Ann Arbor, Michigan Condo Ownership Costs

Washtenaw County and City of Ann Arbor apply school district levies that vary across townhome parcels. Purchases reset tax exposure—budget on acquisition price.

Principal residence exemption rules affect owner-occupant bills.

• Confirm school district on each listing
• Model tax with county equalization data
• Compare downtown with suburban townhome millage

Heavy winter wear drives plowing contracts, roof maintenance, and parking lot resurfacing. Reserve studies should document envelope lines sized for freeze-thaw.

Ice dam repairs appear in minutes on older conversions.

• Review snow contract budgets
• Read minutes for roof leak repairs
• Compare reserve percent funded on similar-age stock

University of Michigan proximity supports rental demand. CC&Rs may cap leases; owner-occupancy ratios affect conventional financing.

Investor-heavy buildings may show faster common-area wear.

• Read rental restriction CC&Rs
• Confirm owner-occupancy for lender review
• Compare student-adjacent stock with owner-heavy suburbs

1960s and 1970s conversions share boilers and risers that trigger assessments when modernized. Minutes often reference mechanical votes years before work starts.

Request engineer reports on boiler or elevator projects.

• Scan minutes for mechanical modernization
• Request reserve study mechanical lines
• Use special assessment calculator on disclosed ranges

With placeholder numbers, $298,000 Kerrytown loft, 15% down, $395 HOA from the resale budget, Washtenaw County Equalization tax at ~1.48% of value (~$367/month), HO-6 $960/year ($80/month), plus a $5,600 shared boiler and parking-deck assessment over 28 months ($200/month) → roughly $2,920/month before PMI.

Contrast that with a South University townhome at $265K with $340 HOA but volunteer reserve tracking — the lower list price can still lose when Detroit secondary towers carry lower tax but Ann Arbor university-adjacent reassessment outpaces Grand Rapids reserve spreads.