Trying to decide between a condo or a single-family house in Arden? You are not alone. Many buyers weighing a move to south Asheville want less maintenance without giving up flexibility, or more control without surprise costs. In this guide, you will compare day-to-day upkeep, monthly expenses, financing, insurance, HOA rules, rental considerations, and resale dynamics so you can choose with confidence. Let’s dive in.
Arden at a glance
Arden sits in unincorporated Buncombe County, just south of Asheville. You will find a mix of single-family neighborhoods, townhomes, and condo communities that appeal to commuters, outdoor lovers, and buyers relocating from higher-cost areas.
Location and lifestyle are big drivers here. Proximity to Asheville employers and amenities, easy access to the Blue Ridge Parkway, and a blend of long-time locals and in-migration shape what you will see on the market. Because Arden is unincorporated, county rules and HOA documents often matter more than city policies for everyday ownership questions.
Ownership and maintenance
Choosing between a condo and a house often starts with how much you want to maintain.
Single-family home
- You are responsible for the entire parcel, including roof, exterior, yard, driveways, and utilities to the meter. Septic or well care may also fall to you if applicable.
- Pros: More control over exterior changes and land use, subject to zoning or any neighborhood rules.
- Cons: More time and cost for routine maintenance and unexpected repairs.
Condo
- You typically own the interior finishes and fixtures of your unit. The association handles exterior structure, roof, common areas, landscaping, and many building systems through dues.
- Pros: Lower day-to-day exterior and grounds maintenance, with amenities like a pool or gym in some communities.
- Cons: Less control over exterior changes and reliance on the association’s budgeting and management. Low reserves can lead to special assessments.
Tip: The association’s recorded Declaration and Bylaws define what is your responsibility versus the association’s. Always review them before you make an offer.
Monthly costs: your true number
The best apples-to-apples comparison is your full monthly outlay. Add these for each property:
- Mortgage principal and interest
- Property taxes based on Buncombe County’s assessed value and current tax rates
- Homeowners insurance (HO-3 for a house; HO-6 for a condo unit)
- HOA, POA, or condo dues and frequency
- Utilities, including any utilities covered by condo dues
- Any special assessments that are active or pending
Condo dues vary by building age, unit size, amenities, and management. In many U.S. markets they can range from low triple digits per month for basic associations to several hundred dollars or more for amenity-rich communities. In Arden, ask for the current budget, 12 to 24 months of meeting minutes, recent financials, and any reserve study so you can see how dues are set and whether reserves match planned projects.
Financing and lender factors
Financing a single-family home is usually straightforward across conventional, FHA, and VA loans. Condos can be more nuanced because lenders review the entire community, not just your unit.
What lenders look at for condos:
- Financial health of the association, including reserve levels and delinquency rates
- Insurance coverage and any active litigation
- Owner-occupancy and investor concentration
- Whether the project meets FHA or VA requirements, if you plan to use those loans
Practical impact: Some condo purchases require conventional financing or a larger down payment. Expect a condo questionnaire and extra documentation that can add time to underwriting. If you need FHA or VA, confirm the project’s eligibility early.
Insurance: HO-3 vs HO-6
Insurance is another key difference.
- House: An HO-3 policy typically covers the structure, personal property, and liability. Separate flood insurance may be needed if the home is in a flood zone.
- Condo: You will carry an HO-6 policy that covers your interior improvements, personal property, and personal liability. The association maintains a master policy for common elements and usually the building exterior.
Important detail: Coverage can be “walls-in” or “bare walls” depending on the master policy. Request the association’s certificate of insurance and review limits, exclusions, and deductibles with your agent so you can fill any gaps with your HO-6 policy.
HOA governance and rules
Buying into a condo or planned community means you will live within a set of recorded rules and budgets.
Key documents to review:
- Declaration/CC&Rs, Bylaws, Articles of Incorporation, and Rules & Regulations
- Current annual budget and most recent financial statements
- Reserve study and planned capital projects
- Meeting minutes for the last 12 to 24 months
- List of all assessments, any pending special assessments, and the delinquency rate
- Certificate of insurance and master policy summary
- Any pending or recent litigation
Strong reserves, clear communication, and stable governance support resale value and reduce surprise costs. Restrictions related to pets, rentals, parking, and architectural changes can affect your lifestyle and the future buyer pool.
Rentals and local rules to verify
Short-term rental rules depend on location and your HOA.
- Inside Asheville city limits, a formal short-term rental permitting program applies. Properties in unincorporated Arden follow county rules, if any, and the HOA’s governing documents.
- An HOA can prohibit or restrict short-term and even certain long-term rentals regardless of local jurisdiction.
Action step: Confirm the property’s jurisdiction, then review the HOA’s rental policy. If renting at any point is important to you, verify restrictions in writing before you make an offer.
Property taxes and utilities
Buncombe County assesses property and levies taxes, which can change from year to year. Ask for the current year’s assessed value and rates, and verify any exemptions you may qualify for. For homes on septic or well, factor in inspection and maintenance. Condos may include certain utilities within dues, so note what is covered to refine your monthly comparison.
Resale dynamics in Arden
Future marketability depends on more than property type.
- Location first: A well-located condo near employment or services can outperform a distant single-family home.
- Association health matters: Solid reserves, low delinquency, and no litigation support smoother resales.
- Restrictions shape the buyer pool: Pet, rental, and age restrictions can lengthen time on market by narrowing demand.
- Financing access: If a condo community is not FHA or VA friendly, you may cut off a portion of first-time or veteran buyers, which can affect price and days on market.
Before you decide, compare recent days on market, sale-to-list ratios, and inventory by housing type in your target neighborhoods. Your agent can help pull local MLS data specific to Arden and nearby south Asheville areas.
How to decide: a quick checklist
Use this side-by-side checklist to make a clear call.
- Lifestyle fit: Do you want a private yard and more control, or lower exterior maintenance and optional amenities?
- True monthly cost: Add mortgage, taxes, insurance, HOA dues, and typical utilities for each property.
- HOA health: Are reserves funded? Any large projects or special assessments planned?
- Rules that matter: Pets, rentals, noise, parking, and exterior changes you may want.
- Financing constraints: Will your loan type work smoothly with the condo community if applicable?
- Long-term plans: Do you anticipate needing more space or downsizing later?
- Resale outlook: Which option in your micro-neighborhood tends to sell faster and closer to asking price?
What to look for on tours
Tailor your walk-throughs to the property type so you do not miss hidden costs.
Touring condos
- Inspect the unit interior, windows, HVAC, and plumbing with care.
- Walk common areas, garage, roofline, and grounds to spot deferred maintenance.
- Ask management about recent work, upcoming capital projects, and special assessments.
- Talk with residents about parking, noise, and management responsiveness.
Touring single-family homes
- Assess yard grading and drainage, roof age and condition, and the foundation.
- If there is septic or well, request maintenance records and recent inspections.
- Note proximity to busy roads, commercial areas, and potential future development.
Due diligence before you close
A strong process reduces risk and protects your budget.
- Review HOA documents and financials thoroughly. Consider an HOA review contingency if possible.
- Confirm your insurance coverage needs and get quotes for HO-3 or HO-6, plus any gaps vs the condo master policy.
- Verify the property tax amount and any county assessments.
- Order a professional home inspection. Add a septic inspection if applicable.
- For condos, confirm your lender’s acceptance of the project. Request a completed condo questionnaire or a lender packet from the association.
Ready to compare Arden options?
Whether you are leaning condo for low maintenance or a house for space and control, the right choice is the one that fits your lifestyle, budget, and long-term plans. If you would like a side-by-side monthly cost breakdown, HOA document review, and neighborhood-level market stats for your shortlist, reach out. Connect with Amy Laughter to schedule your free home valuation and start your Arden search with clarity.
FAQs
What does a typical Arden condo HOA fee include?
- It usually covers exterior maintenance, common areas, landscaping, and the association’s master insurance policy; always verify the exact inclusions in the current budget and governing documents.
Are condos in unincorporated Arden eligible for FHA or VA loans?
- Eligibility depends on the specific condo community’s financials, insurance, and occupancy mix; confirm project status with your lender early in the process.
How do Buncombe County property taxes affect condos vs houses?
- Taxes are based on assessed value and current rates; request the property’s assessed value and calculate projected taxes for both options to compare true monthly costs.
Can I use a condo or house in Arden for short-term rentals?
- It depends on location and HOA rules; properties inside Asheville city limits follow the city’s permit program, and any HOA can restrict or prohibit short-term rentals.
What insurance will I need for a condo purchase in Arden?
- You will carry an HO-6 policy for interior improvements, personal property, and liability, while the association maintains a separate master policy for the building and common areas.
What documents should I review before buying into an Arden HOA?
- Ask for the Declaration, Bylaws, Rules, current budget and financials, reserve study, recent meeting minutes, insurance certificates, assessment history, delinquency rate, and any litigation details.
