Ever wonder if a condo or townhome in Glendale could give you the space you need without the cost of a single‑family home? You’re not alone. Many buyers look to attached living for lower purchase prices, simplified upkeep, and a lock‑and‑leave lifestyle that fits work and travel. In this guide, you’ll learn typical Glendale price ranges, how HOA fees work, what Arizona law requires HOAs to disclose, and a simple checklist to evaluate any community with confidence. Let’s dive in.
Glendale condo and townhome prices
Glendale’s attached homes often deliver meaningful savings compared to single‑family houses. In recent market snapshots, many active condo and townhome listings in Glendale fall in the roughly $180,000 to $360,000 range, with recent sold medians commonly around the mid‑$200,000s. Specific communities can price higher or lower based on age, parking type, and amenities.
Compared with citywide single‑family medians in the roughly $400,000 to $430,000 band in the same timeframe, that’s a practical affordability gap. For many first‑time buyers, the lower purchase price and down payment make ownership more achievable. Price per square foot and days on market vary by neighborhood and condition, so use current, date‑specific data when you compare options.
If you’re budgeting, keep a cushion for HOA dues and utilities along with your mortgage, taxes, and insurance. The right combination still often lands under a similar monthly payment for a larger single‑family home.
What HOA fees usually cover
Most Glendale condo and townhome communities have monthly HOA dues. Across the Phoenix metro, many associations fall in the $200 to $600 per month range, and a large share of Glendale attached communities cluster in about $200 to $350. What those dues include can vary a lot.
Common inclusions:
- Exterior maintenance such as roofing, paint, stucco, and landscaping
- Community amenities like pool, spa, clubhouse, and gates
- Trash, water, or sewer in some communities
- Master insurance on buildings or common areas (you still carry a separate policy)
Your exact coverage is in the HOA’s documents and budget. Ask for the current budget, recent financials, and the master insurance declarations page, then confirm what you will insure separately.
Arizona HOA rules you should know
Arizona law sets clear rules for how condo and planned community HOAs operate. Understanding the basics helps you spot a well‑run community.
Legal frameworks. Arizona condominiums are governed by the Arizona Condominium Act, and many townhomes are part of planned communities under the Arizona Planned Community Act. The default maintenance split puts common elements on the association and unit interiors on the owner, unless the CC&Rs state otherwise. You can review that default rule in A.R.S. §33‑1247. See the statute on maintenance responsibilities.
Resale disclosures. When you buy a resale unit, Arizona requires the HOA or seller to provide a resale packet with the declaration/CC&Rs, bylaws, the current budget and most recent financials, any reserve study, and a statement about lawsuits and assessments. The statute outlines what must be delivered and timelines for delivery. Review A.R.S. §33‑1260 resale disclosures.
Disclosure fee cap. Arizona caps the HOA’s aggregate resale/disclosure fee charged to the seller at $400, allows a rush fee up to $100, and an update fee up to $50 under certain conditions. Confirm the actual amount and who pays on your contract. See the fee rules in A.R.S. §33‑1260.
Insurance. Condo associations must carry property and liability insurance for common elements and as outlined in the governing documents. What the master policy covers affects what you insure for your unit. Read A.R.S. §33‑1253 on association insurance.
Who Glendale attached living fits
First‑time buyers. Lower purchase prices and often smaller down payments make condos and townhomes a practical path into ownership.
Downsizers and lock‑and‑leave owners. Exterior maintenance handled by the HOA is a draw if you want less upkeep or split time between states. Glendale has residents across age groups, including a meaningful share of older adults, which supports steady demand for low‑maintenance housing. You can see age distribution in Census QuickFacts for Glendale.
Investors and second‑home buyers. Some communities allow rentals, while others have caps or rules. Always check the CC&Rs carefully if renting is part of your plan.
Financing and eligibility checks
Condos have extra financing layers you should clear early. A quick pre‑check can prevent surprises later.
FHA approval. Use HUD’s searchable tool to confirm if a condo project has FHA approval. If it is not on the list, ask your lender about single‑unit approval. Search the HUD FHA condo list.
Conventional loans. Lenders review condo projects using Fannie Mae or Freddie Mac criteria. High delinquency, low reserves, active litigation, or too much commercial space can make a project ineligible, often called “non‑warrantable.” Ask your lender for a project review upfront. See Fannie Mae’s guidance on ineligible project characteristics to understand common flags. Review Fannie Mae’s ineligible project criteria.
How to evaluate a community
A smart review blends documents, public records, and what you see on site. Use this simple roadmap.
Pre‑tour research
Request the resale packet. Ask for CC&Rs, bylaws, the current operating budget and balance sheet, the most recent reserve study if available, board meeting minutes, details on any special assessments, the litigation statement, and the master insurance declarations. These are required for resales in Arizona. See A.R.S. §33‑1260 for the full list.
Check public records. Look up recorded CC&Rs, ownership, and any liens with the Maricopa County Recorder. Review permits and code issues through city portals when available. A quick records sweep can reveal major repairs or notices that did not surface elsewhere. Start at the Maricopa County Recorder.
Ask your lender to pre‑screen the project. Have a condo‑savvy loan officer check FHA status and conventional project eligibility before you write an offer.
On‑site tour checklist
Walk the property with a critical eye. These cues often mirror the HOA’s financial health.
Buildings and common elements. Scan rooflines that are visible, exterior paint and stucco, railings, balconies or decks, parking lot striping, drainage, and the pool area. Widespread deferred maintenance can be a red flag for thin reserves or delayed capital projects.
Inside the unit. Note HVAC age, service records, and filter condition. Look for water stains on ceilings and around windows, test window and door operation, and check plumbing fixtures. If the unit has a patio or balcony, inspect surfaces and railings.
Parking and storage. Confirm if spaces are assigned, deeded, or common, and how guest parking works. The CC&Rs define parking rights and often designate spaces as limited common elements. Ask to see the recorded parking plan if you have questions.
Management and community feel. Is there visible management or maintenance staff? Are common areas clean and functional, including mailboxes and trash enclosures? Look for signs of recent projects, like fresh paint or roofing, and ask about planned work and funding.
Common red flags to watch
Spotting issues early helps you negotiate or pivot to a healthier community.
Low or no reserves. If there is no reserve study and reserves are minimal, the risk of special assessments rises. A common best practice benchmark is contributing around 10 percent of the annual budget to reserves, although Arizona does not mandate a specific level. Learn more about Arizona reserve practices.
High delinquency. If more than roughly 15 percent of owners are 60 days past due on assessments, many lenders will not approve the project. See Fannie Mae’s ineligible project criteria.
Litigation. Active lawsuits involving the HOA or developer can block financing and strain budgets. Arizona resale disclosures must include a litigation statement. Review A.R.S. §33‑1260.
Rental concentration. Heavy investor ownership or short‑term rentals can push owner‑occupancy below program thresholds. Confirm rental caps and current owner‑occupancy percentages before you commit. Check FHA condo eligibility basics.
Insurance problems. Policy cancellations, major coverage gaps, or very high deductibles put owners at risk. Review the association’s master policy. See Arizona’s condo insurance statute.
Quick reference checklist
Use this short list when you find a promising condo or townhome in Glendale.
- Pull the resale packet: CC&Rs, bylaws, current budget and financials, reserve study if any, minutes, insurance declarations, and litigation summary. A.R.S. §33‑1260
- Confirm HOA disclosure fee and timing. Arizona caps the resale/disclosure fee at $400, with specific rush and update rules. A.R.S. §33‑1260
- Ask your lender to check FHA status and conventional project eligibility. HUD condo lookup
- On tour: look for roof and exterior condition, pool and common areas, parking allocation, HVAC age, and any signs of water intrusion.
- Run a records check for CC&Rs, liens, and permits. Maricopa County Recorder
Local guidance and next steps
Choosing the right Glendale condo or townhome comes down to fit, finances, and the health of the community. With solid due diligence, you can enjoy lower maintenance, a convenient location, and a price point that works for your goals. If you want a second set of eyes on HOA documents, budget line items, or building condition, connect with a local pro who understands West Valley neighborhoods and how HOA rules affect your bottom line.
If you’re ready to compare options or set up tours, reach out to Michael Osborn. You’ll get step‑by‑step guidance, MLS alerts tailored to your criteria, and practical advice that helps you buy with confidence.
FAQs
What are typical condo and townhome prices in Glendale?
- Many Glendale condos and townhomes list between about $180,000 and $360,000, with recent sold medians in the mid‑$200,000s; exact values vary by complex, age, parking, and amenities.
How much are HOA fees for Glendale condos and townhomes?
- Many fall in the $200 to $350 per month range locally, within a wider metro band of about $200 to $600, depending on amenities and what utilities or insurance the HOA covers.
What disclosures will I get from the HOA in Arizona?
- For a resale, Arizona requires a packet with CC&Rs, bylaws, the current budget and financials, any reserve study, details on special assessments, and a litigation statement per A.R.S. §33‑1260.
Do condo HOAs carry insurance in Arizona?
- Yes, condo associations must carry property and liability coverage for common elements as outlined by A.R.S. §33‑1253; review the master policy to know what your personal policy should cover.
How can I check if a Glendale condo is FHA‑approved?
- Use HUD’s online condo lookup to see approved projects; if a community is not listed, ask your lender about single‑unit approval and timing.
What red flags should I watch for in an HOA?
- Low reserves, frequent special assessments, high delinquency, active litigation, heavy rental concentration, or insurance issues are common concerns that can affect financing and future costs.
Are rentals allowed in Glendale condos and townhomes?
- It depends on the CC&Rs; many communities have rental caps, minimum lease terms, or registration rules, so always review the governing documents before you buy.
What’s the difference between condo and townhome ownership?
- Condos typically involve owning the interior airspace with shared common elements, while many townhomes are in planned communities where you own the structure and sometimes the lot; CC&Rs define who maintains what.
