Condo Vs. Duplex: What Are The Major Differences?

Ossiana Tepfenhart
by Ossiana Tepfenhart

When I first started considering homeownership, I quickly learned about condos and townhomes. Once in a while, I’ve looked at duplexes. But, it never was totally clear what the difference between a duplex and a condo really is. Did you ever wonder what makes a condo not a duplex?

Duplexes are single buildings that have two separate units together on the same lot. The duplex owner is responsible for all maintenance and work, since there is no HOA. A condo is a single unit out of a multi-unit structure that is mostly managed by an HOA.

Both duplexes and condos are popular when it comes to city living, but only one of them is the right move for you. So, let’s talk about how each type of unit will work with your lifestyle.

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Before We Begin: An Introduction To Each

Let’s start with the main difference between duplexes and condos: the basic appearance and layouts that they have. Both, as we all know, are multi-unit homes that are meant to house more than one family. However, that’s where the similarities end.

What Are Duplexes?

Duplexes are attached homes that sit on a single plot of land. Rather than one home per plot, the house gets split into two units. The owner of a duplex owns both units, but may choose to rent one out as a landlord. They have a full yard that they can choose to share with both people or choose to keep on their own.

For all legal intents and purposes, duplexes are treated a lot like single-family homes. In this sense, they are not that different from homes that have an in-law house on their lot.

What Are Condos?

Condominiums are a lot like duplexes with more scaling up. They tend to have more than three units, and each unit is individually bought by a person. These are larger buildings, often (but not always) connected to one another. While each owner has their own unit, they have a bunch of amenities to share—common spaces, pools, and doormen.

Condos are most common in city areas, though they are starting to become more popular elsewhere thanks to real estate developers.

Duplexes vs. Condos: How Is Each Managed?

The duplex and condo issue tends to be placed to the forefront when it comes to management. This means that this will be the biggest difference in your day-to-day life. Here’s what owners of both should expect.

How Are Condos Managed?

Condo owners do not manage their condos. Every condo has an HOA that manages the minutiae of the community. They usually handle paying taxes, getting sewage taken care of, as well as shared amenities. HOAs also determine who can live in there. In most cases, they also handle disputes between neighbors—if they even occur.

When you own a condo, you have to pay monthly fees to the HOA as a part of your ownership agreement. You can’t opt-out of this, either, since HOAs are a necessary part of maintaining a condo. You might have to maintain stuff inside the unit, but it’s still a mostly shared responsibility.

Knowing this, it’s important to realize that HOAs can also prevent or bar people from renting their condos out to others, too. This makes condos bad for potential landlords.

How Are Duplexes Managed?

Unlike condos, there is no management that goes on in a duplex. The person who owns the duplex can do whatever they feel like doing. However, that means they are also in charge of maintaining every aspect of the duplex—from the yard to the inner plumbing. It’s a lot of work.

The upside to this is pretty easy to see: you can do whatever you want in your duplex, including renting out both units if you feel like it. If you want to be a landlord, this is a smart move. Otherwise, you might end up tearing your hair out from the sheer frustration of managing not one, but two, homes.

Which One Is More Expensive, Condos Or Duplexes?

Condos and duplexes can both have a wide variety of different price ranges, and truthfully, it can be a matter of apples and oranges. Even so, we’re going to try to mention the biggest differences between paying for a condo or a duplex below:

  • Duplexes don’t come with HOA fees. Obviously, if the entire neighborhood is monitored by an HOA, this is different. However, duplexes generally do not involve any sort of HOA fee because both units are governed by the same person.
  • Condos require less maintenance expenses and work. Yes, you still have to maintain the interior of a condo. However, it’s nowhere near as pricey as having to maintain two units that you own on your dime. If you notice a plumbing leak outside of your unit, you can get it fixed by just calling the HOA. It’s what it’s for.
  • Duplexes often come at a premium price because they don’t require you to pay monthly HOA fees. The freedom of not having to abide by HOA rules is something that makes a lot of people want to buy a property that isn’t a condo. This is particularly true if they’ve been burned by bad HOAs before. As a result, people are often more willing to pay extra for a duplex.
  • You might not be able to make money off a condo as a landlord. Some condo communities allow owners to rent out, but most don’t. In some cases, you might not even be able to quick sell your condo to someone. This can put a serious wrench in your financial plans. Duplexes, on the other hand, don’t have any rules whatsoever.
  • Condo insurance is generally cheaper than duplex insurance. This is not always a rule, but it definitely tends to be a trend. This is because condo insurance only needs to cover your unit, not the whole building.

Which Is More Common, Condos Or Duplexes?

Truth be told, duplexes are pretty rare, especially in major cities. Duplexes tend to be more common in suburban environments where property prices are low and people tend to make the best of what they have. Duplexes, in general, are rare in today’s day and age. After all, developers are all about that condo life…and there are tons of developers.

Which One Has More Amenities, Duplexes Or Condos?

Duplexes are limited in the amenities they offer, simply because they tend to have only two units. (Ergo, DUO-PLEX, see what the English language did there?) Condos, on the other hand, can have hundreds of units in the same community. This may not seem related to the question at hand, but it is.

When you have dozens of people all contributing to the same community, you shouldn’t be shocked to find out that those communities often get more amenities than groups that have a small smattering of people pooling resources. So, while it’s not a rule across the board, it’s safe to say that condos have the propensity for more amenities.

Which Is Easier To Sell, Duplexes Or Condos?

Condos tend to be harder to sell, for multiple reasons. While they are more common, condo HOAs tend to make the process slightly more difficult. Duplexes are sold just like any other single-family property, even though they are technically multi-family homes.

Condos, however, have extra steps. The buyer has to be approved by the condo association before they can move in. Along with buyer approvals, condo buyers also have to pay a handful of extra fees in order to get the home they want. This can include paperwork fees, move-in fees, as well as fees that help bolster the HOA’s profits.

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Related Question

Which costs more, a single-family home or a duplex?

Though there are some exceptions to the rule, duplexes tend to be the cheaper option when you look at a per-unit price. However, there are two units per duplex. So, the overall price tag of the duplex will probably be higher. With that said, most single-family homes are going to be larger, so you’ll get your money’s worth in terms of unit price.

How tall are most duplexes supposed to be?

Duplexes are rarely ever meant to be super tall buildings. In fact, most of them are going to be under three stories tall. In highly condensed areas, you might see duplexes that are three stories tall. However, they tend to be narrower than most other duplexes elsewhere. Knowing this, it’s easy to see why they are more common in city outskirts.

Is it possible to have a condo community that has no HOA?

While HOAs are more of a nuisance to most people, the truth is that they are a very necessary part of a condo’s structure. HOAs are the group that helps govern the community around the area, and also ensure that the actual structure of the building is cared for. No HOA means that the building would fall into disrepair…or that you have a co-op.

Ossiana Tepfenhart
Ossiana Tepfenhart

Ossiana Tepfenhart is an expert writer, focusing on interior design and general home tips. Writing is her life, and it's what she does best. Her interests include art and real estate investments.

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