Thinking about buying in Brentwood but not sure if a townhome or a single-family home is the better fit? You are not alone. Both options can work well here, but the costs and day-to-day realities feel very different once you add up taxes, insurance, HOA fees, maintenance, and long-term plans. In this guide, you will learn how to compare the numbers, what tradeoffs to expect, and the questions to ask before you commit. Let’s dive in.
How to compare costs in Brentwood
Before you fall in love with a layout or a block, build a simple comparison. Your goal is to compare the same line items for both property types so you can see the full picture of ownership in Brentwood.
- Purchase price and closing costs
- Property taxes and homeowners insurance
- HOA fees and what they cover
- Utilities and maintenance
- Financing factors and resale outlook
Purchase price and transaction costs
Prices shift with season and inventory, so you will want current comps specific to Brentwood for both townhomes and single-family homes. Use recent closed sales and active listings from the last 6 to 12 months to see where each segment sits. If you plan to finance, confirm how your lender classifies the property. Some fee-simple townhomes underwrite like single-family, while attached units can trigger project-level reviews.
Closing costs are broadly similar across property types. For attached homes, expect extra due diligence items like HOA document fees, project questionnaires, and master insurance reviews. Build time into your option period to review these materials.
Recurring costs: your worksheet
Use the same loan terms on both scenarios so you are comparing apples to apples. Then total the items below.
- Mortgage principal and interest: based on your rate, loan program, and down payment.
- Property taxes: assessed value times the combined local tax rate for overlapping jurisdictions such as the city, county, and school district.
- Homeowners insurance: single-family policies typically cover the entire structure, contents, and liability. Townhome owners often carry an interior or walls-in policy that pairs with a master policy.
- HOA fees: common for townhomes and present in some single-family subdivisions. These may cover exterior maintenance, roofing, landscaping, trash, common utilities, and master insurance.
- Utilities: electricity, water, sewer, gas, trash, and internet. Single-family homes often have higher usage because of larger yards or more conditioned space.
- Maintenance reserve: plan for ongoing upkeep and capital items. Townhome owners may pay less for exterior work day to day, but should budget for special assessments if the HOA reserves fall short.
Example method you can use:
- Annual cost = Mortgage P&I + Property tax + Insurance (owner portion) + HOA fees + Utilities + Maintenance reserve
- For long-term planning, build a 10-year view that includes purchase price, taxes, insurance, HOA fees, estimated maintenance, and a conservative appreciation assumption.
Maintenance and capital expenses
Single-family owners are responsible for nearly everything on the lot. That means yard care, fencing, exterior paint, roof replacement, tree work, and pest control. The upside is full control over timing, contractors, and materials.
Townhome owners often see lower individual exterior costs because the HOA handles exterior elements and common areas. Review the governing documents to confirm who pays for roofs, siding, and foundations. Ask for the reserve study and current budget. A low reserve can mean higher risk of special assessments when big projects come due.
Taxes and insurance in Travis County
Property taxes in Travis County are based on an assessed value set by the appraisal district times a combined rate from several taxing entities. You can review your assessed value each year and follow the appeal process if you believe it is out of line with market data. When you buy, plan for your assessed value to change, which may affect your next year’s tax bill.
Insurance varies by structure type and what the HOA covers. For single-family homes, you typically carry a standard homeowner policy (such as HO-3 or HO-5) that covers the structure and your personal property. For a townhome or condo-style property, you may carry an HO-6 policy that covers the interior and your belongings while the master policy covers common elements and exterior items. Clarify deductibles and who pays them in different loss scenarios.
Flood risk is property specific. Review FEMA and local floodplain maps and talk with your insurance professional about whether flood insurance is required or advisable.
Financing and resale considerations
Lenders can treat attached homes differently. Some projects require documentation on reserves, insurance, owner occupancy, and investor concentration. If you plan to use FHA or VA financing, confirm project approval early. Fee-simple townhomes without shared structural elements may underwrite more like single-family, but you should confirm this at preapproval.
Resale tends to follow the buyer pool. In Brentwood, townhomes often appeal to first-time buyers, downsizers, and professionals seeking low maintenance. Single-family homes often draw buyers who prioritize yard space and flexibility. Lot scarcity and demand for detached homes can support pricing in many central neighborhoods, while attached units can be more sensitive to new supply and HOA health.
Lifestyle tradeoffs that matter in Brentwood
- Privacy and space: Single-family homes usually offer more separation, private yards, and room for outdoor living. Townhomes may share walls and have less private outdoor space.
- Yard and outdoor living: With a single-family home, you can often add landscaping, decks, or other features subject to permits. Townhome exterior changes are commonly restricted by the HOA.
- Maintenance load: Townhomes shift much of the exterior upkeep to the HOA, which can mean less weekend work for you. Single-family ownership means full control but more time and cost.
- Parking and storage: Single-family homes usually offer more private parking and storage options. Townhomes can have limited garage or driveway space, so verify guest parking and on-street rules.
- Noise and shared elements: Townhomes can involve shared walls and systems that require strong HOA governance. Detached homes reduce that shared-risk profile.
Zoning, ADUs, and renovation potential
If you want flexibility to remodel or add an accessory dwelling unit, confirm current zoning, setbacks, lot coverage, and permitting requirements with the City of Austin or Travis County. Single-family lots in Brentwood often provide more room for permitted expansion. Townhome communities typically have tighter rules and HOA approvals for any changes.
Local market context and timing
Market conditions change as inventory, rates, and new construction shift. In a tighter market, single-family homes with good lots can move quickly. In a slower market, attached product can provide relative value and lower carrying costs. Pay attention to days on market, list-to-sale price trends, and months of inventory for each property type within Brentwood, not just Austin as a whole.
For daily life, consider your commute to major employment centers like Downtown and UT, and how you plan to use nearby parks and local retail. Walkability, transit options, and traffic patterns on main corridors near Brentwood will shape your experience regardless of the home type you choose.
Step-by-step: choose with confidence
- Define your must-haves
- Indoor space, number of bedrooms, parking, and outdoor needs.
- Maintenance tolerance and travel plans.
- Model the money
- Build the annual cost comparison for both options.
- Add a 10-year view to see longer-term differences.
- Confirm the financing path
- Ask your lender how they will classify the property.
- Verify FHA or VA project approval if needed.
- Inspect the risk
- For townhomes: check reserves, master insurance, and recent special assessments.
- For single-family: evaluate roof, drainage, foundation, and trees.
- Check the rules and future flexibility
- Review HOA CC&Rs, parking, pet policies, and rental rules.
- Confirm zoning and feasibility for additions or an ADU.
Townhome due-diligence checklist
- Obtain HOA governing documents, budgets, reserve study, and meeting minutes.
- Ask about recent or planned special assessments and capital projects.
- Confirm the master policy coverage and your walls-in coverage requirements.
- Verify parking allocations, guest parking, and any street parking restrictions.
- Request project details for lender approval if you plan to use FHA or VA.
- Inspect shared elements like roofs, drainage, and party walls for water intrusion.
Single-family due-diligence checklist
- Inspect roof age, gutters, grading, drainage, foundation, and tree proximity.
- Verify lot lines, fence ownership, easements, and any restrictive covenants.
- Consult local zoning on ADU or expansion potential, setbacks, and lot coverage.
- Estimate landscaping, irrigation upkeep, and likely water usage.
Questions to ask the listing agent or HOA
- What do HOA fees cover and have they changed recently?
- Are any special assessments pending or under discussion?
- What is the owner-occupancy rate and investor concentration?
- Are rentals allowed and under what conditions?
- What restrictions apply to exterior modifications, solar, or satellite dishes?
Bottom line for Brentwood buyers
If you want low maintenance and predictable exterior costs, a townhome can be a smart fit, especially if you travel or prefer to focus on interior upgrades. If you value privacy, yard space, and maximum flexibility to expand, a single-family home usually wins. In Brentwood, the right choice comes down to how you live day to day and how the numbers pencil out over time.
Ready to run the numbers side by side and tour the best options on the market? Reach out to Sean Tipps for hyper-local guidance, a custom cost comparison, and a plan to move at your pace.
FAQs
How do Brentwood townhome HOA fees compare to single-family costs?
- Townhome HOA fees often cover exterior maintenance, roofing, landscaping, trash, and master insurance, while single-family owners pay most exterior and yard costs directly. Compare your HOA coverage to a realistic single-family maintenance budget.
Can I use FHA or VA financing for a Brentwood townhome?
- It depends on how the project is structured and whether the community has required approvals. Confirm eligibility with your lender early and request project documents from the HOA.
How do property taxes work in Travis County after I buy?
- Annual taxes equal assessed value times the combined tax rate across several jurisdictions. Your assessed value may change after purchase, and you can follow the appeal process if needed.
Who pays for roof and exterior repairs in a Brentwood townhome?
- Often the HOA manages these items through the master policy and reserves, but responsibilities vary. Review the CC&Rs, budget, and reserve study to confirm coverage and any deductible obligations.
Do I need flood insurance in Brentwood?
- Requirements depend on the specific property’s floodplain status. Check local and FEMA flood maps and consult an insurance professional to decide whether coverage is required or advisable.
Which holds value better in Brentwood, a townhome or a single-family home?
- It depends on lot scarcity, buyer demand, HOA health, and project quality. Review recent comps, days on market, and price trends for each property type within Brentwood before deciding.
