Choosing between a condo and a townhouse in Mountain View can feel tricky. You want the right mix of space, control, low maintenance, and strong resale potential in a high-demand market. The good news is you can make a confident choice once you understand how ownership, HOA rules, financing, and long-term costs work here. This guide breaks it all down and gives you a simple checklist to use on tours and during escrow. Let’s dive in.
Condos and townhouses in California
In California, a condo is a legal form of ownership. You own your unit plus a shared interest in the common areas within a homeowners association (HOA). The HOA owns or manages the common elements and sets rules under the Davis‑Stirling Act.
A townhouse describes the building style, not the legal structure. In Mountain View, a townhouse can be a condo within an HOA or a fee-simple home where you own the land under your unit. The legal setup determines who maintains exteriors, how insurance works, and how lenders underwrite your loan.
Ownership and maintenance
Title and deed:
- Condos: You own the interior unit and a shared interest in common areas.
- Fee-simple townhouses: You typically own the lot and the structure.
Exterior responsibilities:
- Condos often place exterior, roof, and common-area upkeep on the HOA.
- Fee-simple townhouses often make the owner responsible for exterior items unless the HOA documents say otherwise.
Governance:
- Both condos and townhouses usually have HOAs in Mountain View. The scope of the HOA is set by CC&Rs, bylaws, and California law. Ask for the full HOA document package early.
HOA dues and reserves
Monthly HOA dues vary widely based on building type and amenities. In Silicon Valley, dues can be modest or high depending on services like landscaping, utilities, elevators, pools, or gym access. What matters most is what those dues cover and whether the HOA is financially healthy.
Key items to review:
- Current dues and what they include
- Budget, year-to-date financials, and the latest reserve study
- Recent or pending special assessments
- Meeting minutes for the last 12–24 months
- Rental ratios, rules, and any ongoing litigation
California law requires many HOA disclosures for buyers. You can find general guidance on common interest developments through the California Department of Real Estate.
Insurance must-knows
Coverage differs by legal structure and HOA policy.
- Condos: The HOA’s master policy usually covers exteriors and common areas. You typically carry an HO-6 policy for your interiors, personal property, liability, and loss assessment.
- Fee-simple townhouses: You may need broader coverage similar to a single-family policy. Always verify exact responsibilities in the CC&Rs and HOA insurance declarations.
Earthquake insurance is not included in standard policies. Mountain View buyers should consider options through the California Earthquake Authority. Confirm what your HOA carries and what you need to add.
Taxes and local fees
Santa Clara County property taxes are set at purchase and typically run about 1% of assessed value, plus voter‑approved parcel taxes. Some developments may have Mello‑Roos or special assessments. Before you commit, check tax details with the Santa Clara County Assessor.
Transfer taxes can vary by county and city. Your agent and escrow officer can help you confirm any local transfer or documentary transfer taxes for Mountain View.
Financing and resale
Condos often require project-level approval for loans. Lenders look at owner-occupancy, HOA delinquency rates, reserve strength, commercial space, single-entity ownership, and litigation. If a condo is considered non-warrantable, your loan options may narrow.
Helpful references:
- Conventional loans: See condo project requirements in the Fannie Mae Selling Guide.
- FHA loans: Some condos are not FHA-approved. Check policies and lists at HUD.
Townhouses with fee-simple ownership are often underwritten more like single-family homes, which can simplify financing. This can also expand your future buyer pool at resale.
Resale dynamics in Mountain View favor properties near transit and major employers. Proximity to Caltrain, downtown amenities, and nearby tech campuses can support demand and faster resales. Watch for HOA litigation, high investor concentrations, or inadequate reserves, which can limit financing options and slow resale.
Mountain View location factors
Location choices often come down to commute, amenities, and daily convenience. Buyers value access to the Caltrain station, VTA routes, and highways 101 and 85. For local services, planning, and transit links, visit the City of Mountain View.
Townhouses in residential clusters can offer more privacy and a house‑like feel. Downtown and transit‑oriented condos trade private outdoor space for walkability and convenience. School districts are a neutral factor you can research based on your needs and priorities.
How to choose
Use these quick rules of thumb to narrow your fit:
- Choose a condo if you want lower exterior maintenance and shared amenities managed by the HOA.
- Choose a fee-simple townhouse if you want more control over exteriors, a private entrance, or small yard, and financing similar to a single-family home.
- If you need FHA or VA financing, confirm warrantability early or focus on fee-simple townhouses and FHA‑approved condo projects.
- Prioritize associations with strong reserves, low delinquencies, few restrictions that affect your plans, and no active litigation.
What to ask and review
Go into showings and offer prep with these questions:
- What do the HOA dues include and how often do they change?
- Who maintains the roof, windows, and exterior paint? What about landscaping and utilities?
- What does the reserve study project for big repairs in the next 5–10 years?
- Are there any recent or pending special assessments or litigation?
- What is the owner‑occupancy rate and investor concentration?
- Are there rental caps or other leasing restrictions?
- What are the parking rules, guest parking, and storage allocations?
- Are pets allowed and are there size or breed limits?
- Is the property subject to Mello‑Roos or other parcel taxes?
- Is the project eligible for your loan type today?
- What does the HOA master insurance cover and what is the deductible?
Inspection and offer tips
Before and during escrow, protect your position:
- Confirm parking and storage assignments in writing.
- Request the last 12–24 months of HOA meeting minutes.
- Review the current budget, reserve study, financials, and insurance declarations.
- Build in contingencies for HOA document review and lender project approval.
- Verify who maintains the roof, patios, decks, and windows, and check the condition of shared systems like elevators and plumbing stacks.
Work with a local advisor
Mountain View’s condo and townhouse market moves fast, and the differences in HOA health, insurance, and loan eligibility can change your costs and options. With more than two decades of Silicon Valley experience, a local advisor can help you read between the lines on reserves, spot red flags in HOA minutes, and coordinate lenders who understand project approval.
If you want a clear, step-by-step plan tailored to your goals, connect with Gea Carr to talk strategy and next steps.
FAQs
What is the legal difference between a condo and a townhouse in California?
- A condo is a form of ownership with shared common areas, while a townhouse is a building style that can be either a condo or fee-simple ownership.
How do HOA dues typically differ for condos vs. townhouses in Mountain View?
- Condo dues often cover more exterior and common-area costs, while fee-simple townhouses may have lower dues but more owner-paid exterior maintenance.
Do Mountain View condos qualify for FHA or VA loans?
- Some do, but condo projects must meet agency criteria; check eligibility through lender reviews and HUD resources.
Do I need earthquake insurance for a condo or townhouse in Mountain View?
- Standard policies exclude earthquakes, so many buyers consider coverage options from the California Earthquake Authority.
How are property taxes calculated for condos and townhouses in Santa Clara County?
- Taxes are typically about 1% of assessed value at purchase plus any voter‑approved charges; verify details with the Santa Clara County Assessor.
Which documents should I review before buying into an HOA in Mountain View?
- Review CC&Rs, bylaws, rules, meeting minutes, current budget, reserve study, financials, insurance declarations, rental policies, and any litigation disclosures.
