Are Condos a Good Investment?

Condos can be a smart real estate investment for those seeking lower maintenance responsibilities and access to desirable locations. Often situated in urban centers or vacation destinations, condos typically come with shared amenities like gyms, pools, and security, making them attractive to renters and buyers alike.

While they can offer steady rental income and potential appreciation, investors must consider factors like homeowners association (HOA) fees, rules, and market demand to determine if a condo fits their financial goals and investment strategy.

Are Condos a Risky Investment?

Depending on the location, condos can be the hottest investment you make in the real estate market. Buying a condo that’s close to a college, an art gallery, a town center, or any other commercial area can drive demand.

If you’re new to real estate investments and aren’t prepared to micromanage your properties, the maintenance fee can take care of certain services. The condo may employ staff to take out the trash, clean windows and doors, do domestic repairs like fixing the roof, take care of landscaping and snow-shoveling services, and offer security, among other services.

Conversely, buying an old or dated condo can be a risky investment. An aged condo can depreciate faster than homes in the same neighborhood. And if your condo is in the middle of the rural U.S., you may shoot yourself in the foot. Location plays a key role in determining the value of a condo. Because the price of a condo does not equal the price of the land it is on, condos have the potential to rapidly depreciate.

Do Condos Appreciate in Value?

Condos can appreciate in value over time just like any other type of real estate property. However, the extent of appreciation can be affected by various factors. One key factor that influences a condo’s appreciation potential is its location. Condos in desirable neighborhoods or those located in close proximity to amenities such as public transportation, shopping centers, and schools tend to appreciate at a higher rate compared to condos in less desirable areas.

Another important consideration is the condition and maintenance of the condo complex. Well-maintained buildings with modern amenities and a strong homeowners’ association tend to attract more buyers and command higher prices, leading to quicker appreciation. On the other hand, neglect or poor management of the building can result in stagnant or declining property values.

How to Buy Condos as an Investment

Unlike other types of investments, you can’t buy a condo instantly. The process of buying a condo for investment can sometimes take weeks or even months. Here are some steps to follow to start investing.

1. Understand the Investment Strategy

Condos can generate income through long-term rentals, short-term rentals (like Airbnb), or appreciation in value over time. Decide your approach upfront: cash flow vs. capital gains.

2. Evaluate the Local Market

Research neighborhoods with strong rental demand, job growth, and low vacancy rates. Look for areas with limited new condo supply or growing populations. Cities with tourism or college towns often perform well for short-term rentals.

3. Assess Condo Association Rules and Fees

HOA (Homeowners Association) fees can kill returns. Review:

• Monthly dues and special assessments
• Rental restrictions (some HOAs ban or limit rentals)
• Reserve funds and the financial health of the HOA
• Coverage of insurance and maintenance

4. Crunch the Numbers

Run a cash flow analysis:

• Gross income (monthly rent or nightly rate × occupancy rate)
• Operating costs (HOA fees, property taxes, insurance, management, maintenance, vacancies, etc.)
• Calculate Net Operating Income (NOI), cap rate, and cash-on-cash return.

5. Get Financing

You’ll need a conventional loan with 15-25% down. Some lenders are strict about financing condos; check if the building is “warrantable” (meets Fannie Mae/Freddie Mac guidelines). Unwarrantable condos can mean higher interest rates or limited loan options.

6. Inspect and Vet the Property

Always get a home inspection. Review recent building repairs and future maintenance plans, especially roofs, plumbing, elevators, and foundations. Review minutes from HOA meetings for red flags.

7. Factor in Exit Strategy

Will you flip, refinance, or hold long-term? Condos appreciate more slowly than single-family homes and may be harder to resell if HOA finances are shaky or if there are ongoing lawsuits.

Can You Use an Online Broker to Invest in Condos?

Yes, you can use an online broker to invest in condos. Most online real estate broking platforms offer a local list of homes, apartments, condos, and villas. Based on your preference, you can apply advanced filters such as price range, property type, size, and number of bedrooms and bathrooms to match your needs. Most online brokers give you an additional option to find a realtor or an agent to assist you in your investment journey.

Advantages of Condo Investments

Now that you know how to invest in real estate, here are a few merits of owning a condo:

• Great for those just getting started: Many condos cost less to buy than regular houses, giving new investors a good head start on their real estate portfolio.
• Hassle-free maintenance: Condos charge a flat maintenance fee that covers the cost of basic facilities. As an investor, you can be hands-off and sit back and relax while your tenant enjoys their stay.
• Amazing amenities: Many condos come fully equipped with a gym, pool, spa, yoga center, community hall, and security.
• Early bird offers: Condos under construction or in development may offer lucrative investment options. You can expect a less than 20% deposit on the overall price for early investors.
• Liquidation: Condos may be quickly resold on the real estate market for cash. This can come in handy as an exit strategy for investors facing financial emergencies.

Disadvantages of Condo Investments

While there are many pros of investing in a condo, there are a few cons you need to keep in mind before making a decision.

• Homeowners association (HOA) fees: HOAs are governing bodies appointed by the condominium. The HOA charges you a fee for amenities and upkeep. It can cost you anywhere between $100 to $300 or more per month, depending on the property. It’s a heavy recurring cost on your investment that you, as the owner, will have to shell out of your own pocket. Be sure to take this cost into account before buying a condo.
• HOA restrictions: You and your tenant must adhere to the rules and regulations set by the HOA. The HOA has the final say in policies such as allowing pets inside condos, designating car parking for tenants, allowing loud music to play, and so on. In some cases, the association may even stipulate terms for renting your condo for short-term stays on third-party rental platforms such as Airbnb and Booking.com.
• Finicky financing: Independent money lenders might require you to live in the condo for the first year before renting it out. Banks may even charge you a flat 25% down payment on your mortgage loan. Some lenders will also have certain criteria that the HOA must qualify for before approving a loan.
• Real estate depreciation: Compared to single-family homes, condos are generally resold at lower prices. You have the option to upgrade the facilities inside your condo to increase its market value, but you might be required to get approvals from the HOA in order to do so.
• Rash residents: While wear and tear are inevitable, occasionally, residents might be irresponsible and fail to keep their condo in mint condition.

Calculating ROI on Condos

Turning a profit on your condo investment isn’t a simple task. Consider expenses that have to be accounted for before determining the return on your investment.

Let’s say you buy a condo with 2 bedrooms and 2 baths for $80,000. You can rent it out to an individual for $1,000 per month. Before you get excited by the $12,000 gross revenue you might receive every year, consider the expenses that come along with owning a condo.

Substantial expenses include your property tax at $800 per year, condo insurance at $450 per year, HOA fees at $3,600 per year, and a reserve for incremental damages at $2,000 per year. Subtract these costs from your $12,000-per-year earnings, and you could still be left with about $5,000 in your bank account. That’s more than a 6% return on your investment.

Condos Can Be a Smart Investment for First-Time Buyers

Condos can be a smart investment, but be careful not to rush into it. Apart from doing an in-depth analysis of the real estate markets, you should also consider talking to other condo owners in the vicinity before making an investment. If you’re an investor with limited time to manage your properties, a condo could be a good fit for your needs. Your passive income collected as rent could put you in a better position to make bigger and wiser investments.

Frequently Asked Questions