Choosing Between Condos And Houses In Ann Arbor

Trying to decide between a low‑maintenance condo near Main Street and a house with a backyard on the west side of town? You are not alone. Ann Arbor and the surrounding Washtenaw market offer strong options in both categories, and each comes with different costs, rules, and lifestyle perks. In this guide, you will see local price context, a clear look at recurring costs, neighborhood tradeoffs, and a simple checklist to help you choose with confidence. Let’s dive in.

Ann Arbor price snapshot

The Ann Arbor Area Board’s December 2024 market report shows a county‑level median of about $405,000 for single‑family homes and $305,000 for condos. This gap is typical and helps explain why condos can be an accessible entry point for many buyers. Source: GMAR, Dec 2024.

Inside Ann Arbor city limits, medians run higher than the county. Major data providers reported city medians ranging from the low to high $400s depending on the month and whether the figure reflects list price or closed sales. For example, Realtor.com’s December 2025 overview showed a median around $499,900, while another provider’s January 2026 snapshot landed closer to $433,000. Always note the source and date when comparing figures.

Downtown and central neighborhoods often command premiums compared with south or far‑west areas. Your budget may stretch farther for a detached home outside the core, while downtown buyers often see more condo choices at or below the city median.

What costs really differ month to month

When you compare condos and houses, look past list price and weigh recurring costs. Focus on taxes, insurance, utilities, maintenance and repairs, and for condos, monthly association dues.

Property taxes in Washtenaw County

Washtenaw’s effective property‑tax rates typically run around 1.4 to 1.6 percent of market value. Using 1.47 percent as a planning figure helps with quick estimates. Michigan also “uncaps” taxable value after a sale, which can raise your first tax bill compared with the seller’s. Review the state’s guidance so you know how taxable value, SEV, and uncapping work. Michigan Department of Treasury overview.

HOA and condo dues

Realtor.com’s national analysis (2025) placed the median HOA or condo fee around $135 per month, but Ann Arbor listings commonly show a wider range. You will see dues anywhere from the low $200s to $500 or more depending on building age, amenities, included utilities, and management scope. Expect older, low‑amenity buildings to sit at the lower end and full‑service communities to sit higher. Source: PR Newswire summary.

What do dues usually cover? In many local condo associations the fee helps fund exterior upkeep and building systems, grounds and common areas, some utilities, and professional management. Owners typically carry an HO‑6 policy for interior finishes and contents, while the association carries a master policy for the structure. Always request the insurance summary to confirm where coverage lines are drawn and how deductibles are handled. What condo HOAs often cover.

Maintenance and repairs

For single‑family homes, a common rule of thumb is to budget about 1 percent of the home’s value per year for maintenance, with 1 to 3 percent for older properties. National spending surveys from Angi show recent household maintenance averages around $2,400 to $2,500 per year, but local costs vary by home age and condition. Condo owners often have lower out‑of‑pocket costs for exterior work since the association handles those items, yet monthly dues and potential special assessments must be part of your affordability plan. Angi State of Home Spending.

Simple monthly ownership snapshot

Below is a quick side‑by‑side using county medians and typical assumptions. It highlights non‑mortgage items you should plan for each month.

Note: Michigan’s taxable value typically uncaps after a sale, which can increase your first tax bill. Review the state’s guidance before you finalize a budget. Michigan Department of Treasury.

Lifestyle and location tradeoffs

Ann Arbor’s job base is anchored by the University of Michigan, Michigan Medicine, and growing tech and health‑care employers. UM’s Ann Arbor campus enrollment alone tops 52,000 students, which supports steady downtown and near‑campus housing demand. UM Facts and Figures.

Commute times are often manageable across the city. The U.S. Census reports Ann Arbor’s mean travel time to work at about 20 minutes, shorter than many peer metros. If you work on or near campus, downtown or near‑east neighborhoods can minimize travel and make it easier to bike, walk, or bus. Census QuickFacts. TheRide has expanded service and hours in recent years, which can support car‑light living for some buyers. TheRide service updates.

Downtown and Central

• Best fit if you want walkability to restaurants, venues, and campus.
• Expect higher prices per square foot and more condo options than detached homes.
• Parking, guest access, and HOA rules become key day‑to‑day factors to review before you buy.

Burns Park and South University

• Tree‑lined streets and proximity to central campus attract buyers who value access and neighborhood character.
• Mix of older homes and small condo buildings, with demand influenced by academic calendars.
• Check any condo board rules on rentals or occupancy before making plans.

Old West Side

• Historic charm close to downtown with a mix of detached homes and a few smaller condo communities.
• Detached homes vary widely in age and condition, which can change your 1 to 3 percent maintenance planning.
• Quick bike and bus access to downtown corridors is common.

Northeast Ann Arbor

• A range of neighborhoods with access to medical and north campus employers.
• Condos and townhomes appear alongside traditional subdivisions, offering varied price points.
• Commutes to UM North Campus and major medical sites can be short depending on the pocket.

South Ann Arbor and nearby Pittsfield Township

• Often more detached home options relative to price than downtown‑adjacent areas.
• Newer builds and planned communities can mean predictable maintenance and amenities.
• Review township services and association structures to understand what your dues cover.

Financing and resale factors to weigh

• Condo financing adds a project review layer for many loan types. VA, FHA, and some conventional loans evaluate the building’s budget, reserves, owner‑occupancy ratio, litigation, and commercial mix. If you plan to use VA or FHA, check building approval status early to avoid delays. Condo eligibility basics.
• Resale dynamics differ by property type. Single‑family homes usually draw a broader buyer pool that values space and yards. Condos tend to attract first‑time buyers, downsizers, and those prioritizing low maintenance and walkability. When you compare values, use comps from the same property type and neighborhood segment. Local board reports separate single‑family and condo performance for this reason. GMAR market report.

Due‑diligence checklist before you commit

Use this list to request documents and spot risks early.

• Association budget, most recent balance sheet, reserve study, and current reserve balance. Look for planned capital projects and whether reserves are funded at healthy levels. How associations handle major costs
• Minutes from the last 12–24 months of board meetings. Scan for emergency assessments, deferred maintenance, or litigation. What HOA documents reveal
• Master insurance declarations, including the master policy deductible and how deductibles are allocated to owners. Insurance boundaries to confirm
• Delinquency report for dues, plus any existing liens or lawsuits. Risk signals in associations
• Owner‑occupancy percentage and rental rules, which affect loan program eligibility and investment flexibility. Loan programs and condo rules
• Special‑assessment history and the association’s approach to funding large projects. Reserves and assessments 101
• For single‑family homes: recent inspection results for roof, mechanicals, foundation, and sewer. Use the 1 to 3 percent annual maintenance rule for older homes to set reserves. Angi maintenance context
• Property tax questions: confirm current taxable value and how uncapping will affect your first bill after purchase. Michigan Treasury guidance

Quick decision guide

• Prioritize a condo if you value walkability, elevator access, and lower exterior maintenance, and you are comfortable with HOA dues and community rules. County medians show a meaningful price gap that can help you buy closer to downtown. GMAR market report
• Prioritize a house if you want a yard, privacy, or expansion flexibility and prefer full control over upgrades and timelines. Plan for higher maintenance responsibility and property‑tax exposure.
• Commute and transit matter. If you work on or near campus or downtown, focus on central neighborhoods that cut your travel time and let you use TheRide more often. Census commute context | TheRide service updates

Ready to talk through options and see a custom side‑by‑side for your short list? Reach out to Darby Kolano for a tailored plan and on‑the‑ground guidance across Ann Arbor and Washtenaw County.

FAQs

What are the current median prices for condos and houses in Washtenaw County?

• The Ann Arbor Area Board reported December 2024 medians of about $305,000 for condos and $405,000 for single‑family homes, showing a consistent price gap between the two types. GMAR

How do HOA dues in Ann Arbor usually compare to the national median?

• A national median of about $135 per month was reported for 2025, while local Ann Arbor listings commonly range from the low $200s to $500 or more depending on amenities and included services. PR Newswire

How should I estimate property taxes when buying in Ann Arbor?

• Use an effective rate around 1.47 percent for planning and remember that Michigan “uncaps” taxable value after a sale, which can increase your first bill versus the seller’s. Michigan Treasury

What maintenance budget should I plan for a single‑family home?

• A common rule is about 1 percent of the home’s value per year, with 1 to 3 percent for older homes; national surveys show households often spend roughly $2,400 to $2,500 per year. Angi report

Are there extra financing checks for condos with VA or FHA loans?

• Yes. Many programs review the condo project’s budget, reserves, owner‑occupancy, and any litigation, so check approval status early if you plan to use VA or FHA financing. Program basics