Detached condo vs. SFR

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irvinehomeowner

irvinehomeowner

Well-known member
I've never owned a detached condo nor lived in one... but am contemplating buying one based on the lower prices.

Many of the new homes going up in Portola Springs (Casero/Primrose) and WBE (Santa Cruz) and even existing ones in Woodbury (Cachette) are of the detached condo variety. Even though they say 'Single Family Detached'... that's not the same as 'Single Family Residence' or SFR.

The main difference (I think) is undivided land ownership. While I've heard salespeople say that in detached condos, you still own land, it's just shared by everyone in the HOA, it makes me wonder what other differences there are.

1. Taxes:
If you look at your tax statements for SFRs, most of the tax is on the land, the improvements (building) is usually smaller. But it doesn't seem to be that much different for detached condos. But you would think if you own land in common, you would have a lower tax bill... but not sure if that's the case.

2. HOA:
Detached condos tend to have higher HOAs due to common areas. And while most newer SFRs in Irvine also have HOAs, the detached condos will have a 2nd HOA. Some of these HOA cover maintenance of even the structures... while others don't. I've read comments on the IHB that HOAs for detached condos also have insurance... which brings me to my next segment.

3. Insurance:
If the HOA includes insurance, would that lower your insurance costs as you only have to insure your belongings rather than the entire property? It seems redundant if you have to carry your own fire insurance along with the HOA's. This part confuses me (I've even read you could get renter's insurance instead... although I don't think that's much less than homeowner's insurance).

It would seem to me that although the price of a detached condo is less than an SFR, if the taxes and insurance are the same... the extra HOA you have to pay may eat into that difference. I also find it strange that there are a wide variety of explanations of the difference between the two, yet no one seems to know for sure what exactly they are.

And there are quite a few homes in Irvine that I originally thought were SFRs and it turns out they are condos (Linden in Quail Hill). And homes that are attached and feel like condos... but are actually SFRs (some of the duplex SFRs in Woodbridge and in Northwood Pointe).

Am I the only one who has questions about this?
 
I think these detached townhomes make a great rental property once you move out of there.  Every single one of my neighbors who has moved out for the past seven years have converted them to rentals.  They didn't even try selling them.     
 
Wasn't there a thread from BK about the differences. Something about being able to walk around the entire property
in a SFR Vs not being able to go around the entire property in Detached condo or something like that.

irvinehomeowner said:
I've never owned a detached condo nor lived in one... but am contemplating buying one based on the lower prices.

Many of the new homes going up in Portola Springs (Casero/Primrose) and WBE (Santa Cruz) and even existing ones in Woodbury (Cachette) are of the detached condo variety. Even though they say 'Single Family Detached'... that's not the same as 'Single Family Residence' or SFR.

The main difference (I think) is undivided land ownership. While I've heard salespeople say that in detached condos, you still own land, it's just shared by everyone in the HOA, it makes me wonder what other differences there are.

1. Taxes:
If you look at your tax statements for SFRs, most of the tax is on the land, the improvements (building) is usually smaller. But it doesn't seem to be that much different for detached condos. But you would think if you own land in common, you would have a lower tax bill... but not sure if that's the case.

2. HOA:
Detached condos tend to have higher HOAs due to common areas. And while most newer SFRs in Irvine also have HOAs, the detached condos will have a 2nd HOA. Some of these HOA cover maintenance of even the structures... while others don't. I've read comments on the IHB that HOAs for detached condos also have insurance... which brings me to my next segment.

3. Insurance:
If the HOA includes insurance, would that lower your insurance costs as you only have to insure your belongings rather than the entire property? It seems redundant if you have to carry your own fire insurance along with the HOA's. This part confuses me (I've even read you could get renter's insurance instead... although I don't think that's much less than homeowner's insurance).

It would seem to me that although the price of a detached condo is less than an SFR, if the taxes and insurance are the same... the extra HOA you have to pay may eat into that difference. I also find it strange that there are a wide variety of explanations of the difference between the two, yet no one seems to know for sure what exactly they are.

And there are quite a few homes in Irvine that I originally thought were SFRs and it turns out they are condos (Linden in Quail Hill). And homes that are attached and feel like condos... but are actually SFRs (some of the duplex SFRs in Woodbridge and in Northwood Pointe).

Am I the only one who has questions about this?
Click to expand...
 
waitin4ever said:
Wasn't there a thread from BK about the differences. Something about being able to walk around the entire property
in a SFR Vs not being able to go around the entire property in Detached condo or something like that.
Click to expand...
That's not entirely accurate.

In many of the Sonoma plans, they are true SFRs but the zero lot line prevents you from walking around the entire property. This applies to duplex-type SFRs.

In Santa Cruz, you have 5-foot walkways on both sides creating 10 feet of separation between homes but I believe those are still considered detached condos.
 
I thought Santa Cruz was a SFR thus only the master association fee to WBE.

Regarding HOA, you pay a master association to the main community (i.e. WBE, WB, PS) for the common areas and then a tract association if there is one.  For detached condos there is a sub association for the tract since they will usually take care of external structure maintenance like roofing and paint (you need to check with the actual association though on what they cover).  SFR owners need to take care of these costs themselves so they only pay the master association fee.

Regarding insurance, if you have a detached condo you are only responsible for what's inside of your walls, so your insurance becomes more like renters insurance.  The quote I got from my agent was about a 20-30 dollar difference (per month) between 'normal' house insurance and this other kind of insurance.

This is the info I got from the employees at La Casella and Casero.
 
Santa Cruz confuses me... was told it was detached but on a condo map. When I asked about lot size... they didn't know. There are some MLS listings active right now but both properties on Mantle list the same lot size and are using the "master APN" number.

And on some detached condos, exterior maintenance of the structures are NOT included (roof tiles, paint etc).
 
On the insurance issue. Yes for monterey in WBE we only have to get insurance for any upgrades we did inside
and personal belongings. Effectively only about 25/- a month.

blitzjs said:
I thought Santa Cruz was a SFR thus only the master association fee to WBE.

Regarding HOA, you pay a master association to the main community (i.e. WBE, WB, PS) for the common areas and then a tract association if there is one.  For detached condos there is a sub association for the tract since they will usually take care of external structure maintenance like roofing and paint (you need to check with the actual association though on what they cover).  SFR owners need to take care of these costs themselves so they only pay the master association fee.

Regarding insurance, if you have a detached condo you are only responsible for what's inside of your walls, so your insurance becomes more like renters insurance.  The quote I got from my agent was about a 20-30 dollar difference (per month) between 'normal' house insurance and this other kind of insurance.

This is the info I got from the employees at La Casella and Casero.
Click to expand...
 
Coronado in WE is detached condo but only one associate fee $135.  not sure if $135 includes two but it seems more like just one.
 
For me one of the BIG difference between the detached condo and SRF was the Driveway.
I don't want to come home after a long day of work and look for a parking spot a few houses down the street.  I want to park on my driveway.
 
if you are a renter, renter's insurance covers your belongings, not the interior.

if you are a condo owner, the insurance covers rebuilding everything inside the exterior walls (like the interior walls, flooring, kitchen fixtures, etc.

there is a huge difference in coverage.
 
freedomcm said:
if you are a renter, renter's insurance covers your belongings, not the interior.

if you are a condo owner, the insurance covers rebuilding everything inside the exterior walls (like the interior walls, flooring, kitchen fixtures, etc.

there is a huge difference in coverage.
Click to expand...
But is there a difference in SFR insurance vs. Detached Condo insurance?
 
i don't know, we need an insurance pro here!

that said, i might guess that the condo association may provide some insurance for liability.  plus maybe some exterior features?  or do they own the outer walls like an attached?

 
I live in one of CalPac's detached condos and from what I know, HOA only covers the mailbox, landscape (excluding sideyard), paving streets, outside lighting, pool, spa. I pay about $35 for homeowner's insurance and it's pretty much like a SFR.  The HOA I pay does not have any insurance built in.  I think only attached products would have insurance built in, i.e. if your home burns, your neighbors would too due to attached walls/roof. 

Also, when I purchased the home, I believe CalPac says I own the land, but if they find resources in it (i.e. oil), it would not be mine?  Confusing.. but I don't think I have much freedom in tearing down my home and rebuilding to my liking without my HOA stopping me.. so owning or not owning doesn't really matter. 
 
wb said:
Coronado in WE is detached condo but only one associate fee $135.  not sure if $135 includes two but it seems more like just one.
Click to expand...

Coronado and Santa Cruz are both officially detached condos, but only pay the master association WBE association ($134).  I don't believe the insurance covers my property since I have to get my own HO3 policy...
 
i'm glad people are asking about insurance and HOAs because I don't understand it at ALL -- but it looks like no one else does either... 

My understanding (very WEAK understanding) has so far been that the for attached stuff the HOA carries a certain amount of insurance for each person,because they want to make sure that in the event of damage spreading to one of the condos its covered -- like they wouldn't care if you had a fire that only damaged within your home (if you have insurance then good for you, if not, then oh well) but they care if it damages shared walls or neighboring property because individual insurance is ...less good in that situation? Less reliable?  Something.    I don't know.  Hopefully my little sugarplum is still working at his current company when we buy, as they give discounted insurance and ....title? as work-perks.
 
If I ever meet Talyssa's other half in real life... I'm gonna' call him "sugarplum".

I've been reading Trulia/Redfin/[insert RE site here] and they are all over the place when it comes to land ownership for a detached condo. Some say you own the land directly beneath your unit, others say you own the land in common with the other owners or you don't own any land at all and the HOA owns it.

Does it differ by tract/neighborhood? Is the only way to determine it is to read the title?
 
im pretty sure that it goes like this:

- if you live in a complex (neighbors above/below/sides) then all of the owners have a share in the ownership of the land that the complex sits on

- if you live in a detached condo, you own the land underneath you outright and probably a share of the motorcourt/driveway or whatever it is that leads you to your detached condo.
 
then wth is the difference between a detached condo and an attached sfr?!  maybe the shared driveway is split in half on a map of the lots?  My parents share a portion of the driveway (up from the sidewalk) with a neighbor and then it splits into two seperate driveways - I assume there is a line on some map somehwere that shows how much of that shared driveway they own.
 
Talyssa said:
then wth is the difference between a detached condo and an attached sfr?!  maybe the shared driveway is split in half on a map of the lots?  My parents share a portion of the driveway (up from the sidewalk) with a neighbor and then it splits into two seperate driveways - I assume there is a line on some map somehwere that shows how much of that shared driveway they own.
Click to expand...

im not sure i understand your question. a detached condo is a property where the four walls of the structure are not shared with another unit and there is some sort of shared property such as a motorcourt/driveway. when you say attached SFR, im guessing you mean a condo (attached neighbor above/below/side) or duplex/townhome (attached neighbor only on the sides) with shared property. In a detached condo that has a yard you own your yard, your neihbors/HOA do not share ownership in your yard.  Im guessing your parents have an easement on your neighbors property (do they live at the end of culdesac?) and their property starts after the driveway splits off into a separate driveway.
 
IHO specificall mentions in his original post " homes that are attached and feel like condos... but are actually SFRs (some of the duplex SFRs in Woodbridge and in Northwood Pointe)."

And th e driveway really seems pretty shared...its a Y. I guess you could see it as a curving driveway to my parents and then the neighbors having a rectangle that is just attached.  JNow that I think about it, the cement is a little different at that line so that is probably what happened.
 
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