Townhome or Condo in Kirkland? How To Choose

Torn between a townhome and a condo in Kirkland? You’re not alone. Both options offer Eastside convenience and a smart path into the market, but the right choice depends on how you want to live, what you want to maintain, and how you plan to finance. In this guide, you’ll learn the real legal difference in Washington, what to watch in HOA documents, how dues and reserves work, and what lenders look for with condos. Let’s dive in.

Condo vs townhome in Washington

The real difference

In Washington, a condominium is a legal form of ownership, not an architectural style. You own a defined unit and a share of common elements, and the association maintains those common areas. The state’s Condominium Act spells out these duties and disclosures in detail, including what must be delivered in the resale certificate when a unit sells. You can read the statute that governs resale certificates and disclosures in RCW 64.34.425.

A “townhome” is a building style with attached multi-level homes. It can be set up as a condominium or as fee-simple lots within a planned community, where you may own the land and exterior. So you never want to rely on the label. The recorded declaration, plat, and CC&Rs control who owns and maintains what.

Why labels can mislead

Two similar-looking Kirkland townhomes can have very different rules. One project might be a condo where the association handles siding and roof. Another might be fee-simple where you, the owner, handle exterior upkeep. The only way to know is to review the recorded declaration, survey map, and the resale certificate required under RCW 64.34.425.

Maintenance and insurance: who does what

Typical condo responsibilities

Condominium associations usually maintain the common elements, which often include the building exterior, roof, shared systems, and hallways. This default comes from the state statute on upkeep of condominiums, found in RCW 64.34.328. Unit owners typically handle the interior of the unit, unless the declaration says otherwise.

Townhome patterns in Kirkland

Many Kirkland townhomes are fee-simple, so owners are often responsible for their exterior and roof unless the HOA shifts those duties to the association. Some townhome communities are legally condominiums, which means the association may handle more of the exterior. Always verify maintenance lines and limited common elements in the declaration and plat before you write the offer.

Insurance basics to verify

Most condo associations must carry property and liability insurance, and they must disclose coverage basics to buyers. See RCW 64.34.352 for the statutory insurance framework. As a unit owner, you still need an HO-6 policy for your interior, contents, liability, and potential loss assessments. Coverage varies by the master policy type. To understand HO-6 versus HO-3 and loss-assessment endorsements, review clear industry guidance like this HO-6 explainer.

Tip: Ask for the association’s insurance declarations page and deductible. A high master-policy deductible can increase the risk of special assessments after a claim.

HOA dues, reserves, and assessments

What dues look like in Kirkland

HOA dues in Kirkland vary widely based on age, amenities, and whether the association maintains major building systems. Recent local examples show condo dues in the low 300-dollar range up to the 500–600-dollar range per month. Townhome dues can be similar or slightly higher when exterior maintenance is included. Always compare what the fee covers, not just the dollar amount.

Why reserves matter

Healthy reserves reduce the risk of special assessments. Washington law expects associations with significant assets to complete and update reserve studies, and to disclose if a current study is not available. Treat a missing or outdated reserve study as a financial risk signal. You can review the reserve-study requirement in RCW 64.34.380.

What to read in the resale certificate

The resale certificate is your master checklist. It includes assessments, reserves, budgets, litigation status, and key governing documents. Washington law requires sellers to provide it within a set time frame. Use it to answer big questions like “Who replaces the roof?” and “Are special assessments planned?” See the required contents in RCW 64.34.425.

Financing differences you should know

Why some condos are harder to finance

When you buy a condo, lenders evaluate you and the entire project. Agencies like Fannie Mae have project standards that look at insurance, reserves, litigation, occupancy ratios, single-entity ownership, and more. If a project fails these standards, you might face fewer loan options or higher rates. Review Fannie Mae’s list of ineligible project characteristics to understand the big red flags.

By contrast, many fee-simple townhomes are underwritten like single-family homes and usually face fewer project-level hurdles. That can make financing more straightforward.

Lender red flags to ask about

Common red flags include high delinquency, low reserves, pending material litigation, and recent or recurring special assessments. These often trigger additional review. Lenders use processes like Fannie Mae’s full review to vet projects.

FHA/VA approvals and status checks

If you need FHA or VA financing, check the community’s approval status early. Lenders also use tools like Fannie Mae’s Condo Status Finder to confirm project eligibility. For VA specifics, this overview of the VA condo approval process is a helpful starting point.

Kirkland market snapshot: prices and product fit

As of early 2026, Kirkland’s overall median sale price sits in the upper six to low seven figures. Condos often provide a more affordable entry point, with active-listing medians near the mid 500-thousand range and a broad spectrum from roughly 350 thousand up to well above one million for larger, newer, or view units. Townhomes frequently price higher, with many central Kirkland options ranging from about 900 thousand to 1.6 million, and premium or lake-view homes above that. Neighborhood matters for both price and lifestyle, so weigh proximity to work, transit, parks, and services alongside the numbers.

Which is right for you? Quick guide

• Choose a condo if you want lower day-to-day maintenance and access to shared amenities, and you are comfortable with HOA rules and dues.
• Choose a fee-simple townhome if you prefer more control of your exterior and lot and want financing that is often closer to a single-family home. Be ready to manage or fund exterior upkeep.
• For long-term value, focus on location, parking, storage, and the association’s financial health as much as square footage.

Your next steps: buyer checklist

Use this list to compare any Kirkland condo or townhome:

1. Confirm the legal structure. Read the declaration and recorded plat to see who owns exterior components and land boundaries.
2. Order and review the resale certificate. Verify assessments, reserves, budgets, insurance summary, lawsuits, rental caps, parking/storage assignments, and rules. See required disclosures in RCW 64.34.425.
3. Evaluate reserves and upcoming projects. If no current reserve study exists or reserves look thin, factor in the risk of special assessments. Review the reserve-study rule in RCW 64.34.380.
4. Check the master insurance and deductible. Confirm what the association’s policy covers and what your HO-6 or HO-3 must cover. See the condo insurance statute in RCW 64.34.352 and this HO-6 guide.
5. Talk to your lender early. Ask about project eligibility, delinquency ratios, reserve requirements, and any loan overlays. Use Fannie Mae’s Condo Status Finder to get ahead of surprises.
6. If buying a fee-simple townhome, verify exterior and utility responsibilities. Confirm who maintains siding, roofing, and utility lines from the unit to the main.

Neighborhood fit: quick primer

Downtown and Moss Bay

You’ll see mid-rise condos with amenities and some newer luxury townhomes. This area puts you close to parks, dining, and waterfront access. Expect HOA dues to reflect building age and amenity levels.

Totem Lake

A mix of newer developments near The Village and existing communities. You can find both garden-style condos and attached townhomes. Dues and prices vary by age, size, and whether the HOA covers exterior maintenance.

Juanita

Options include established condo communities near Juanita Beach and attached homes across different price points. Compare parking, storage, and HOA coverage closely.

Rose Hill and Houghton

You’ll find attached homes in smaller clusters and select condo buildings with convenient access to major corridors. Review declarations carefully to confirm whether a “townhome” is fee-simple or a condominium.

Ready to compare specific properties and documents side by side? Get data-driven guidance, fast response, and access to curated on- and off-market options with CJ Singh. Let’s find the right fit and negotiate with clarity.

FAQs

What’s the legal difference between a condo and a townhome in Washington?

• A condo is a legal form of ownership defined by statute, while a townhome is a building style that can be a condominium or fee-simple; the recorded declaration and plat control responsibilities.

What does a Washington resale certificate include for condos?

• It discloses assessments, reserves, budgets, litigation, insurance summaries, and governing documents, and must be provided within statutory timelines under RCW 64.34.425.

How do HOA dues compare for Kirkland condos and townhomes?

• Condos often range from the low 300-dollar to 600-plus per month, while townhomes can be similar or slightly higher if exterior maintenance is included; always compare what the fee covers.

What insurance do I need for a condo or townhome in Kirkland?

• Condo owners typically need an HO-6 for interior, contents, liability, and loss assessments; fee-simple townhome owners often carry HO-3; confirm master-policy coverage and deductibles.

Why can condo financing be tougher than townhome financing?

• Lenders review the entire condo project for reserves, insurance, delinquency, and litigation; issues can limit loan options, while many fee-simple townhomes are underwritten like single-family homes.

How can I spot risk of special assessments before I buy?

• Check the reserve study and budget, ask about planned capital projects, and review the master-policy deductible and board minutes for recent or pending assessments.