Thinking about buying in the Hershey–Hummelstown area and wondering which will cost less over the next five years: a townhome or a single-family home? You want predictable monthly expenses, a smart long-term plan, and confidence that you are not missing hidden costs. In this guide, you will learn how to compare 5-year ownership costs step by step, what to verify for each property, and how HOA coverage changes your bottom line. Let’s dive in.
How 5-year costs differ locally
Hummelstown and nearby neighborhoods that market as “Hershey” include a mix of older single-family homes, newer subdivisions, and planned townhome communities. Some townhomes carry HOA dues that bundle exterior maintenance, while many single-family homes are fee-simple with the owner handling yard and exterior work. Your actual 5-year cost depends on what the HOA covers, the age of major systems, utility usage, and property taxes tied to assessed value.
Two buyer profiles often approach this tradeoff differently:
- First-time buyers often prefer predictable monthly costs and lower exterior maintenance. Townhomes with well-run HOAs can be appealing.
- Move-down buyers may prefer private yards, single-level layouts, and control over maintenance timing. A single-family home can deliver that flexibility.
What to include in your 5-year model
Build your comparison with the same line items for both property types. Replace placeholders with verified figures for the specific address.
HOA and condo fees
- Include monthly or quarterly dues, what they cover, any planned increases, and special assessments.
- Townhomes usually have mandatory dues for exterior upkeep and common areas. Single-family homes may have none or low, optional HOA fees.
- Verify with HOA documents: CC&Rs, current budget, reserve study, meeting minutes, and the master insurance declarations page.
Exterior maintenance and landscaping
- Include lawn care, tree work, snow removal for driveways and walks, exterior painting or siding, deck repairs, gutters, and driveway sealing.
- Single-family homes typically have higher out-of-pocket yard and exterior costs. Townhome owners may pay less directly if the HOA covers these items.
- Costs depend on lot size, roof and siding age, mature trees, and local labor rates.
Major systems and repairs
- Include inspection-based estimates for roof, HVAC, water heater, windows, and any shared systems.
- Townhomes may shift exterior replacements to the HOA, which reduces owner risk in some communities but adds exposure to special assessments.
- Single-family owners bear replacement costs but control timing and scope.
Insurance
- Include your individual policy and understand how it interacts with any HOA master policy.
- Single-family homes usually require an HO-3 policy that covers the structure and contents.
- Townhome owners often carry an HO-6 or HO-3 with endorsements, depending on what the master policy covers. Verify deductibles and required coverage.
Utilities
- Include electricity, heating fuel, water and sewer, trash, and internet. Use 12–24 months of seller bills if available.
- Townhomes sometimes include trash or exterior lighting in dues. Single-family homes may see higher water usage for irrigation and larger spaces.
- Ask whether utilities are individually metered and confirm providers for the address.
Property taxes
- Taxes depend on assessed value and millage, not property type. Larger lots and improvements can increase assessments.
- Use county records to confirm assessed value and calculate based on current millage rates.
- Check for reassessment triggers and any local assessments.
Financing and closing costs
- Include down payment, interest rate, lender and title fees, transfer tax, and initial escrow deposits.
- Lenders review HOA strength for attached homes. Dues count toward your qualifying ratios.
- Ask about underwriting guidelines for the specific community and any HOA questionnaires.
Resale considerations
- Liquidity can differ by property type and HOA. High dues, low reserves, or frequent assessments can impact value.
- Proximity to local employers and amenities affects demand across both property types.
Build your model in 5 steps
Use the same method for each property so your comparison is apples to apples.
- Gather documents and bills
- HOA: CC&Rs, current budget, reserve study, master insurance declarations, last 3 years of dues history, and recent meeting minutes.
- Seller: 12–24 months of utility bills, maintenance records, system ages, and any recent inspection reports.
- Municipality and county: current property tax assessed value and millage, water and sewer rates, and trash details.
- List your line items
- Mortgage principal and interest
- Property taxes
- Homeowner insurance or condo/townhome policy
- HOA dues and any special assessments
- Utilities: electric, heating fuel, water/sewer, trash, internet
- Routine maintenance and landscaping
- Major systems or replacements expected within 5 years
- Choose assumptions carefully
- Inflation for utilities and maintenance: 2–4% per year
- HOA dues changes: 0–5% per year, based on budget history
- Property tax change: 0–3% per year, subject to reassessment
- Maintenance reserve: 1–3% of value per year for single-family. For townhomes, lower for exterior if HOA covers it, but still budget for interior and limited common elements.
- Run three scenarios
- Conservative: low maintenance, no special assessments, newer systems
- Typical: moderate maintenance, modest HOA increases, routine service
- High: special assessment or a major replacement like HVAC or roof
- Present totals clearly
- Show cumulative 5-year cost and the monthly equivalent.
- Keep a side-by-side summary so you can compare outcomes quickly.
Quick worksheet template
Use this checklist to plug in numbers for each property. Replace amounts with verified figures.
| Line item | Year 0 | Year 1 | Year 2 | Year 3 | Year 4 | Year 5 |
|---|---|---|---|---|---|---|
| Closing costs | $ | |||||
| Mortgage (P&I) | $ | $ | $ | $ | $ | |
| Property taxes | $ | $ | $ | $ | $ | |
| Insurance | $ | $ | $ | $ | $ | |
| HOA dues | $ | $ | $ | $ | $ | |
| Utilities | $ | $ | $ | $ | $ | |
| Routine maintenance | $ | $ | $ | $ | $ | |
| Landscaping/snow | $ | $ | $ | $ | $ | |
| Special assessments | $ | $ | $ | $ | $ | |
| Major systems | $ | $ | $ | $ | $ |
- 5-year total: add all rows. Show a monthly equivalent by dividing by 60.
- Label everything “estimate” until verified by documents.
Townhome vs single-family: cost drivers
When a townhome can cost less
- The HOA covers exterior roofing, siding, snow, lawn, and trash for less than you would spend on your own.
- Systems are newer, and the reserve study shows healthy funding with no pending special assessments.
- Smaller, efficient floor plans reduce heating and cooling costs.
When a single-family can cost less
- No or low HOA fees, manageable lot, and DIY or low-cost landscaping.
- Newer or recently replaced roof, HVAC, and windows reduce near-term replacement risk.
- Competitive insurance rates and a favorable assessed value.
How to read HOA health
- Reserves: A current reserve study and adequate savings signal lower special assessment risk.
- Dues history: Steady, modest increases align with normal inflation. Flat dues with rising costs can mean a catch-up assessment later.
- Insurance: Confirm master policy coverage, deductibles, and what the unit owner must insure.
- Delinquencies: A high delinquency rate can indicate financial stress.
Local verification checklist
Use local records and provider contacts to verify costs for a Hummelstown address.
- HOA documents and management contacts for budget, reserve study, and insurance declarations
- Dauphin County Assessment Office for assessed value and millage
- Hummelstown Borough Authority for water, sewer, and trash details
- Utility providers serving the address for electric and gas usage and rates
- Seller documents for 12–24 months of utilities and service records
- FEMA flood maps to confirm whether flood insurance is needed
Three example scenarios to test
These are structure-only examples. Replace each figure with verified numbers from the property, HOA, and bills. Label your final totals as estimates until verified.
Conservative scenario
- Assumptions: newer systems, low routine maintenance, no special assessments, modest HOA increases of 0–2% per year, utilities at recent 12-month average.
- Use a 1–2% annual maintenance reserve for single-family and a smaller interior-only reserve for townhomes if HOA covers exterior.
Typical scenario
- Assumptions: routine HVAC service, minor repairs, HOA dues rising 2–3% per year, utilities increasing 2–4%.
- Include one mid-cost repair such as a water heater or window replacement in Year 3–4.
High scenario
- Assumptions: roof or HVAC replacement within 5 years or an HOA special assessment, plus higher utility inflation.
- Increase maintenance reserve to the top of the range and confirm financing options if a large repair is likely.
Negotiation tips to reduce your 5-year cost
- Ask for seller credits or price adjustments if inspection reveals near-term replacements like roof or HVAC.
- Make your offer contingent on reviewing HOA documents, including the budget, reserve study, and insurance.
- If reserves appear thin, negotiate protections such as prepaid dues or credits.
- For single-family homes, request landscaping and snow quotes so you can compare against typical HOA coverage in townhome communities.
What to verify before you decide
- HOA coverage: Precisely what the dues include and what remains your responsibility.
- Reserve study and minutes: Signs of upcoming projects or assessments.
- Insurance: Master policy scope for townhomes and required unit-owner coverage. Compare premiums across 2–3 local agents.
- Utilities: Bills for the last 12–24 months to capture seasonal heating and cooling.
- Property taxes: Current assessed value, millage, and any pending municipal assessments.
Putting it together
There is no universal winner. The better choice depends on the specific property, HOA health, and how you plan to live in the home. If you want predictable monthly costs and less exterior work, a townhome with strong reserves and clear coverage can be a smart fit. If you value control over maintenance timing and prefer a private yard, a single-family home may deliver better long-term value.
If you want help modeling 5-year costs for a specific Hummelstown or Hershey listing, reach out to Denise. We will gather the HOA documents, utility bills, and inspection reports so your decision is based on verified numbers. Ready to compare properties side by side? Schedule a consultation with Denise Bollard.
FAQs
How do I compare monthly budgets for townhome vs single-family?
- Build a 5-year worksheet for both using the same line items, then convert each 5-year total to a monthly equivalent by dividing by 60.
What do HOA fees usually cover in Hershey–Hummelstown?
- Coverage varies by community, but often includes exterior maintenance, snow and lawn, common-area insurance, and reserves. Always verify with the HOA budget and CC&Rs.
Will HOA dues go up over time?
- Many HOAs raise dues annually to keep pace with costs. Review the last 3 years of increases, current budget, and reserve study to estimate future changes.
Do lenders treat townhomes differently from single-family homes?
- Lenders review HOA health for attached homes and include dues in your qualifying ratios. Some communities require additional documentation during underwriting.
How should I plan for utilities in central Pennsylvania?
- Use 12–24 months of bills to capture winter heating and summer cooling. If bills are unavailable, estimate using state averages, then refine once you obtain actual usage.
Do property taxes differ by property type?
- Taxes are driven by assessed value and millage, not whether the home is a townhome or single-family. Larger lots and improvements often carry higher assessments.
