Trying to decide between a condo and a townhome in Durango? You are not alone. With snow-packed winters, active HOAs, and a mix of downtown and mountain communities, the details matter more than you might think. In this guide, you will learn how ownership, HOA rules, financing, and Durango’s unique climate and regulations shape your decision. By the end, you will know how to choose the fit that supports your lifestyle and budget. Let’s dive in.
Condo vs. townhome basics
A condo typically means you own the interior of your unit plus a shared interest in the common areas. The HOA manages exteriors, roofs, and grounds. A townhome often means you own the structure and the land under it as fee simple real estate, though many townhome communities also have HOAs for shared elements.
In Durango, that legal structure drives day-to-day living. Condos commonly reduce exterior maintenance. Townhomes often offer a private entry, small yard or patio, and a garage. Always confirm the legal form on the title and in the association documents because some townhomes are legally structured like condos.
Why legal form matters
Legal form changes who pays for what, how insurance is handled, and how your lender underwrites the loan. In Colorado, the Colorado Common Interest Ownership Act (CCIOA) sets rules for HOAs, disclosures, and reserves. That means two properties that look similar can have very different owner obligations once you read the documents.
If you want less exterior responsibility, a condo can be attractive. If you prefer more control over your building exterior and a bit of private land, a townhome may align better. Your intended use also matters. Seasonal living or an investment plan can be affected by HOA rental limits and local short-term rental rules.
HOA structure and the documents to review
Before you fall in love with finishes, read the HOA paperwork. Focus on:
- Declaration of Covenants, Conditions and Restrictions (CC&Rs)
- Bylaws and Rules & Regulations
- Current budget, financial statements, and reserve study
- Insurance declarations and deductible terms
- Meeting minutes and any litigation disclosures
- Special assessment history and planned capital projects
What to look for: reserve fund health, pending assessments, rental or short-term rental limits, parking and pet rules, and the exact maintenance split between HOA and owner. Strong reserves and clear maintenance obligations support value and predictability.
Insurance differences you should know
HOA master policies vary. Some buildings carry “bare walls” coverage that insures only the common elements. Others carry broader “single entity” coverage that may include some interior finishes. Your unit policy needs to fill the gaps for interior improvements, contents, liability, and loss assessment. Ask how deductibles are allocated when a claim involves your unit. High deductibles can shift costs to owners.
Financing: how lenders view each type
Financing can be simpler for fee simple townhomes because lenders often treat them like single-family homes. Condos can require a project review for conventional loans, and FHA or VA buyers may need a project approval or single-unit approval. If you plan to use FHA or VA financing, verify the condo project’s status early. Even for conventional loans, your lender may review the HOA budget, reserves, insurance, and litigation.
Monthly costs and HOA dues
Your monthly payment includes more than principal and interest. Add property taxes, HOA dues, utilities, insurance, and a realistic maintenance buffer. Condo dues may be higher if they include roof, exterior, landscaping, snow removal, and building insurance. Townhome dues can be lower if the owner handles exterior items, but that shifts long-term maintenance to you. In La Plata County, property taxes are assessed locally, so confirm current assessments and any special district charges.
Lifestyle, privacy, and space
Condos usually involve more shared walls and sometimes shared floors or ceilings. Townhomes often feel more like a single-family layout with a private entry, attached garage, and small yard or patio. If you want gear storage for bikes and skis, a townhome garage can be a plus. If you want low-effort lock-and-leave living, a condo’s shared maintenance can be attractive.
Durango winters and maintenance realities
Snow and freeze-thaw cycles shape living in Durango. Ask who does snow removal, how quickly lots and walkways are cleared, and whether roofs and ice dams are addressed by the HOA or owner. Older buildings may have ventilation or moisture challenges that show up in winter. Review reserve studies and recent building repairs for roofing, heating, and insulation upgrades.
Short-term rentals and local rules
If you plan to rent, check both the HOA’s rental policy and local city or county requirements. The City of Durango and La Plata County have distinct licensing rules and taxes for short-term rentals. Do not assume a community or building allows nightly rentals. Confirm the current rules before you buy and factor approval timelines into your plan.
Wildfire and flood: due diligence in La Plata County
Wildfire risk is part of mountain living. Review local wildfire mitigation programs, association policies on defensible space, and exterior materials used around the building. For flood risk, consult FEMA flood maps and county floodplain guidance, especially near the Animas River or local drainages. Insurance requirements and building elevations may apply if a property sits in a flood zone.
Utilities: sewer vs. septic and providers
Your maintenance and inspection scope changes with utilities. Confirm whether the property is on municipal water and sewer or on a private well and septic. Verify utility providers and who is responsible for repair and replacement. These factors affect both your upfront inspection and long-term costs.
Which fits your goals
- Choose a condo if you want simpler exterior maintenance, a central or walkable setting, and the ability to lock and leave. Expect higher dues if more building services are included.
- Choose a townhome if you want a private entry, garage, and small outdoor area with more control over your exterior. Expect to budget for exterior repairs that the HOA does not cover.
If you are financing with FHA or VA, a fee simple townhome may streamline underwriting. If you are buying a seasonal base near outdoor access, a condo with robust HOA services could be a better fit. Your best choice meets your lifestyle, your risk tolerance, and your budget.
Quick buyer checklist for Durango
- Confirm legal ownership form on the title: condo vs. fee simple townhome or PUD.
- Obtain and review CC&Rs, bylaws, rules, budgets, financials, reserve study, insurance declarations, meeting minutes, and litigation disclosures.
- Ask about dues coverage, planned increases, and upcoming capital projects or special assessments.
- Verify insurance allocations, master policy deductibles, HO-6 coverage needs, and loss assessment coverage.
- Check La Plata County property taxes and any special district levies.
- Review FEMA flood maps and wildfire risk; ask about past events and mitigation steps.
- Confirm parking and storage rights, plus any exclusive-use areas.
- Verify utility providers and whether the property is on sewer or septic and city water or well.
- If you plan to rent, confirm HOA rental rules and local short-term rental licensing requirements.
- Schedule an inspection focused on shared systems for condos and boundary and exterior conditions for townhomes.
Seller tips for smoother closings
- Gather complete HOA documents and seller disclosures before listing.
- Disclose reserve levels, special assessments, and recent capital projects openly.
- Clarify rental policy and current compliance if marketing to second-home buyers or investors.
- Address deferred maintenance that commonly surfaces in inspections, such as roofing, snow and ice management details, or moisture control.
- Present parking, storage, and utility information clearly to reduce buyer friction.
How a local pro adds value
In Durango, the difference between a smooth purchase and surprises often sits inside the HOA documents and the building’s systems. With hands-on trades experience, a seasoned advisor can read between the lines on reserve studies, insurance gaps, and inspection findings, then negotiate accordingly. You get practical guidance on snow load, heating, ventilation, moisture, and exterior maintenance that fits our mountain climate.
If you are comparing condos and townhomes right now, a targeted search, document review, and early lender check can save time and money. When you are ready, connect with Jeremiah Aukerman - eXp Realty Luxury for local, technically informed representation that keeps your goals front and center.
FAQs
What is the main difference between a condo and a townhome in Durango?
- A condo typically includes ownership of the unit interior plus shared common areas, while a townhome is often fee simple ownership of the structure and lot. The legal form dictates maintenance, insurance, and financing.
How do HOA dues differ between condos and townhomes?
- Condo dues are often higher because the HOA covers more items like roofs, exteriors, and grounds. Townhome dues can be lower, but owners may handle more exterior maintenance. Always compare dues and coverage.
Which is easier to finance in Colorado: condo or townhome?
- Fee simple townhomes often underwrite like single-family homes. Condos can require project reviews and approvals for FHA, VA, or conventional loans. Verify with your lender early.
Who handles roof and exterior repairs?
- In many condos, the HOA covers roofs and structural elements. In townhomes, it depends on the CC&Rs. Do not assume—confirm responsibilities in the documents.
Are short-term rentals allowed in Durango condos and townhomes?
- It varies by HOA and by local rules. Check the association’s rental policy and the City of Durango or La Plata County requirements before buying with a rental plan.
What local hazards should I check before buying?
- Review wildfire risk and mitigation policies, FEMA flood maps and any floodplain requirements, plus utilities like sewer vs. septic and city water vs. well. These affect cost and insurance.
