Trying to choose between a rowhome and a condo in Northern Liberties can feel like comparing apples and oranges. You want a great home and an easy daily routine, without surprise costs or headaches. In this guide, you will learn the real differences in cost, maintenance, outdoor space, noise, and parking, plus a simple quiz and a buyer checklist. Let’s dive in.
Northern Liberties at a glance
Northern Liberties is a walkable neighborhood with restaurants, small parks like Liberty Lands, and quick access to Center City. Housing options range from classic Philadelphia rowhouses to boutique and mid-rise condo buildings. You will also see converted industrial buildings and townhouse-style condos that blend rowhome living with condo ownership rules. For neighborhood context and maps, the Philadelphia City Planning Commission is a helpful resource.
What you are buying
Rowhome basics
A rowhome is a fee simple, attached single-family house. You own the structure and the lot, which often includes a small rear yard and sometimes a roof deck. Many are renovated, and some include rare off-street parking. You handle all exterior and interior maintenance.
Condo basics
A condo is ownership of your unit interior plus a shared interest in the building’s common areas. In Northern Liberties, condos range from 2 to 6 unit conversions to larger mid-rise buildings with amenities. You pay a monthly HOA fee that covers common maintenance and the building’s insurance for common elements. Some rowhome conversions are legally condos, so the legal form matters for financing and rules.
Cost, taxes, and fees
How to compare monthly cost
Look at the full picture, not just the list price. Estimate your total monthly housing cost as:
- Mortgage principal and interest
- Property taxes
- Homeowners insurance
- HOA fees for condos, if any
- Utilities and a maintenance reserve
For a rowhome, add a maintenance reserve because you own the roof, exterior, and systems. A conservative placeholder for older homes is 3 to 5 percent of the home value annually, adjusted after a professional inspection.
Property taxes and programs
Philadelphia taxes are based on assessed value, and reassessments can change future bills. Review current rates and any tax relief options on the City’s property tax pages through the City of Philadelphia. Your specific bill can differ from the seller’s after a sale, so build a buffer in your budget.
HOA fees vs. single-family costs
- Condos: HOA fees typically fund exterior maintenance, common utilities, building insurance, management, and reserves. Fees vary by building size, age, and amenities.
- Rowhomes: No HOA fees unless part of a condo or HOA community. You pay directly for repairs, roof work, masonry, and yard upkeep.
If you want predictable costs and shared maintenance, condos can be appealing. If you want more control over repairs and improvements, a rowhome may suit you better.
Financing and insurance
Loan differences to know
Rowhomes are usually straightforward for financing, subject to property condition. Condos can have extra steps. Lenders often review the building’s owner-occupancy ratio, reserves, litigation, and other factors. If you plan to use an FHA loan, check a building’s status on the HUD condominium approval list before you fall in love with a unit.
Insurance and flood risk
Condo buyers typically carry an HO-6 policy for interior finishes and contents, while the HOA carries a master policy for the building shell and common areas. Rowhome owners carry full homeowners insurance for the structure, which can be higher since you own the exterior and lot. Northern Liberties’ proximity to the river means you should check your location on the FEMA Flood Map Service Center. If the property is in a mapped flood zone and you have a loan, flood insurance may be required.
Lifestyle trade-offs
Maintenance
- Rowhomes: You control the timing and quality of repairs but take on full responsibility for roof, exterior walls, and systems. Older structures can need capital work over time.
- Condos: The HOA manages exterior and common systems, though fees and special assessments can change. Review the building’s reserves and maintenance history.
Outdoor space
- Rowhomes: More likely to have a private rear yard, small front area, and potential for a roof deck. This is great if you want space for gardening, pets, or relaxed outdoor time.
- Condos: Expect smaller private balconies or terraces. Some buildings offer shared courtyards or rooftops that can work well for entertaining.
Noise and privacy
Northern Liberties is active, especially near 2nd Street and commercial corridors. Rowhomes give you a private entrance and vertical separation, though party walls can transmit sound. Condos can have sound from neighbors above or beside you. Visit at different times, talk to neighbors, and ask about soundproofing and past noise complaints.
Parking and transit
Street parking is common and can be tight on some blocks. Check the Philadelphia Parking Authority’s Residential Parking Permit program for rules by zone. Some rowhomes have rear garages or a private space, which is valuable. Certain condo buildings include deeded or assigned parking, or offer spaces for rent or sale. The neighborhood is walkable and has bus routes and bike lanes, which can reduce your car needs.
Quick lifestyle quiz
Score each from 1 to 5. Higher scores indicate stronger importance to you.
- Private outdoor space matters to me: 1 to 5
- I am comfortable managing or hiring for maintenance: 1 to 5
- I want predictable monthly costs and shared upkeep: 1 to 5
- I have low tolerance for neighbor noise: 1 to 5
- Guaranteed parking is a priority: 1 to 5
- Building amenities are important to me: 1 to 5
Interpretation:
- More points on outdoor space, maintenance comfort, and parking often point toward a rowhome.
- More points on predictable costs and amenities often point toward a condo.
- Use this as a guide, then confirm with specific properties and budgets.
Due diligence checklist
For condos
- Request HOA documents: bylaws, declaration, budget, reserve study, insurance certificate, meeting minutes, and any special assessments.
- Ask about owner-occupancy ratio, reserves, recent capital work, and pending litigation.
- Confirm parking details: deeded, assigned, or leased.
- If using FHA or VA, confirm project eligibility and lender approval status.
For rowhomes
- Get a full inspection focused on roof, masonry, chimneys, drainage, foundation, and HVAC.
- Ask about party wall conditions and any shared maintenance agreements.
- Confirm property lines, alley access, and any rear-yard or alley arrangements.
For both
- Visit at different times to gauge street noise and activity.
- Check flood maps and any past loss claims or sewer history.
- Request block-level comparable sales, not just neighborhood averages.
- Get insurance and loan quotes that reflect HOA fees or flood coverage, if required.
Resale considerations
Features that tend to draw buyers in Northern Liberties include off-street parking, private outdoor space, and thoughtful renovations. Days on market can vary by block, building, and price point. Compare comps for both condos and rowhomes in your target area, and factor in amenities, noise exposure, and parking availability when you assess value.
How we help you choose
You deserve a calm, data-backed path to the right home. Our team helps you compare real monthly costs, review HOA health, validate parking and storage, and run block-level comps so you can move forward with confidence. If you are weighing a specific rowhome versus a condo, we will walk you through the trade-offs step by step and build a plan that fits your lifestyle and budget.
Ready to find your fit in Northern Liberties? Connect with The Josh Allen Team for clear guidance, neighborhood insight, and a smart home search strategy.
FAQs
What is the main difference between a rowhome and a condo in Northern Liberties?
- A rowhome is fee simple ownership of the entire structure and lot, while a condo is ownership of your unit interior plus a shared interest in the building’s common elements with monthly HOA fees.
How do HOA fees work in Northern Liberties condo buildings?
- HOA fees fund common-area maintenance, exterior repairs, building insurance for common elements, management, and reserves, and the amount varies by building size, age, and amenities.
Do I need flood insurance near the Delaware River?
- If the property is in a mapped flood zone and you have a loan, lenders typically require flood insurance, so check your address on the FEMA Flood Map Service Center.
Can I use an FHA loan to buy a condo here?
- Possibly, but many lenders require the building to meet condo project standards, so verify the building on the HUD condominium approval list and confirm with your lender early.
How should I compare total monthly costs between a rowhome and a condo?
- Add mortgage, taxes, insurance, utilities, and either HOA fees for a condo or a maintenance reserve for a rowhome, then compare the totals side by side.
How is parking handled for rowhomes and condos in Northern Liberties?
- Many blocks rely on street parking with resident permits, some rowhomes have private spaces, and certain condo buildings include deeded or assigned parking, so confirm details and check the Residential Parking Permit program.
