Are you seeing more than one fee when you look at Reston homes and condos? You are not alone. Between a condo or cluster HOA and the Reston Association assessment, it can be hard to compare apples to apples. This guide breaks down what each fee usually covers, how they affect your budget, and the due diligence to do before you write an offer. Let’s dive in.
Reston’s association layers at a glance
Buying in Reston often means two layers of associations. Many properties belong to the Reston Association (RA) and also to a local condo association or a smaller cluster HOA. You need to plan for both when you build your monthly budget.
- Reston Association manages communitywide amenities and services across Reston. Think pools, community centers, trails, lakes, events, and design review where applicable. Properties inside Reston commonly pay an RA assessment in addition to any local association.
- Condominium associations govern multi-unit buildings. Your monthly condo fee funds building systems, shared elements, and services that individual owners cannot maintain alone.
- Cluster or subdivision HOAs cover a small neighborhood, often townhomes. Coverage ranges from minimal common-area care to private road maintenance and, in some cases, exterior upkeep for attached townhouses.
Always verify if a specific property owes RA assessments and what the local association covers. RA does not replace a building’s condo association or a cluster HOA’s responsibilities.
What condo fees usually cover
Condo fees bundle many building costs into one payment. The exact list is set by the bylaws and budget, but common items include:
- Exterior and structural care such as roofs, façades, and foundations
- Common systems like elevators, hallway HVAC, lighting, and life-safety equipment
- Building insurance through a master policy for common elements and, depending on policy type, portions of unit interiors
- Utilities for the building such as water and sewer, and sometimes heat if a central system serves the building
- Trash and recycling services
- On-site staffing such as property management, maintenance, or concierge/security if offered
- Amenities including a fitness room, pool, clubhouse, or party spaces
- Reserves for capital projects to replace big-ticket items over time
- Management, accounting, legal, and admin costs
- Snow removal and grounds care where these are part of common areas
What cluster HOA dues cover for townhomes
Cluster or subdivision HOA dues are usually lower than condo fees, but coverage varies widely by community. Typical items include:
- Landscaping and common-area maintenance at entrances, tot-lots, or shared greens
- Private road and sidewalk upkeep if streets are not county maintained
- Snow removal for private roads and shared areas
- Street lighting and signage for private drives
- Exterior maintenance for attached townhomes only if stated in the CC&Rs
- Neighborhood amenities such as a small playground or pool in some clusters
- Liability insurance for common areas and reserves for community-level needs
In many townhome communities, you are responsible for your roof, siding, and exterior systems unless the governing documents say otherwise. Check the maintenance responsibility section closely.
What the Reston Association assessment covers
RA assessments support amenities and services across Reston that individual neighborhoods cannot provide on their own.
- Communitywide amenities such as neighborhood pools, community centers, trails and pathways, and access to lakes
- Recreation and community programs and events
- Design review and community standards for properties subject to RA oversight
- Administration and reserves to maintain RA infrastructure
RA does not cover private building systems, your unit interior, or responsibilities that belong to a condo or cluster HOA.
What fees typically do not cover
Items not usually covered
- Interior repairs to your home or unit such as appliances, cabinets, or finishes
- Your personal property and liability insurance
- Individual utilities that are not centralized by the association
- Mortgage payments, property taxes, or income taxes
Insurance details to confirm
- Master policy type: bare walls, walls-in, or full replacement
- Deductible levels and whether an association deductible can be charged back to owners after a claim
- Whether separate flood or wind/hail coverage is needed
- Required owner policy: HO-6 for condos or a standard homeowners policy for fee simple homes
Budgeting: condo vs townhome in Reston
The trade-off is simple. Condos usually have higher monthly fees that include building systems, some utilities, and insurance. That can make monthly costs feel predictable. Townhomes often have lower HOA dues, but you may pay for more exterior work and utilities out of pocket, which can vary over time.
Use this simple formula when you compare homes in Reston:
- Total monthly cost = Mortgage + Property tax + Owner insurance + Utilities + (Condo fee or HOA dues) + RA assessment
A few budgeting tips:
- A condo with a higher fee that includes water, heat, and building insurance can be cost-competitive with a townhome that has a lower HOA but separate utility and exterior costs.
- Ask for the last 3 to 5 years of fee history to see how dues have changed.
- Review the reserve study and current balance. Strong reserves reduce the risk of special assessments.
- If you are considering a townhome, price out likely capital repairs in the next 2 to 5 years, such as a roof or siding project, and add a cushion for those costs.
Due diligence checklist for Reston buyers
Do this homework before you submit an offer. It helps you avoid surprises and compare homes on true costs.
Documents to request
- Current-year budget and the last 2 to 3 years of budgets and actuals
- Most recent reserve study and current reserve fund balance
- Board meeting minutes for the last 12 to 24 months
- CC&Rs, bylaws, and rules to confirm maintenance, parking, rentals, and pet policies
- Insurance certificates showing master policy type and deductibles
- Notices about any special assessments or approved capital projects
- Current assessment amounts and any approved increases
- Management company contract and contact information
- Litigation disclosures and status
- The Virginia resale disclosure packet or resale certificate
- Documentation showing RA membership status and the current RA assessment
Questions to ask
- How are annual assessments set and how is the reserve funded?
- Have dues increased in recent years, and why?
- What utilities are included in the assessment?
- Are there known upcoming capital projects or deferred maintenance?
- What are the rules on rentals, short-term rentals, and pets?
- How does parking work, including guest and permit rules?
- Is the property subject to RA design review or rules?
- Have there been recent insurance claims that changed premiums or deductibles?
Red flags to watch
- Low reserves compared to the reserve study’s needs
- Frequent or large special assessments
- Active litigation related to structural issues or finances
- Repeated deferred maintenance noted in minutes or inspections
- A high share of investor-owned units that could affect financing or resale
Where to verify rules and get help
- Reston Association for official information on RA assessments, amenities, and design review
- Fairfax County for property taxes and records related to roads, stormwater, or nearby public infrastructure
- Virginia Condominium Act and Property Owners’ Association Act for disclosure and governance standards
- Professional advisors: association manager, a Virginia real estate attorney, a home inspector experienced with condos and townhomes, an insurance agent familiar with HO-6 and master policies, and your lender
Ready to compare homes with confidence?
If you want a side-by-side look at specific Reston properties, including what each fee covers and how it fits your budget, let’s talk. You will get local guidance, clear next steps, and support from search to closing. Connect with Elizabeth Sachero-Perez to request a free home valuation or schedule a consultation.
FAQs
What is the difference between Reston Association and my HOA or condo board?
- RA manages communitywide amenities and programs across Reston, while your condo or cluster HOA manages your building or neighborhood’s common elements and rules.
Do all homes in Reston pay an RA assessment?
- Many do, but not all. You should verify the specific property’s RA membership status and current assessment amount before you make an offer.
Are condo fees always higher than townhome HOA dues in Reston?
- Often yes, because condo fees bundle building systems, some utilities, and insurance, but a townhome’s lower dues may mean higher out-of-pocket costs for exterior maintenance and utilities.
What insurance do I need if I buy a condo in Reston?
- You typically need an HO-6 policy for your unit interior, with coverage tailored to the master policy type and deductible; confirm details with the association and your insurance agent.
Can HOA or condo fees increase after I buy?
- Yes. Associations set budgets annually and can raise dues or levy special assessments based on operating costs, reserves, and capital projects.
What should I look for in a reserve study and budget?
- Check whether reserves match projected replacement needs, review recent fee trends, and read minutes for planned projects or deferred maintenance that could trigger assessments.
