Deciding between a condo and a townhome in Mountain View can feel like a tradeoff between lock-and-leave ease and a bit more space and control. You want the right fit for your lifestyle, budget, and parking needs without surprises after closing. In this guide, you’ll learn the key differences in ownership, HOA scope, maintenance, outdoor space, and parking, plus local factors that matter in Santa Barbara. Let’s dive in.
Ownership and financing basics
Understanding how ownership works helps you compare costs and risks.
What “condo” means
- You typically own the interior of your unit and share ownership of the land, exterior, roof, and amenities.
- A homeowners association (HOA) governs the community under CC&Rs (Covenants, Conditions & Restrictions).
- Financing can depend on the project’s eligibility and legal health.
What “townhome” means
- “Townhome” is a building style. The legal structure can be either a condominium or fee-simple ownership within a Planned Unit Development (PUD).
- In many fee-simple/PUD townhomes, you own the lot and exterior, which affects insurance and maintenance.
- Lenders often treat fee-simple/PUD townhomes like single-family homes, which can make financing simpler.
Why this matters for your loan
- Condo projects may face lender project reviews, including owner-occupancy ratios, litigation, and commercial space mix.
- Townhomes in a PUD often avoid those project hurdles, though CC&Rs can still apply.
- Ask your lender early if the specific community has any restrictions that affect your loan or down payment.
Quick checks before touring
- Confirm if a townhome is legally a condo or a fee-simple/PUD in the title report or CC&Rs.
- Ask whether the condo project has any known lender restrictions.
- Note the ratio of owner-occupants to investors and whether any litigation or special assessments are active.
HOA scope, fees, and rules
The HOA influences your monthly costs and day-to-day experience.
What HOAs typically cover
- Condos: Exterior maintenance, roof, siding, landscaping, common areas, and building insurance are often included. Some cover utilities or trash. You handle interior maintenance.
- Townhomes (PUD): HOAs may only maintain shared landscaping or driveways. You often cover your roof, exterior, and yard. Always review the maintenance matrix in the CC&Rs.
Budget, reserves, and assessments
- Dues vary by age, amenities, coastal wear-and-tear, and landscaping needs.
- Review the budget, reserve study, and recent board minutes to gauge fee stability.
- Ask about delinquency rates and whether any special assessments are planned or recent.
Governance and disclosures
- CC&Rs set rules for pets, architectural changes, leasing and short-term rentals, parking, and noise.
- California law provides a framework for HOA disclosures and governance so you can review financials, meeting minutes, and litigation disclosures during escrow.
Documents to request early
- CC&Rs, bylaws, budgets, reserve study, insurance declarations, 12 months of minutes, and any litigation disclosures.
- Written confirmation of parking assignments and guest parking rules.
Maintenance and insurance in a coastal market
Santa Barbara’s coastal climate and nearby hills add practical considerations.
Maintenance responsibilities
- Condos: The HOA usually handles exterior and common systems. You focus on interior upkeep. Your experience relies on HOA responsiveness and funding.
- Townhomes: You often maintain the roof, siding, fencing, and any private yard. You get more control, but costs can vary by year.
Insurance basics
- Condos: You typically carry an HO-6 policy for interior improvements, personal property, and liability. The HOA’s master policy usually covers the building exterior. Clarify deductibles and what falls to you versus the HOA.
- Townhomes: You may need a broader policy that covers the structure, exterior, and liability. Earthquake insurance is a separate purchase for both condos and townhomes.
Local environmental impacts
- Coastal salt air can accelerate corrosion on metal components, decks, and exterior finishes, which can raise long-term maintenance and HOA budgets.
- Depending on proximity to hills or open space, wildfire risk can affect insurance availability and premiums.
- Seismic risk is a reality for older wood-frame buildings. Ask about any seismic retrofits or planned capital projects.
Utilities and shared systems
- Confirm whether utilities are individually metered or master-metered. This impacts your monthly bills and control over usage.
- In condos, common stacks for plumbing and electrical can complicate responsibility for repairs. Ask how the HOA handles these.
Outdoor space, privacy, and sunlight
Your daily comfort hinges on layout and light as much as square footage.
Typical differences
- Condos: Expect balconies or patios, plus shared courtyards and amenities. Private yard space is usually limited.
- Townhomes: You may get a small yard or patio and a more house-like feel with a private entrance.
Privacy and noise
- Condos: Shared walls and floors can increase noise. Building age and materials matter.
- Townhomes: You still share party walls, but vertical separation and private entries can improve privacy.
Light, views, and orientation
- In Mountain View, orientation and floor level affect sunlight, breezes, and potential views. Ask about morning vs afternoon light and how winds feel on balconies.
Smart questions to ask
- Is outdoor space private or shared? Who maintains it?
- How many shared walls are there?
- How much direct sunlight does the home get, and at what times?
Parking, street rules, and EV charging
Parking can make or break daily convenience in a compact neighborhood.
Where you’ll park
- Condos: You’ll often have assigned spaces in a garage and a limited number of guest spots. Policies are set by the HOA and enforced.
- Townhomes: You may have a private garage or driveway, plus any assigned or shared spaces depending on the community.
Street parking and permits
- Parts of Santa Barbara use residential permit programs or timed street parking. Verify the specific address and how overnight or guest parking works.
- If you have multiple cars or frequent guests, weigh guest parking rules carefully.
EV charging considerations
- Interest in EVs is rising. Many HOAs allow charging but regulate how and where it is installed.
- Ask whether your parking space has electrical capacity or conduit, and whether the HOA has a policy for installation, trenching, or cost-sharing.
- Get clarity on owner vs HOA responsibilities for maintenance and electricity costs.
Market context and rules to know
Santa Barbara is a premium coastal market with low inventory for attached homes in well-located areas. That can mean faster sales and more competition for units with strong parking and usable outdoor space.
Short-term rentals are tightly regulated by local authorities, and many HOAs add their own restrictions. If flexibility to rent matters to you, review both the city or county rules and the HOA’s CC&Rs before you write an offer.
Insurance costs can vary based on wildfire and coastal exposure. Ask your agent and insurer to price out realistic policies, including earthquake coverage if that is part of your risk plan.
Quick decision guide
Choose a condo if you want:
- Lower hands-on exterior maintenance and a lock-and-leave lifestyle.
- Community amenities and shared spaces you do not have to upkeep yourself.
- Potentially lower personal insurance costs compared to maintaining a full structure.
Choose a townhome if you want:
- More private outdoor space and a house-like entry.
- Greater control over exterior elements and the ability to personalize.
- Financing that often resembles single-family underwriting, especially in fee-simple/PUD setups.
Due diligence checklist
Use this list to reduce surprises during escrow.
- Ownership and title: Confirm whether the home is a condo or fee-simple/PUD in the preliminary title report. Verify how parking spaces are assigned or deeded.
- HOA packet: Request CC&Rs, bylaws, budget, reserve study, insurance declarations, the last 12 months of board minutes, and any litigation or special assessment disclosures.
- Financing: Have your lender review the project if it is a condo. Ask about any owner-occupancy requirements or restrictions that could affect your loan.
- Insurance: Price out your policy based on the correct ownership type. Clarify earthquake options and HOA master policy deductibles.
- Maintenance history: Ask about recent or upcoming capital projects such as roof replacements, painting, deck repairs, or seismic work.
- Utilities: Confirm whether utilities are master- or individually metered. Ask about water restrictions and landscaping practices that affect costs.
- Parking and EV: Get written confirmation of your spaces, guest parking rules, and EV charger installation procedures.
- Rentals: Review both municipal rules and HOA restrictions for short-term and long-term rentals.
Next steps
If you are weighing condo versus townhome in Mountain View, the best next step is seeing a few real examples side by side. We can curate options that match your parking needs, outdoor space preferences, and budget, and we can surface HOA financials and rules early so you can decide with confidence. Ready to see what is available now, including off-market and coming-soon opportunities? Connect with Milestone Realty for a tailored shortlist and local guidance.
FAQs
What is the main difference between condos and townhomes in Mountain View?
- Condos are a legal ownership type where you own the interior and share the building and land, while townhome is a style that can be a condo or fee-simple/PUD with more exterior responsibility.
How do HOA dues typically differ between condos and townhomes?
- Condo dues often cover exterior maintenance and a building master insurance policy, while townhome dues in a PUD can be lower but owners may pay more directly for roof, exterior, and yard.
How does financing usually compare for condos vs townhomes?
- Condos may require project approval and meet lender criteria, while fee-simple/PUD townhomes are often underwritten like single-family homes and can be simpler to finance.
What insurance do I need for a condo vs a townhome?
- Condo owners typically carry an HO-6 walls-in policy plus the HOA’s master policy on the exterior, while townhome owners often need a broader homeowner policy that covers the structure and exterior.
Can I install an EV charger in a condo or townhome community?
- Many HOAs allow EV charging with rules for placement, electrical load, and cost-sharing; confirm your space’s capacity and the HOA’s installation process before you buy.
Are short-term rentals allowed in Mountain View, Santa Barbara?
- Local rules can be strict and HOAs often add their own limits, so review both municipal regulations and the CC&Rs to confirm what is allowed.
Who maintains the roof and exterior in a townhome?
- In many fee-simple/PUD townhomes the owner maintains the roof and exterior, but some communities handle exteriors like a condo; check the CC&Rs maintenance matrix.
What should I look for in an HOA’s financial health?
- Review the budget, reserve study, delinquency rate, recent fee changes, and any special assessments or litigation to gauge stability and future risk.
