Downsize from SFH to townhome
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brett
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We downsized from a large family home (3700sq ft). Five years later we bought a 1500 sq ft. half duplex in an HOA that takes care of gardening and snow removal.
In between we travelled for a year and rented condo for four years. We thought we wanted a condo or townhouse when we retired. Very happy with our choice. Even happier that we did not move from one to the other right away.
Downsizing...best thing we ever did! We have been our home for just over five years. A few boxes with china remain unopened as do many of my power tools.
Our strong recommendation would be to choose your area and you home carefully. We would also strongly recommend that you rent for a year or more. When we travelled for a year we filled an 8X8x16 container and stored it for a year. When we returned home and moved into the rented condo we still found that we had kept unwanted items.
In between we travelled for a year and rented condo for four years. We thought we wanted a condo or townhouse when we retired. Very happy with our choice. Even happier that we did not move from one to the other right away.
Downsizing...best thing we ever did! We have been our home for just over five years. A few boxes with china remain unopened as do many of my power tools.
Our strong recommendation would be to choose your area and you home carefully. We would also strongly recommend that you rent for a year or more. When we travelled for a year we filled an 8X8x16 container and stored it for a year. When we returned home and moved into the rented condo we still found that we had kept unwanted items.
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Sunset
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I've lived in both, and have these thoughts:
Townhome is:
Townhome is:
- Easier to maintain as HOA usually contracts all the work and repairs.
- Slightly higher cost per month as pay for all outside work.
- Less 'freedom' in outside decoration on house or even lighting and flowers.
- Rules about parking will affect your guests, so know them and follow them or get towed.
- Inside can actually be larger than a SFH, depending upon model.
- Can depending upon construction and neighbors, hear the neighbors, especially if they have kids running up/down stairs or bang the cupboards shut. Maybe even smell odours like cigarette smoke.
- Variation in townhomes is a lot, so most folks can find what fits their needs.
I'm single and in a 1300^2ft townhouse (basically 1 bed, 2 bath but could be 2/2 with one wall framed in to separate it from the downstairs foyer) after living in suburban 1300^2ft, 2400^2ft, and 3400^2ft ranches prior. I downsized quite a bit of stuff but wasn't fully settled in the big house for too long prior to divorce and moving out so I kind of went back to my small home ways. I'm in an end unit that lets a bit more light in and is slightly larger. I don't think I'd be as happy in a middle house.
I'm in an urban area now and very much enjoy the townhouse and walk/bikeability of my life. Fee simple ownership and I own the land under my unit but otherwise the HOA acts like a condo and maintains and insures the building and I have a condo insurance policy. Simple living and if I want to pack up and travel there is no upkeep needed at home! Being an urban townhouse, I have no outside space other than my stoop (too small to put a chair) and the lack of outdoor space is the only thing I miss.
I'd recommend full masonry party wall too to cut down on noise transmission and insurers like it too.
I'm in an urban area now and very much enjoy the townhouse and walk/bikeability of my life. Fee simple ownership and I own the land under my unit but otherwise the HOA acts like a condo and maintains and insures the building and I have a condo insurance policy. Simple living and if I want to pack up and travel there is no upkeep needed at home! Being an urban townhouse, I have no outside space other than my stoop (too small to put a chair) and the lack of outdoor space is the only thing I miss.
I'd recommend full masonry party wall too to cut down on noise transmission and insurers like it too.
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OnTheBeach
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We just bought a single family retirement home in Florida. It is in a community with pool, tennis, etc. All external maintenance is covered by the HOA. So I see it as a nice compromise between having a to maintain a single family home or a living in a townhouse.
Qs Laptop
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Currently live in a SFH but have lived in a townhouse. I agree with trying to get an end unit. Not only for the possibility of more natural light but also you might get a bigger lot. But the main reason is for noise abatement. You only have a single common wall with one neighbor, whereas if you are in a middle unit you share two walls with neighbors.
Townhouse I was in was built new and I put up insulation on the common wall with the neighbor to reduce noise.
We decided to downsize to a TH Condo because we made the final decision to stay in our major metropolitan area since my wife has 9 specialists and it was too much hassle to try and reestablish that infrastructure in another more rural/less expensive area.
We went from a 2,700 sf to 1,500 3bd 2 story and still have one daughter living with us while going to college. We got an end unit, but they are piggybacking so I also have someone above me.
Plusses:
I got rid of so much stuff - 18 SUV trips to good will and a 15' truck from the got junk people. I checked and had no hidden treasures, so it was just easier to get rid of things than try and resell them. Definitely glad to get this done instead of waiting until I was 70+. Wore me ragged at 56
Easier to clean, no outdoor maintenance, 5 minute walk to a grocery store and 7 decent restaurants. Location is also close to a main road, so saves me 10 minutes every time I go somewhere. Laundry and bedrooms are on the same floor so big improvement over Bedrooms to basement in old place. Also only need 1 stair lift for the house instead of 2.
Negatives:
Neighbor noise - Not constant but not zero either. I hear their garage door when it opens for example. Probably the biggest adjustment after SFH, but it is what it is. We use air purifiers so have white noise but probably irritating to me about 5% of the time. Hard to avoid in multi family living.
No backyard to throw the dog into. You might be able to avoid this if you can put up a fence around your townhouse back yard. Condo does not allow so I have to walk the dog instead of just letting them into the fenced backyard if I am busy/tired.
1 car garage - plus and minus. Never had a garage before, just a carport, so I like it. However, my SUV would not fit in a 20' garage so I had to sell it and get something smaller. Cheaper for sure on gas, insurance, and maintenance.
Space feels a little tight. I have a home office set up, but wife would like a craft room but that is daughters space for now. Still have room for babysitting grandson and entertaining, but just not like before. Can't have a grill on my balcony for example. No propane allowed. I could use electric, but just got an air fryer for grilling stuff. Otherwise the space is fine and the 2 floors give good separation of living/sleeping.
All in all I am less stressed without having to worry about cutting the grass, outside repairs, etc. and I love the location.
We went from a 2,700 sf to 1,500 3bd 2 story and still have one daughter living with us while going to college. We got an end unit, but they are piggybacking so I also have someone above me.
Plusses:
I got rid of so much stuff - 18 SUV trips to good will and a 15' truck from the got junk people. I checked and had no hidden treasures, so it was just easier to get rid of things than try and resell them. Definitely glad to get this done instead of waiting until I was 70+. Wore me ragged at 56
Easier to clean, no outdoor maintenance, 5 minute walk to a grocery store and 7 decent restaurants. Location is also close to a main road, so saves me 10 minutes every time I go somewhere. Laundry and bedrooms are on the same floor so big improvement over Bedrooms to basement in old place. Also only need 1 stair lift for the house instead of 2.
Negatives:
Neighbor noise - Not constant but not zero either. I hear their garage door when it opens for example. Probably the biggest adjustment after SFH, but it is what it is. We use air purifiers so have white noise but probably irritating to me about 5% of the time. Hard to avoid in multi family living.
No backyard to throw the dog into. You might be able to avoid this if you can put up a fence around your townhouse back yard. Condo does not allow so I have to walk the dog instead of just letting them into the fenced backyard if I am busy/tired.
1 car garage - plus and minus. Never had a garage before, just a carport, so I like it. However, my SUV would not fit in a 20' garage so I had to sell it and get something smaller. Cheaper for sure on gas, insurance, and maintenance.
Space feels a little tight. I have a home office set up, but wife would like a craft room but that is daughters space for now. Still have room for babysitting grandson and entertaining, but just not like before. Can't have a grill on my balcony for example. No propane allowed. I could use electric, but just got an air fryer for grilling stuff. Otherwise the space is fine and the 2 floors give good separation of living/sleeping.
All in all I am less stressed without having to worry about cutting the grass, outside repairs, etc. and I love the location.
Philliefan33
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We haven't yet moved in, but we are "downsizing" to a carriage home (which is just like a twin home, but costs more if we call it a carriage home). I put downsizing in quotes because townhomes come in different sizes and some are larger than SFH.
Our SFH home was ~3000 sq. ft. on a 1/3 acre lot. It was more house than we need at this point and the yardwork was starting to get annoying. I love being outside, but I'd rather be doing something more fun than yardwork. We are moving to a 2500 sq.ft. home with a two-car garage, where we only own the land under our house and the HOA takes care of the grass, beds, and snow removal. Sure it will cost more, but BTD and we aren't getting any younger. We looked at some 55+ communities, but the largest home there were only about 1500 sq.ft and I'm not ready (yet) to give up that much space.
We will surely have less outside privacy than we did in our SFH, but we really don't just sit out on the deck much so I don't think we will notice.
I'm another vote for an end unit; the extra windows are very nice.
Our SFH home was ~3000 sq. ft. on a 1/3 acre lot. It was more house than we need at this point and the yardwork was starting to get annoying. I love being outside, but I'd rather be doing something more fun than yardwork. We are moving to a 2500 sq.ft. home with a two-car garage, where we only own the land under our house and the HOA takes care of the grass, beds, and snow removal. Sure it will cost more, but BTD and we aren't getting any younger. We looked at some 55+ communities, but the largest home there were only about 1500 sq.ft and I'm not ready (yet) to give up that much space.
We will surely have less outside privacy than we did in our SFH, but we really don't just sit out on the deck much so I don't think we will notice.
I'm another vote for an end unit; the extra windows are very nice.
brett
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One thing we did not want was stairs. Our family home had three levels. And a reasonably level entryway...no steep steps.
Next, DW did not wanted hardwood, no carpets. Easy clean Plus fewer bathrooms...previous family home had four full bathrooms plus and indoor hot tub. Now we have two. Ours on the main floor w/guest accommodation in the basement.
Our duplex is targeted at our lifestyle. We wanted lock and leave. We travel for 8 weeks at a time, twice a year plus some shorter trips in between. No pets, no indoor plants to worry about any more.
Next, DW did not wanted hardwood, no carpets. Easy clean Plus fewer bathrooms...previous family home had four full bathrooms plus and indoor hot tub. Now we have two. Ours on the main floor w/guest accommodation in the basement.
Our duplex is targeted at our lifestyle. We wanted lock and leave. We travel for 8 weeks at a time, twice a year plus some shorter trips in between. No pets, no indoor plants to worry about any more.
38Chevy454
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I agree that it seems most townhouses are 2 story with BR upstairs. Most people want no stairs in later years.
Plus the already mentioned common wall noise issues. They're certainly better than an apartment style where you can have additional noise above or below.
Plus the already mentioned common wall noise issues. They're certainly better than an apartment style where you can have additional noise above or below.
FWIW, I've lived in several townhomes, none of them what I would call high end, and I've never heard the slightest sound from either side. First one was built in the late 60s, second in the mid 70s, third in the late 90s.
I'm inclined to think that those who have neighbor noise problems just haven't checked them out very well before moving in.
I'm inclined to think that those who have neighbor noise problems just haven't checked them out very well before moving in.
CardsFan
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We have been in a one level townhome (about 1600ft2 up with full unfinished basement) for 12 years now. Down sized from a 2400ft2 home with half finished basement (about 3600ft2 total finished area).
While we miss the location (on a lake) the plusses far outweigh that.
- We are in a mid-size city, as opposed to 20 miles to a small one
- Taxes are lower (though HOA fees mostly offset that)
- Far more convenient to restaurants, stores, and hospitals
- Only one shared wall, with a courtyard on the other side behind the garage. Noise has never been an issue. Shared walls are 2x4, space, 2x4, so you have 8" of insulation between shared walls.
- HOA fees are reasonable. Just increased by $50 to $275/month (first increase in 10 years). But we have zero outside maintenance and access to a rec center with two pools (one indoors)
- Great for lock and leave. We do travel 8-10 weeks per year
- With just 2 of us, we had WAY too much space at the old place, We did lose 2 bedrooms (only 2 now), but we have a nice den area that can be converted to a third for short term visitors.
In short, it was a great move.
While we miss the location (on a lake) the plusses far outweigh that.
- We are in a mid-size city, as opposed to 20 miles to a small one
- Taxes are lower (though HOA fees mostly offset that)
- Far more convenient to restaurants, stores, and hospitals
- Only one shared wall, with a courtyard on the other side behind the garage. Noise has never been an issue. Shared walls are 2x4, space, 2x4, so you have 8" of insulation between shared walls.
- HOA fees are reasonable. Just increased by $50 to $275/month (first increase in 10 years). But we have zero outside maintenance and access to a rec center with two pools (one indoors)
- Great for lock and leave. We do travel 8-10 weeks per year
- With just 2 of us, we had WAY too much space at the old place, We did lose 2 bedrooms (only 2 now), but we have a nice den area that can be converted to a third for short term visitors.
In short, it was a great move.
pb4uski
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We have sort of. First, just before retiring we downsized from a ~4,000 sf home/1.7a to a ~2,400sf/0.7a lakefront home... much less room... very happy with that decision... less to take care of though DW seems to find a way to expand the gardens each year.
We later bought a 1,440sf condo and live there about 6 months and in the lakefront home about 5 month and travel a month. I prefer the condo, much easier but the lakefront home is a heritage thing (my family has been on the lake since 1960) so we'll keep it for now.
pb4uski
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We have an end unit and that was a big attraction... more rooms with windows and more light. Also, in our association, the end units are larger and include a den in addition to two bedrooms/2 bathrooms.
Now that DW wants to replace windows I'm less keen about having an end unit.
Our common wall is what was built in 1979 be we don't hear our neighbors at all.
When we got married, DW and I each had an 1800 sq ft homes. Hers was standalone and mine was a townhouse. Both were 2 story.
Needless to say, there was a BUNCH of stuff to get rid of.
We moved into a 1400 sq ft manufactured home in a +55 park. We lived there for about 14 years. Our (hopefully) final move was into a brand new 1100 sq ft apartment at the beach. We love looking at the ocean and all the people, as opposed to the ghost town we had lived in.
For the time being, we still have the other place,as it needs some renovations to the bathrooms. The space rent is not horrendous, and it is easier than putting stuff in storage.
Needless to say, there was a BUNCH of stuff to get rid of.
We moved into a 1400 sq ft manufactured home in a +55 park. We lived there for about 14 years. Our (hopefully) final move was into a brand new 1100 sq ft apartment at the beach. We love looking at the ocean and all the people, as opposed to the ghost town we had lived in.
For the time being, we still have the other place,as it needs some renovations to the bathrooms. The space rent is not horrendous, and it is easier than putting stuff in storage.
We moved from a 2300 sq ft 4 bedroom two story to a 2600 sq ft end unit townhome about 8 years ago. New construction reverse 1.5 story with 2 bedrooms up and one down. Shared wall is 2x4, 1.5 inch firewall, 2x4 with insullation on both 2x4 sections. We can hear the kitchen cabnits close if it is quiet, but that is about it. Love the move as it give us time to travel and just lock and leave.
We waited to put our home on the market until about 2 months before the Townhome was to be completed and were able to move from one to the other without a short term rental.
Really glad we made the move when we did as my DW had knee issues and the stairs were starting to become an issue. Soon after we moved she had knee replacement surgery. We can just stay on the main level if we ever get to the point when stairs are not an option.
Make sure you understand the covenants and are willing to live within them is my only recommendation as you are limited on what you can do on the outside of your home when you chose a townhome. Also, sometimes maintenance provided really means some maintenance is provided. The relators really do not educate their customers on that point from my experience.
We waited to put our home on the market until about 2 months before the Townhome was to be completed and were able to move from one to the other without a short term rental.
Really glad we made the move when we did as my DW had knee issues and the stairs were starting to become an issue. Soon after we moved she had knee replacement surgery. We can just stay on the main level if we ever get to the point when stairs are not an option.
Make sure you understand the covenants and are willing to live within them is my only recommendation as you are limited on what you can do on the outside of your home when you chose a townhome. Also, sometimes maintenance provided really means some maintenance is provided. The relators really do not educate their customers on that point from my experience.
Ronstar
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We live in a house, but had a snowbird townhome condo for 17 years. The townhome was great from a maintenance perspective. There wasn't any. And it had a community pool and workout room. And it was gated. It was generally quiet - 6 unit building, but I think 5 of the units were snowbirds that were very seldom there. About 30 buildings in the development. 2 bedroom 2 bath. About 1300 sf. Great for lock and leave.
But it had a small garage and an even smaller driveway. Couldn't park in my driveway per HOA. Minimum guest parking - maybe 1 space per 6 units. All living space was upstairs. We could handle the stairs physically, but they were a pita. Had 2 balconies, but couldn't cook on them.
So while we liked the townhome as a snowbird place - we couldn't live in one full time. I need a house - bigger place, yard, workshop, and some distance from neighbors.
But it had a small garage and an even smaller driveway. Couldn't park in my driveway per HOA. Minimum guest parking - maybe 1 space per 6 units. All living space was upstairs. We could handle the stairs physically, but they were a pita. Had 2 balconies, but couldn't cook on them.
So while we liked the townhome as a snowbird place - we couldn't live in one full time. I need a house - bigger place, yard, workshop, and some distance from neighbors.
COcheesehead
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Downsize, yes. Townhome, it depends.
We lived in townhomes and single family homes over the years. Most recently we moved from a townhome to a single. Why?
Noise. Make sure you understand common wall construction. There is the good, the bad and the ugly.
Maintenance issues. Since outside maintenance is a community issue. Don’t expect things to be taken care of just for you. Bad HOA, bad things happen.
Privacy. Yes, your neighbor is that close.
Assessment risk. Builder does a bad job, things don’t hold up, you’re on the hook. We saw what was about to happen well before others. The place we left two years ago now has special assessments.
We built our single family, single floor home (went from 3500 sq ft to 2200 sq ft) to be as maintenance free as possible. Xeriscape landscape, metal roof, etc. We like that when something needs to be done, we can do it. We can park in our driveway, make noise, sit in our yard without someone staring at us, oh and did I mention better property value appreciation.
We lived in townhomes and single family homes over the years. Most recently we moved from a townhome to a single. Why?
Noise. Make sure you understand common wall construction. There is the good, the bad and the ugly.
Maintenance issues. Since outside maintenance is a community issue. Don’t expect things to be taken care of just for you. Bad HOA, bad things happen.
Privacy. Yes, your neighbor is that close.
Assessment risk. Builder does a bad job, things don’t hold up, you’re on the hook. We saw what was about to happen well before others. The place we left two years ago now has special assessments.
We built our single family, single floor home (went from 3500 sq ft to 2200 sq ft) to be as maintenance free as possible. Xeriscape landscape, metal roof, etc. We like that when something needs to be done, we can do it. We can park in our driveway, make noise, sit in our yard without someone staring at us, oh and did I mention better property value appreciation.
Sunset
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I rented a Townhouse once and had incredible common wall noise.
I could hear the neighbor in her bathroom (while I was in my bathroom) actually pee, and the rolling of the toilet paper when she pulled on it, and her conversation on the phone, all clear as if there was no wall.
The builder put the 2 bathrooms side-by-side and must have shared some common pipes or vents
I could hear the neighbor in her bathroom (while I was in my bathroom) actually pee, and the rolling of the toilet paper when she pulled on it, and her conversation on the phone, all clear as if there was no wall.
The builder put the 2 bathrooms side-by-side and must have shared some common pipes or vents
COcheesehead
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I rented a Townhouse once and had incredible common wall noise.
I could hear the neighbor in her bathroom (while I was in my bathroom) actually pee, and the rolling of the toilet paper when she pulled on it, and her conversation on the phone, all clear as if there was no wall.
The builder put the 2 bathrooms side-by-side and must have shared some common pipes or vents
I could tell what TV program my neighbor was watching.
What was weird in the last townhome we lived, when we moved in - zero noise. Neighbor sold, new one moved in. Could hear conversations, music and TV.
Teacher Terry
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I bought my first condo when I moved to Reno after a divorce. I lucked out as it was very well built and sound proof and I liked it. Fast forward 20 years after living in houses and I have moved back into a condo built by the same builder. I did that specifically because they are so quiet. I am on the top floor. The only neighbor I have is below me and across the hall. That’s very lucky but I never hear anything when I am in other condos in my building. I don’t have a yard but have a balcony and my 2 tiny dogs are pad trained. I love not having to deal with yard work or maintenance. The downside of course is that the buildings are 44 years old and are having some big expenses. There’s an elevator and I have a cart to bring up groceries and packages.
COcheesehead
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Common walls can be built with air gaps, poured cement between styrofoam, wood, etc. They all will produce different sound qualities. The best ones we found are in the layout. One unit does not completely align with the other. Our unit was slightly higher and our common wall was hidden behind cabinets that buffered sound. Worst one was a common living room wall, stick construction. Bass sounds came right through.
donheff
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I have lived in a townhouse for 40 years but it was an upsize from an apartment. I like it and plan to age in place but the primary reason for living here is location, not style or size. I have always liked dense city locations: here on Capitol Hill in DC, previously in west Lincoln Park, Chicago. Walkable, city locations seems the primary appeal to me and reflects the name - townhouse.
Noise has not been a problem here but the walls are brick with a brick party wall between - so three bricks thick. Old city locations like I prefer tend to have small to medium bedrooms, limited closet space, and limited bathrooms. Decent renovation make them more accommodating of modern tastes but not what people prefer these days. They also have narrow, sometimes steep stairs. Ours will fit a chair lift if needed so we should be good until bedridden.
There are a lot of new options nearby, some condos but many now rentals. Those have closets and bathrooms that meet or exceed modern expectations. Some are multifloor townhouse style, more are single level. If I was downsizing from a large suburban location to a walkable city location I would probably go for something like that with a single level. The downside is they are very expensive.
Noise has not been a problem here but the walls are brick with a brick party wall between - so three bricks thick. Old city locations like I prefer tend to have small to medium bedrooms, limited closet space, and limited bathrooms. Decent renovation make them more accommodating of modern tastes but not what people prefer these days. They also have narrow, sometimes steep stairs. Ours will fit a chair lift if needed so we should be good until bedridden.
There are a lot of new options nearby, some condos but many now rentals. Those have closets and bathrooms that meet or exceed modern expectations. Some are multifloor townhouse style, more are single level. If I was downsizing from a large suburban location to a walkable city location I would probably go for something like that with a single level. The downside is they are very expensive.
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Or they are great, and 2 years later, the the next neighbor isn't. I have neighbor noise issues in a SFH, that started with new renters. Never any issue in 17 years prior. The new ones?
Their house is an odd alignment behind ours, we share a corner, so their house is sideways behind ours - their back yard pool and their driveway run parrallel along the back of our house. Not a zero lot line at all.
A 5yo and 7yo - even their dad has said to me, "wow no one else's kids are as loud as mine" meanwhile he works out of his garage most days doing (loud/machinery) wood saw stuff.
4 dogs, two large barkers who are kept on the patio most of the time.
Dad likes to have music on (bad, 80's up tempo stuff), and has a good size party speaker. I've asked him to keep it down but there is no good volume for "We built this city."
I could go on, but because of this family, I will never consider a townhouse, condo, and if I have to downsize I'll just find a smaller house, and no one behind me ever again!
