The “Hidden HOA” of Single-Family Homes
It’s counterintuitive, but sometimes Colorado HOA fees make homeownership more affordable.
For attached homes (townhouses, condos, etc), many of the expenses commonly covered by the HOA still exist in single-family homeownership — they’re just paid separately, inconsistently, and often less predictably. In a state where homeowner’s insurance costs have risen 65% in the past 5 years, HOA fees on attached homes daylight the increasing cost of insurance and water.
At the time of this post, I have an active listing in Greeley. It’s a genuinely phenomenal townhouse, in a park-like setting, and has a private pool. It’s also about 30% larger than my personal home, and the garage is nearly 2x the size of mine. The HOA fee is $495/m (additionally, the owner would carry a condo insurance policy of $50-75/m). The HOA fee covers building insurance, exterior maintenance, landscaping and snow removal, water and sewer, and a private pool.
Many open house visitors remark that $495/m in HOA fees sounds expensive, yet the equivalent for my stand-alone home in Longmont costs me at least $607/m.
The Difference Isn’t Whether You Pay — It’s How
Below is the breakdown of how I calculated the monthly “hidden” costs of managing my single family home.
| Category | Monthly Cost for My Single-Family Home | Notes |
|---|---|---|
| Homeowner’s insurance | $285 | My house is especially expensive! |
| Water, sewer & stormwater charges | $115 | Lower than most homes on an annual basis thanks to our water-wise landscaping |
| Landscaping / snow removal | $100 | We do this ourselves so actual cost is $0, but only if we don’t value our time |
| Repainting reserve | $74 | Exterior painting is at least $8k, every 9 years |
| Pool pass (seasonal access averaged monthly) | $33 | We don’t have a private pool, so this would be our best option |
| Estimated Monthly Total | $607/month |
These are not luxury expenses. They’re ordinary ownership costs that many homeowners already pay — or eventually will. While our home’s insurance is more expensive than what some pay, I didn’t include expenses for things like fence repair, sprinklers, fixing damaged siding, addressing grade, etc… I think this is a fair ballpark, and was honestly shocked when I added up the expenses laid out above.
While I’m not a condo convert just yet (I love having my own big yard and gardens), condo fees don’t give me pause anymore. I genuinely believe they are simply daylighting what we single-family-homeowners are already paying but just don’t track in the same way.
Shared Walls, Shared Expenses
In many condo or townhouse communities, HOA dues help distribute costs across the neighborhood in a more predictable way. Exterior maintenance, landscaping, snow removal, insurance on shared structures, amenities, and reserve funding are often bundled into one monthly payment.
With a detached home, those same responsibilities still exist, but they usually show up as:
- Seasonal bills
- Large maintenance projects
- Emergency repairs
- Weekend labor
- Irregular annual expenses
For some homeowners, the independence and autonomy to craft a yard to your specific vision is worth it. For others, the convenience and predictability of shared maintenance can actually create a lower-stress, lower-cost ownership experience.
Costs Colorado Buyers Often Underestimate
Insurance
Detached homes typically require more extensive insurance coverage than attached housing because the owner is responsible for the entire structure. Attached home homeowners typically carry only “walls-in policies that are $50-75/m.
Exterior Maintenance
Even well-maintained homes require ongoing investment. Hail, freezing and snow, and our intense sunshine can create real hardship for homeowners. Paint, fencing, roof repairs, sprinkler systems, tree trimming, gutters, and concrete all wear out over time.
Water & Irrigation
In Colorado’s dry climate, summer watering costs can climb quickly, especially for larger lawns. Many buyers underestimate the long-term cost of maintaining traditional landscaping. I know some homeowners who spend $600/m just for water from July-September.
Snow Removal & Yard Care
Whether you hire help or do it yourself, maintaining a property takes time, equipment, or money — and often all three. Some people love caring for a yard and managing every aspect of their property. Others would gladly trade that responsibility for simplicity and predictable monthly expenses.
HOA Fees Aren’t Automatically “Throwaway Money”
A well-managed HOA may cover costs that detached homeowners still pay independently — just in a less visible way. That doesn’t mean every HOA is good. Some are poorly run, underfunded, or overly restrictive for your needs. But comparing a home with no HOA to an attached home, without accounting for maintenance and ownership costs, is misleading.
Choosing the Right Fit
If you’re comparing housing options in Northern Colorado and want help evaluating the real monthly ownership costs beyond just the mortgage payment, I’m always happy to help buyers think through the numbers realistically.
