What do you need to sell a condo in Pierce County?
Beyond the normal sale steps, you'll need the association's resale certificate, which the association generally has 10 days to deliver and can charge up to $275 for. You'll also need a clear answer on current and upcoming special assessments, and an early check on whether the building qualifies for FHA, VA, and conventional financing. Order the resale certificate before you list, read the budget, reserve study, and recent minutes yourself, and price the unit with any assessment in mind. Buyers usually have a short window to cancel after receiving the certificate, so surprises there can undo a deal.
Condos and townhome-style condos are a big part of the market in Tacoma, University Place, Lakewood, and parts of Puyallup. They can sell well — but the building is part of what you're selling, and buyers look at it closely.
Here's how I prepare condo sellers so the association's paperwork helps the sale instead of stalling it. For the broader seller plan, see our Pierce County home selling guide.
Step 1: Order the resale certificate early
In Washington, a condo sale generally requires the association to provide a resale certificate — a package describing the unit's finances and the association's health. Depending on when your condominium was created, it's governed by the Washington Uniform Common Interest Ownership Act (RCW 64.90.640) or the older Condominium Act (RCW 64.34.425).
Key points:
- The association generally has 10 days from your request to deliver it
- The fee is capped — currently up to $275 for an initial certificate, with a lower cap for an update within six months
- The buyer typically gets a short cancellation window — generally five days — after receiving it
Why order it before you list? Because you want to read it first. If there's a pending assessment, a lawsuit, or a rule that affects rentals or pets, you want to know before a buyer does. Here's more on HOA and condo resale certificates in Washington.
Step 2: Understand the numbers buyers will see
Buyers — and their lenders — focus on a handful of items:
- Monthly dues and what they cover (water, sewer, garbage, insurance, exterior maintenance)
- Special assessments — current, approved, or under discussion
- Reserve study and reserve balance — whether the association is saving enough for roofs, siding, decks, and elevators
- Delinquencies — how many owners are behind on dues
- Litigation — any lawsuits involving the association
- Insurance — the master policy and the deductible owners may be responsible for
What about special assessments?
If an assessment is approved, decide with your agent who pays it. Common approaches:
- Pay it off at closing from your proceeds
- Credit the buyer for some or all of it
- Leave it with the buyer and reflect it in the price
Whatever you choose, put it in writing in the purchase agreement. Unclear assessment terms are one of the most common condo sale disputes I see.
Step 3: Check buyer financing before you list
This step catches sellers off guard. A buyer's loan has to approve the building, not just the buyer.
- FHA loans generally require the condo project to be FHA-approved, or the unit to qualify under a single-unit approval
- VA loans generally require the project to be VA-approved
- Conventional loans require the lender to review the project under Fannie Mae or Freddie Mac rules
Things that can make a project harder to finance include high owner delinquency, pending litigation, low reserves, a high share of rentals, commercial space, or one owner holding many units.
If your building isn't approved for certain loan types, you'll have a smaller pool of buyers. That doesn't mean you can't sell — it means pricing and marketing should reflect who can buy. Here's more on selling to an FHA or VA buyer in Pierce County.
Step 4: Prepare the unit and the story
Condo buyers compare units in the same building. Help yours stand out:
- Fix the small stuff — caulk, paint, fixtures, and anything inside the unit that's your responsibility
- Know what the HOA covers so you can answer questions about the roof, siding, decks, and windows
- Gather documents — recent HOA statements, any repair records, and parking or storage assignments
- Highlight the practical details — parking spaces, storage, elevator access, and what dues include
Buyers who are new to condos often have questions. Our guide to buying a condo or townhome in Pierce County is a good resource to share with interested buyers.
A condo seller's checklist
- Request the resale certificate before listing
- Read the budget, reserve study, and last 12 months of minutes
- Ask the manager about pending or proposed assessments
- Confirm FHA, VA, and conventional eligibility
- Decide how you'll handle any assessment
- Gather parking, storage, and HOA statements
- Review rental and pet rules buyers will ask about
Frequently Asked Questions
How long does an HOA have to provide a resale certificate in Washington?
Generally 10 days from the request. Order it as early as possible so you can review it before listing and have it ready for buyers.
How much does a condo resale certificate cost in Washington?
The fee is capped by statute — currently up to $275 for an initial certificate, with a lower cap for an update requested within six months. Some associations or managers may add other charges, so ask up front.
Can a buyer back out after reading the resale certificate?
Usually, yes. Buyers generally have a short window — about five days — to cancel after receiving the resale certificate. That's why reviewing it before you list matters.
Who pays a special assessment when you sell a condo?
It's negotiable. Sellers often pay it off at closing, credit the buyer, or leave it with the buyer and adjust the price. The agreement should be spelled out in the purchase contract.
Can I sell my condo to an FHA buyer if the building isn't FHA-approved?
Sometimes. FHA offers a single-unit approval path in some cases, but many non-approved projects limit FHA buyers. Check your building's status early and price with your likely buyer pool in mind.
Sell the unit and the building
Condo sales go best when the seller knows the association's numbers as well as the buyer's lender will. A little prep up front protects your price and your timeline.
If you're thinking about selling a condo in Pierce County, book a Home Selling Strategy Session with The Barnard Group. We'll review your association documents, check financing eligibility, and build a pricing plan around your likely buyer.
About Josh Barnard
Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
Researched October 9, 2026. Resale certificate rules depend on when and under which statute the condominium was created. This is general information, not legal advice; consult your association and an attorney for your situation.
