Condos vs Townhomes Near Winter Park Resort

Picture this: you wake up to bluebird skies, stash your skis in minutes, and catch The Lift shuttle to first chair. If you are choosing between a condo or a townhome near Winter Park Resort, the right fit comes down to how you want to live, what you want to maintain, and whether you plan to rent. In this guide, you will compare real price ranges, HOA expectations, rental rules, and nearby areas so you can buy with confidence. Let’s dive in.

Quick definitions

Before you shop, it helps to clarify terms you will see in listings.

• Condo: You own the unit interior. The association manages exteriors, building systems, and shared areas. You pay monthly HOA dues for maintenance and amenities. See this simple overview of condo ownership basics.
• Townhome: A multi-floor attached home with a private entrance. It can be fee-simple or set up as a condo legally. Owners often have more control over exteriors and layouts, but HOA scopes vary. Learn how townhomes differ from condos.

What your money buys

Resort-proximate homes in Winter Park and adjacent Fraser neighborhoods range widely by age, size, finish level, and distance to the base area.

• Condos near the resort or shuttle: about $350,000 to $900,000 for typical 1 to 3 bedroom units. Entry points for studios and smaller one-bedrooms start in the low-to-mid $300Ks. Upgraded units or top locations can reach the high $700Ks to $900Ks.
• Townhomes near town or in Fraser: about $700,000 to $2.15M+ depending on age, size, garage parking, and new-construction premiums. Older or smaller options often start in the high $700Ks to $900Ks, while newer, larger homes in premium spots can reach the $1.6M to $2.2M range.
• Size ranges: many condos run roughly 400 to 1,300 square feet. Townhomes commonly offer about 1,300 to 2,600+ square feet.

Local values run above national averages and can be volatile year to year. Product type, location, and finish level create big pricing differences, so always compare live comps when you get serious about an address.

HOAs, maintenance, and privacy

Buying near the resort means weighing HOA dues and what they cover against how much control you want over maintenance.

HOA costs and inclusions

• Condo dues: commonly about $400 to $800+ per month in resort-area buildings. Larger complexes with more amenities and older buildings can run higher.
• Townhome dues: often about $300 to $700+ per month, though projects with private roads or robust exterior maintenance can overlap with condo dues.
• What’s typically included: master building insurance, snow removal, exterior care, common utilities, and sometimes heat or hot water. Many resort condos also include amenities like pools, hot tubs, or fitness rooms. For example, Silverado II highlights indoor amenities that appeal to vacation owners. Always confirm the exact inclusions in each association budget.

Maintenance and capital planning

• Condos: the association handles exteriors, shared mechanicals, and building systems. That reduces hands-on work for you, but it shifts risk to the HOA’s reserves and capital plan. Review the budget, reserve study, and recent meeting minutes to gauge special assessment risk. This condo versus townhouse primer explains how responsibilities often split.
• Townhomes: you may have more responsibility for your roof, decks, and exterior surfaces, depending on the legal setup. That can mean more control, sometimes lower dues, and more direct maintenance. Check the CC&Rs so there are no surprises.

Privacy, storage, and parking

• Townhomes often provide private entries, multi-level layouts, and a garage or dedicated parking. If you have ski, bike, and fishing gear, that extra storage matters.
• Condos typically rely on shared garages, assigned stalls, and common ski lockers. That keeps things simple, but you will trade some privacy for convenience and amenities.

Rental potential and rules

Short-term rental (STR) permissions and costs vary by town. If income is part of your plan, build these checkpoints into your decision.

Winter Park registration

If your property is inside the Town of Winter Park, you must register before advertising a short-term rental. The town lists a $150 registration fee, requires a Fire and Life Safety inspection by East Grand Fire for registration and renewal, and assigns a shared expiration date of September 30. Your registration number must appear on listings. Start with the town’s Good Neighbor and STR guidance. Ordinance No. 624, Series 2024, added the inspection requirement effective August 1, 2025.

Fraser permits and fees

If your property is in the Town of Fraser, you must obtain an annual STR permit. The town uses a per-bedroom fee structure, with the schedule showing a planned increase to $350 per bedroom beginning October 1, 2025. Fraser also requires a certificate of inspection from East Grand Fire and enforces stronger penalties for noncompliance. Review the latest details on Fraser’s STR registration page.

Unincorporated Grand County

Outside town limits, Grand County runs its own STR program, with permit fees calculated by advertised occupancy. The county gives a $100 per occupant example for fee calculation and caps maximum occupancy on permits. Check the county’s short-term rental page if your search area is outside Winter Park or Fraser.

Performance and seasonality

Market analytics show the lift you get from peak ski season. AirDNA reports the Winter Park market averages about 46% annual occupancy with an ADR around $438, while Fraser averages about 45% occupancy with an ADR around $366. Winter weekends and holidays perform best, with softer shoulder seasons. Explore market-level trends on AirDNA’s Winter Park overview.

Operating costs to plan for

Building a pro forma helps you avoid surprises. Typical STR expenses include property management at 15 to 30 percent of gross, professional cleaning per turnover, utilities, higher insurance, ongoing repairs, furnishing costs, and platform or service fees. Use a calculator to stress-test seasonality and occupancy sensitivity. This Airbnb rental calculator offers a simple framework.

HOA and lender considerations

Even with a municipal permit, an HOA can limit or ban STRs or set minimum stay rules. Some condo projects can also face lender or insurer constraints related to reserves or building compliance, which can affect financing or resale. Always review CC&Rs, house rules, and the most recent association documents before you commit.

Where to look near the resort

Here are resort-proximate areas and projects you will see in your search. Each offers a different blend of access, amenities, and space.

• Downtown Winter Park/Main Street. Walkable location for dining and retail, plus easy access to The Lift shuttle.
• Kings Crossing and Kings Crossing Place. A mix of condos and townhomes near town with shuttle access in most addresses.
• Hi Country Haus. Classic riverfront condo community known for amenities like pools and hot tubs and a range of unit sizes.
• Silverado II. Resort-style condo product that markets indoor amenities to vacation users. Review amenity examples on the Silverado II overview.
• Fraser Crossing and Rendezvous zones (Fraser). Close to town with larger townhome and newer inventory in several neighborhoods.
• The Landing and Vasquez Road corridor. Newer townhome developments with convenient access to downtown Winter Park and resort transit.

Which is right for you?

Use these cues to match property type to your goals.

• Pick a condo if you want lock-and-leave simplicity, shared amenities like a pool or hot tub, and the lowest exterior maintenance. Many buyers favor condos for part-time use and STR potential near the resort core.
• Pick a townhome if you want more space, a garage for gear, and a more private, multi-level layout. Townhomes often suit full-time living or larger second homes.
• If budget is your top filter, condos typically offer lower entry prices.
• If newer finishes and larger floor plans matter most, townhomes usually command a premium.
• If rental income is part of your plan, both can work. Check HOA rental rules first, then confirm permits with the town or county.

Cost comparison checklist

Before you write an offer, line up apples-to-apples carrying costs.

• Purchase price and anticipated appreciation range for the product type.
• HOA dues, what they include, and any planned increases.
• Association budget, reserve study, and recent meeting minutes to assess capital risk.
• Utilities not covered by the HOA, including heat, hot water, and internet.
• Property taxes and insurance premiums, especially for STR coverage.
• Parking and storage details, including garage type and gear storage.
• Furnishing and setup costs if you plan to rent.
• STR eligibility: HOA permissions, municipal permit steps, and inspection timing.
• STR operating costs: management fee, cleaning, and supplies.
• Seasonality planning: conservative ADR and occupancy scenarios.

Ready to compare live listings and HOA documents side by side? That is where a local, hands-on process saves you time and money.

If you are weighing condos versus townhomes near Winter Park Resort, you do not have to decide alone. I can help you match lifestyle goals and budget to specific buildings and neighborhoods, and pull the STR and HOA details that make or break returns. When you are ready, start your search with Erin Life.

FAQs

What is the main difference between a condo and a townhome near Winter Park?

• Condos focus on interior ownership with the HOA managing exteriors and shared systems, while townhomes often give you more control over exteriors and layouts, but HOA scopes vary by project.

What HOA dues should I expect near the resort?

• Many condos run about $400 to $800+ per month depending on amenities and age, while townhomes often run about $300 to $700+ per month, with overlap based on each community’s services.

Can I short-term rent a condo or townhome in Winter Park?

• Yes, if allowed by your HOA and permitted by the town; Winter Park requires registration, a $150 fee, a Fire and Life Safety inspection, and listing the registration number on ads per the town’s Good Neighbor guidance.

How do Fraser’s short-term rental fees work?

• Fraser uses a per-bedroom fee structure and requires an annual STR permit, with the fee schedule showing a planned increase to $350 per bedroom beginning October 1, 2025.

What kind of rental performance can I expect?

• Market data shows Winter Park averages around 46% annual occupancy with an ADR near $438, and Fraser averages about 45% occupancy with an ADR near $366, with peak demand in winter.

Are townhomes better for full-time living than condos?

• Many full-time residents prefer townhomes for space, privacy, and garages, while condos appeal to buyers who want low maintenance and on-site amenities for part-time or vacation use.