to prepare reserve studies, with some exceptions, under RCW 64.90.545. Compare the reserve balance to what the study recommends.
- Special assessments. Ask about current or planned assessments for roofs, siding, decks, or other big projects.
- Litigation. Pending lawsuits can affect financing and value.
The resale certificate
In Washington, sellers of units in most condominiums and common interest communities must provide a resale certificate with key financial and legal information, and buyers get time to review it. Our guide to HOA and condo resale certificates explains what’s inside and how the review period works.
Looking at condos or townhomes?
Josh can help you compare communities, read the HOA documents, and spot red flags before you’re committed. Start with The Barnard Group.
Rules that affect daily life
- Rental restrictions or caps, if you might rent the unit later
- Pet limits by number, size, or type
- Parking assignments and guest parking
- Rules on remodeling, flooring, and exterior changes
- Noise, storage, and common-area use
Financing considerations
Some loan programs have project-level requirements. FHA and VA loans, for example, generally require the condo project to meet program approval standards, and conventional lenders review the project’s finances and owner-occupancy mix. Tell your lender about the specific project early. A strong pre-approval helps, too; see pre-approval vs. pre-qualification.
Budget for the full monthly cost
Include HOA dues along with principal, interest, taxes, and insurance when you set your budget. Our guide to how much house you can afford in Pierce County shows how the pieces add up. If you’re buying your first home, also see Washington first-time homebuyer programs.
Frequently asked questions
Do I need a home inspection for a condo?
Yes, it’s still wise. Inspect the unit itself, and review the association’s records for building-wide issues the inspector may not see.
What does an HO-6 policy cover?
Generally the interior of your unit, your belongings, and liability, depending on what the association’s master policy covers. Ask your insurance agent to review both.
Can the HOA raise dues after I buy?
Yes, according to the governing documents and budget process. Reviewing reserves and history helps you anticipate changes.
Buy into a healthy community
The right condo or townhome can make owning simpler. Connect with Josh Barnard and The Barnard Group to find one that fits your budget and lifestyle.
This article is general information, not legal advice. Review HOA documents carefully and consult an attorney with legal questions.
