Condo vs. Townhome in Silver Spring: Key Differences

Trying to choose between a condo and a townhome in Silver Spring? You are not alone. The right choice depends on what you want to own, how you prefer to pay for it each month, and the lifestyle you see for yourself in this part of Montgomery County. In this guide, you will learn the core differences in ownership, costs, maintenance, and day-to-day living so you can move forward with confidence. Let’s dive in.

What you own: condo vs. townhome

When you buy a condo, you typically own the interior of your unit and a shared interest in the building’s common elements. These common elements can include the roof, structure, hallways, land, and amenities. Your condominium association governs these areas through a declaration, bylaws, and rules.

When you buy a townhome, you usually own the entire structure and the land under it. Some townhome communities also have a homeowners association for shared items like private streets or landscaping. Your deed and the community covenants outline where your responsibility ends and the association’s begins.

Key legal differences

• Land ownership: Townhome owners generally own the land under the home. Condo owners do not own land directly. They own an undivided interest in common elements.
• Exterior and roof: Condo associations usually handle the exterior and roof. Townhome owners often handle their own exteriors, unless the HOA takes on those tasks.
• Governing documents: Both property types have covenants, bylaws, and rules. Condo declarations tend to be more detailed about community insurance, maintenance, reserves, and common areas.
• Association powers: Condo associations often centralize building insurance, exterior upkeep, and common utilities. Townhome HOAs range from minimal to full service depending on the development.

For context, Maryland has a specific legal framework for condominiums that sets out how associations operate and what unit owners can expect. You can also review Montgomery County property records to understand how a particular community is structured.

Monthly costs and financing

Your monthly payment is more than just the mortgage. In Silver Spring, the mix of fees, insurance, and taxes can differ meaningfully between condos and townhomes. Understanding what each fee covers makes apples-to-apples comparisons possible.

Fees and what they cover

• Condo fees: These often include the master building insurance policy, exterior and common area maintenance, reserve contributions, utilities for common areas, and elevator or amenity upkeep. Some buildings also include water or trash in the monthly fee. Fees are typically higher in mid or high-rise buildings with elevators, pools, or staffed lobbies.
• Townhome HOA fees: These are often lower and may cover landscaping of shared areas, private road maintenance, and snow removal. In communities with robust amenities, fees can be closer to condo levels.

Property taxes and insurance

• Taxes: Both condos and townhomes are assessed for property tax based on value. Townhomes are assessed on land plus structure. Condos are assessed on the unit’s share of the overall property.
• Insurance: Condo buyers usually carry an HO-6 policy that covers interior finishes, personal property, and liability, while the association’s master policy covers the exterior and common elements. Townhome owners typically carry an HO-3 policy that covers the entire dwelling, roof, exterior, and improvements.

Reserves and special assessments

Buildings and communities set aside reserves for major projects. If reserves are low or large repairs are due, owners may face special assessments. In older downtown buildings, capital needs like roof, facade, elevator, or parking structure work can be significant, so reviewing reserve studies and financials is important.

Financing differences

Lenders treat condos and townhomes differently. Townhomes are usually underwritten like single-family homes. Condos may require a project-level review, especially for FHA or VA loans. Lenders will look at reserves, owner-occupancy ratios, and whether the association has any legal or financial issues.

Questions to ask your lender and agent:

• Is the condo project approved for FHA or VA financing if you need it?
• What percentage of units are owner-occupied versus investor-owned?
• Are there any outstanding loans, judgments, or litigation involving the association?

Maintenance and inspections

Who handles what, and what should you inspect before you buy? The answers differ for condos and townhomes, and they matter to your budget and peace of mind.

Condo responsibilities

Condo associations usually maintain the exterior, roof, building envelope, common plumbing or HVAC systems if centralized, exterior painting, landscaping, and amenities. You typically handle your unit’s interior finishes, appliances, and sometimes windows and individual HVAC equipment. The upside is fewer day-to-day chores. The tradeoff is less control over timing and quality of exterior work.

Townhome responsibilities

Townhome owners often maintain their own roof, exterior walls, windows, and individual utility connections. You may also be responsible for your yard, driveway, and fencing. Some HOAs handle parts of exterior maintenance, but it depends on the covenants. The upside is more control and usually more outdoor space. The tradeoff is more hands-on upkeep and potential surprise repairs.

What to look for during tours

For condos:

• Check the condition of lobbies, hallways, and amenities. Look for signs of deferred maintenance, such as peeling paint or water stains.
• Ask about roof age, elevator service schedules, and mechanical system updates.
• Review association financials, recent reserve studies, meeting minutes, and any known special assessments or litigation.
• Assess sound exposure from hallways, mechanical rooms, or adjacent units.

For townhomes:

• Evaluate roof condition, flashing, gutters, and downspouts.
• Review grading and drainage, and look for signs of moisture at the foundation.
• Inspect siding, windows, and shared walls for wear and possible sound transmission.
• Check decks, fencing, and any exterior elements for age and permits.

In Silver Spring, older mid-century buildings and condo conversions can have building envelope or piping issues. Downtown mid or high-rises may require extra attention to elevator reliability and parking structures. Newer infill townhome communities often feature modern materials that trade charm for efficiency.

Lifestyle fit in Silver Spring

Your daily routine, transit needs, and preferences for space and privacy will shape your choice.

• Walkability and transit: Condos clustered around downtown Silver Spring and the Transit Center offer easy access to Metro, dining, and entertainment. Townhomes in nearby residential areas may require a short drive or transfer, but often provide a calmer street feel.
• Privacy and noise: Townhomes usually have fewer shared walls than condos in larger buildings, which can feel more private. That said, attached walls can still carry noise.
• Outdoor and storage space: Townhomes often include private yards, garages, and extra storage. Condos tend to rely on storage lockers, bike rooms, and garage parking.
• Community rules: Condos often have stricter policies on pets, short-term rentals, and amenity use. Townhome HOAs vary widely, so read the rules closely.

Neighborhood types you will recognize:

• Downtown Silver Spring: dense, walkable, and condo-heavy near Metro and major employers.
• Infill townhouse clusters and subdivisions: newer or renovated attached homes that blend space and convenience.
• Older residential enclaves bordering Takoma Park and Wheaton: a mix of attached and detached homes on quieter streets.

Visit at different times, such as a weekday morning and a weekend evening, to get a real feel for noise, traffic, and activity.

Decision framework to compare options

Use these five questions to make a clear choice for your needs and budget.

1. Priorities: Do you value walkability and reduced maintenance more, or private outdoor space and full control of your exterior? Rank these from most to least important.
2. Budget: Add up all monthly costs for sample properties you like. Include mortgage, fees, insurance, taxes, and likely maintenance.
3. Financing: Do you need FHA or VA financing? If yes, confirm condo project approval early. If not, conventional may offer more options.
4. Lifestyle rules: Are pets, rental flexibility, or renovations important to you? Review the rules before you write an offer.
5. Resale outlook: Consider who typically buys in that area. Condos near transit often have strong rental demand. Townhomes often attract buyers seeking more space.

Touring checklist for Silver Spring buyers

Ask for these items during tours and before you make an offer:

• Association documents: current budget, last two to three years of financials, most recent reserve study, last 12 months of meeting minutes, CC&Rs and rules, insurance declarations, and any notices of litigation or special assessments.
• Building and community condition: recent capital projects, elevator and HVAC maintenance records, and ages of major systems like the roof.
• Unit disclosures: seller disclosure, any available inspections, and recent utility bills.
• Parking and storage: assigned spaces, visitor parking details, and storage locker information.
• Financing details: FHA, VA, and agency approvals for the condo project, owner-occupancy percentage, and investor concentration.
• For townhomes: a clear outline in the covenants of who maintains and pays for the roof, siding, fencing, and yards.

Local next steps

In Silver Spring, a smooth search starts with a well-organized plan and a team that knows the buildings and neighborhoods. Here is how to move forward:

• Consult a local Realtor or lender who tracks condo approvals, typical fee ranges, and common financing hurdles.
• Review Montgomery County property records to confirm how a home is titled and whether recent work was permitted.
• Engage a real estate attorney for complex covenants or condo document reviews.
• Line up trusted inspectors and contractors early so you can price out repairs or upgrades during your contingency period.

Ready to compare real options and run your total monthly numbers? Reach out for a clear, step-by-step plan tailored to your timeline and goals. Connect with Nelson Marban to start your search with confidence.

FAQs

Who owns the roof and exterior for each property type?

• In most condos, the association maintains the exterior and roof as common elements. In townhomes, the owner typically maintains the exterior and roof unless the HOA assumes those duties in the covenants.

Why do condo fees vary so much in Silver Spring?

• Fees reflect what is covered, such as master insurance, exterior upkeep, elevators, amenities, and utilities. Mid or high-rise buildings with more services and amenities generally have higher fees.

Are condos harder to finance than townhomes?

• Condos often require project-level review and may need FHA or VA approval. Townhomes are usually underwritten like single-family homes and typically do not need project approval.

Can I rent out my condo or townhome?

• It depends on the association’s rules. Many condos have stricter rental policies, while townhome HOAs vary. Review the governing documents before you buy.

What should I ask at an open house or tour?

• Ask about association financials, reserve study findings, recent or planned assessments, owner-occupancy ratios, and the age and condition of major systems like the roof and elevators.

How do I quickly assess HOA financial health?

• Review reserve balances and the most recent reserve study, compare annual contributions to recommended levels, and check meeting minutes for discussions of large repairs or special assessments.

Which type often offers more space per dollar for first-time buyers?

• It depends on the neighborhood and building. Townhomes often offer more square footage and outdoor space, while condos near transit can trade space for location and reduced exterior maintenance.