Not sure if a condo in The Glen or a single-family house in Glenview fits you best? You are not alone. The choice affects your monthly budget, weekend to-do list, commute, and long-term plans. In this guide, you will learn how costs, maintenance, HOA health, financing, and lifestyle tradeoffs compare in Glenview so you can buy with confidence. Let’s dive in.

Glenview options at a glance

Glenview gives you a true mix. The Glen offers condos and townhomes with walkable access to shops, dining, and parks. Nearby neighborhoods feature single-family homes with private yards and more space. Both options can work well. Your fit comes down to how you balance total monthly cost, time spent on upkeep, and the lifestyle you want.

Total cost of ownership

Buying price is only one piece. To get a clear picture, compare your full monthly number for each property type.

What to include in your monthly number

• Mortgage principal and interest.
• Property taxes. In Cook County, actual tax bills vary by property, so verify recent bills for comparable addresses.
• Homeowners insurance. HO-3 for most houses. HO-6 for condos, which is a walls-in policy because the association carries a master policy for the building and common areas.
• HOA dues if you buy a condo or a townhome with an association. These often cover exterior maintenance, snow removal, lawn care, shared utilities, and reserve contributions.
• Utilities. Some HOAs include certain utilities. Ask for a 12-month history.
• Maintenance and repairs. A common starting guideline is about 1 percent of a single-family home’s purchase price per year. Condo owners often have lower direct maintenance, but should plan for association reserve funding and possible special assessments.
• One-time or periodic costs. Closing costs, inspection items, and near-term capital projects.

Simple calculator you can use

Build a side-by-side monthly estimate for each property:

• Monthly mortgage P&I = based on price, down payment, interest rate, and term.
• Property tax per month = annual bill divided by 12.
• Insurance per month = annual premium divided by 12.
• HOA fee per month = as listed for the condo or townhome.
• Utilities per month = average of the past 12 months.
• Maintenance reserve per month = percentage of value divided by 12. For a house, start with 1 percent per year as a guideline. For a condo, start with 0.5 to 1 percent per year depending on the building and your unit’s finishes.

Total monthly estimate = mortgage + taxes + insurance + HOA (if any) + utilities + maintenance reserve.

Tip: When you compare a condo to a house, look at the all-in monthly number, not just the purchase price. Higher HOA dues might still be worthwhile if they replace big maintenance costs and include amenities you will actually use.

Maintenance and insurance

Your weekend workload and insurance needs differ by property type. Know what is on your plate and what the association handles.

Condos and townhomes

• Maintenance. Unit owners usually handle interior items. The HOA or condo association covers the exterior, roof, building systems, and common areas according to the governing documents. Townhomes vary. Some are fee simple and place more exterior work on the owner, while others include exterior coverage. Confirm in the bylaws.
• Insurance. You will carry an HO-6 policy that covers your interior, upgrades, personal property, and personal liability. The association has a master policy for the building and common elements. Ask for the insurance declarations and note the deductibles. Consider loss assessment coverage if appropriate.

Single-family homes

• Maintenance. You handle everything, including roof, exterior, landscaping, snow removal, and driveway. Budget time and money for routine care and for big-ticket items over time.
• Insurance. You will typically carry an HO-3 policy that covers the structure, personal property, detached structures, and liability.

HOA health checklist

The financial and operational health of an HOA affects your monthly costs and risk of special assessments. Request and review:

• Budget and actuals for the past 2 to 3 years and the current year.
• Reserve study and funding policy. Look for a plan to build adequate reserves.
• Board meeting minutes. Scan for repairs, insurance claims, litigation, and assessment history.
• Insurance declarations. Note coverages and deductibles on the master policy.
• Rules and regulations. Check pet policies, rental caps, noise rules, and modification limits.
• Owner occupancy mix. Lenders and buyers pay attention to investor percentages.
• Management. Professional management can improve consistency, but outcomes vary. Review the management agreement.

Financing and resale

Financing rules and buyer demand can differ for condos and houses. Plan ahead to protect your options.

Condo lending basics

Many lenders apply extra checks to condos. They may review owner occupancy levels, reserve funding, insurance, and any litigation. FHA and VA loans often require project approval. Conventional loans that follow Fannie Mae or Freddie Mac also have condo project standards. Get pre-approved with a lender who works often with local condo projects, and confirm your eligibility for the specific building you are considering.

Down payments and mortgage insurance

Conventional loans can start as low as 3 to 5 percent down for many primary residences. Some projects or lenders may require more for condos. FHA is often 3.5 percent down but depends on project approval. If you are buying a condo as an investment, expect stricter down payment and reserve rules.

Resale considerations in Glenview

In Glenview, single-family homes often draw buyers who value yards, space, and control over the property. Land value can be a key driver of long-term appreciation for houses. Condos and townhomes tend to appeal to buyers who want lower maintenance, proximity to amenities, and efficient layouts. For condos, marketability is influenced by HOA fees relative to taxes, the condition of building systems, owner occupancy rates, and rental rules. For houses, factors like lot size, school district, updates, and curb appeal matter.

Lifestyle and location fit

This decision is not only about math. Consider how you want to live day to day.

Commute and convenience

Glenview is a popular commuter suburb. Proximity to the Metra Milwaukee District North line and to major highways can be a deciding factor. Condos and townhomes near The Glen Town Center often put you closer to shopping, dining, and services, which can save time if convenience is a top priority.

Space, yard, and privacy

If you want a private yard, room for gardening, or the freedom to make exterior changes, a single-family home gives you more control. If you prefer to skip mowing and snow shoveling, a condo or certain townhome associations can handle those tasks.

Amenities and community

Many condo and townhome communities include fitness rooms, pools, clubhouses, and outdoor spaces you can enjoy without managing upkeep. If you value walkability, social events, and a built-in neighborhood feel, those features can be a big plus. If you prefer more separation and customization, a single-family home may suit you better.

Schools and parks

Many buyers consider school attendance boundaries and access to parks when choosing neighborhoods. Review official district resources to confirm boundaries and compare options in a neutral, data-informed way. The Glenview Park District offers a wide range of recreation options that can enhance your daily routine.

Quick buyer checklist

Use this list to compare a specific condo or townhome to a specific house.

• Ask your agent for 6 to 12 months of comparable sales by property type in Glenview. Focus on your target size and location.
• Verify recent property tax bills for comparable addresses in Cook County. Do not rely on averages alone.
• For condos and townhomes, request: bylaws and CC&Rs, budget and balance sheet, most recent reserve study, insurance declarations, meeting minutes, management agreement, litigation history, special assessment history, and owner vs tenant occupancy breakdown.
• Ask for 12 months of utility bills for each property. Note differences in gas, electric, water, and common utilities.
• Review maintenance records for the house. Focus on roof, HVAC, foundation, windows, and any permitted renovations.
• For condo buildings, ask about recent or planned capital projects and how they were funded.
• Confirm parking arrangements, storage, and any rules that affect your lifestyle, such as pet policies or renovation approvals.

Which one fits you?

• If you prioritize low maintenance, walkable access to shopping and dining, and predictable exterior care, a condo or townhome in or near The Glen can be a strong fit. Focus on HOA health, fees relative to your budget, and renter-to-owner ratios.
• If you want a yard, more privacy, and flexibility to update or expand over time, a single-family home may suit you better. Plan a larger maintenance reserve and account for property taxes and utilities.
• If you commute often, compare train access and highway convenience for each property. Measure actual travel times during your typical commute hours.
• If you are balancing budget and space, compare a like-for-like monthly cost. For example, line up a 2-bedroom condo and a smaller 2-bedroom house and run the same monthly template on both.

When you are ready, we can help you pull real Glenview comps, verify tax bills, and review HOA documents so your numbers are accurate and your risks are clear.

Ready to compare your shortlist or talk through next steps? Reach out to our team for local guidance, staging and market-prep ideas, and a plan tailored to your goals. Connect with Julie Bird to get started.

FAQs

What costs do condos in Glenview typically include in HOA dues?

• Many associations cover exterior maintenance, snow removal, lawn care, some shared utilities, amenities, and reserve contributions. Always confirm the exact inclusions in the budget and governing documents.

How do property taxes for condos and houses compare in Cook County?

• Taxes vary by parcel, not just property type. Verify recent tax bills for comparable properties to estimate your monthly taxes accurately for each option.

Is financing a condo in Glenview harder than a house?

• It can be, since lenders review condo project factors like reserves, owner occupancy, insurance, and litigation. Work with a lender experienced in local condo lending and confirm project eligibility early.

How should I compare a 2-bedroom condo to a small house?

• Build side-by-side monthly numbers that include mortgage, taxes, insurance, HOA dues, utilities, and a maintenance reserve. Compare the totals and weigh the lifestyle tradeoffs.

Are special assessments common in condo buildings?

• They happen when reserves are not sufficient to cover capital projects or insurance deductibles. Review the reserve study, funding policy, and assessment history to gauge the risk.

What HOA documents should I review before buying a condo or townhome?

• Request the bylaws and CC&Rs, budget and balance sheet, reserve study, insurance declarations, recent board minutes, management agreement, litigation history, current or pending special assessments, and owner vs tenant occupancy data.