Thinking about a condo or a townhome in Delaware County but not sure which fits you best? You are not alone. The right choice balances what you own, what you pay monthly, how much maintenance you want, and how the community is run. In this guide, you will compare the two options side by side, learn what to check in local associations, and see how financing and resale can differ in Delco. Let’s dive in.
What you own in PA
In a typical Pennsylvania condo, you own the interior of your unit and share ownership of common elements like the roof, exterior, parking, and grounds through the condo association. The association manages common areas, enforces rules, and carries a master insurance policy.
A townhome refers to the building style, not one single ownership model. In Delaware County, many townhomes are fee-simple, which means you own the home and the land beneath it. You usually maintain the exterior unless an HOA says otherwise. Some townhomes are part of a planned community or even a condominium regime, where an HOA handles certain exterior items and common spaces.
The key takeaway: confirm whether a townhome is fee-simple or part of a condo or HOA structure before you compare costs.
Costs to compare
Purchase price often varies by neighborhood and market conditions. Townhomes can carry higher prices because they include land ownership and appeal to buyers who want more control. Condos may come with a lower price point but include association fees that change the monthly math.
Property taxes are set by the municipality and school district. In Delaware County, rates and assessed values vary between places like Radnor, Marple, Springfield, Upper Darby, Haverford, Media, Swarthmore, Lansdowne, Ridley, and Chester. Always compare actual tax bills for the specific properties you are considering.
HOA or condo fees can be substantial. These dues might cover exterior maintenance, landscaping, snow removal, building insurance, and amenities. Some utilities, such as water or trash, may be included in condo fees. Expect that associations may levy special assessments if reserves are not sufficient.
Closing costs are similar for both, though condo loans sometimes require extra paperwork and project reviews that can add time and administrative expense. To keep your budget on track, compare the full monthly carrying cost:
- Mortgage principal and interest
- Property taxes
- HOA or condo fees
- Insurance
- Utilities not covered by the association
Maintenance and lifestyle
Condos typically offer low-maintenance living. The association handles the exterior, roof, landscaping, and shared systems. You focus on the interior.
Townhomes that are fee-simple usually require you to maintain the roof, exterior, and yard. In some planned communities, an HOA will handle shared driveways, private roads, or landscaping, which reduces your workload.
Lifestyle tradeoffs matter. Choose a condo if you want fewer exterior chores and possibly amenities. Choose a townhome if you want more control over your space, potential yard areas, and fewer limits on exterior changes.
Rules and association health
Healthy governance protects your investment. Before you buy, request key documents from the seller or association:
- Declaration, bylaws, and rules and regulations
- Current budget, two years of financials, and the most recent reserve study
- List of monthly dues and any pending special assessments
- Master insurance certificate and coverage summary
- Board and membership meeting minutes for the last 12 to 24 months
- Litigation disclosures
- Owner-occupancy ratios and rental or short-term rental policies
- Any management contract if professionally managed
Watch for red flags: operating deficits, low reserves, frequent or large special assessments, heavy investor concentration, pending litigation, and long-standing building issues like water intrusion or structural concerns. Also confirm pet policies, noise rules, and enforcement processes.
Financing and insurance
Financing differs by property type and project status. Fee-simple townhomes are commonly treated like single-family homes and are usually easier to finance. Condos may require project approval for certain loan programs, and lenders will review the association’s financial health, insurance, litigation, and owner-occupancy ratios.
Insurance needs also differ. Condo owners typically buy an HO-6 policy for the interior, personal property, and loss assessment, while the association provides master coverage for common elements. Townhome owners usually carry an HO-3 or HO-5 policy that covers the exterior and interior unless the HOA handles some items. Review coverage carefully to avoid gaps.
Resale in Delaware County
Resale strength depends on location, inventory, and association health. Townhomes often track single-family trends more closely due to land ownership. Condos can be more sensitive to lending rules, supply, and the quality of building maintenance.
In Delco, access to SEPTA regional rail and major roads like I-476 and I-95 can shape buyer demand. Walkable spots near train stations often attract condo and townhome shoppers who value convenience. Suburban townhome communities in areas like Radnor, Haverford, Media, and Swarthmore can draw professionals and downsizers. Inner-ring suburbs such as Upper Darby, Lansdowne, and Yeadon may offer more affordable options that appeal to commuters and first-time buyers.
Seller tip: HOA fees and rules can help or hurt marketability. Clear, reasonable rules and well-funded reserves support value. High fees with limited services or deferred maintenance can slow demand.
Commute and daily life
Your commute can be a deciding factor. Proximity to SEPTA regional rail and bus routes, plus access to I-476, I-95, and I-76, often drives pricing and demand. If you prioritize covered parking or a garage, many townhomes offer it. If you want to walk to transit or local retail, condos near stations and borough centers can be a good fit.
Buyer due diligence checklist
Use this checklist to compare specific properties in Delaware County:
- Confirm ownership type: fee-simple townhome or condo regime
- Compare net monthly costs: mortgage, taxes, HOA fees, insurance, and utilities
- Request association documents, budget, reserve study, minutes, and insurance certificate
- Ask about special assessments in the last five years and any planned capital projects
- Review rental rules, owner-occupancy ratios, and pet policies
- Check for active litigation or major building issues
- Line up financing early, especially if using FHA or VA for a condo
- Inspect key systems: roof, exterior, foundation, drainage, shared walls, and any building-wide systems
- Visit at different times to evaluate parking, noise, and traffic patterns
Quick decision guide
Choose a condo if you want low maintenance, potentially included utilities, and a lock-and-go lifestyle. Make sure the association has solid reserves and clear rules that align with your needs.
Choose a townhome if you want more autonomy, the potential for a small yard or garage, and fewer restrictions. Confirm whether the HOA covers any exterior items and budget for maintenance.
Talk to Philly Home Advisors
If you are weighing condos and townhomes across Radnor, Haverford, Marple, Springfield, Upper Darby, Media, Swarthmore, Lansdowne, Ridley, or Chester, you deserve clear numbers and local insight. Our team pairs legal and investment expertise with neighborhood-level guidance so you can compare options with confidence. Ready to see how the monthly costs, rules, and resale picture change by town and community? Schedule a consultation with Philly Home Advisors | Philly CRE Advisors.
FAQs
What is the main ownership difference in PA?
- In condos you own the interior and share common elements through an association, while many townhomes are fee-simple where you own the home and land unless an HOA covers specific items.
How do HOA or condo fees affect my budget?
- Fees can include exterior maintenance, insurance, landscaping, snow removal, and some utilities, so compare them with taxes, insurance, and mortgage to find your true monthly cost.
Are condos harder to finance with FHA or VA loans?
- Often yes, because many lenders require condo project approval and review association financials and rules, while fee-simple townhomes are typically simpler to finance.
What insurance do I need for each property type?
- Condo buyers usually carry an HO-6 policy for interiors and personal property, while townhome buyers typically carry an HO-3 or HO-5 policy covering the exterior and interior unless the HOA provides coverage.
How do property taxes vary across Delaware County?
- Taxes depend on the municipality and school district, so compare actual tax bills and assessed values for each property in towns like Radnor, Marple, Springfield, Upper Darby, and others.
What association red flags should I watch for?
- Low reserves, frequent special assessments, pending litigation, high investor concentration, and longstanding building issues such as water intrusion or structural concerns are key risk signals.
