When Vancouver shoppers compare a $325,000 condo to a $540,000 single-family home, the price gap looks like a windfall. But the condo’s monthly HOA fee—averaging $388 across Washington state—quietly rewrites that math over a 30-year mortgage. Here’s what the numbers show for Clark County buyers.
The fee landscape in Clark County
Washington’s average monthly HOA fee sits at $388, just below the $390 national average (IWMHOA, 2024). The Census Bureau’s 2024 American Community Survey tells a slightly different story: median Washington condo/HOA dues were $82/month—well under the $135 national median (U.S. Census Bureau, 2025; Axios, 2025).
The gap between “average” and “median” signals a skewed distribution: most Clark County owners pay modest dues, but a tail of luxury condos and master-planned communities pulls the average up sharply. CommunityPay’s local directory reports Clark County’s median monthly HOA/condo fee at $330 (CommunityPay, 2024), while a Crosswater townhome listing in Salmon Creek showed $544/month (Realtor.com, 2024). Local Reddit consensus: “$200–300 is reasonable for condo or townhouse; for single-family homes is typically less than $200” (r/vancouverwa, 2024).
What HOA does to monthly carrying costs
Using Freddie Mac’s 30-year fixed rate of 6.44% (October 2024) and 20% down payments, here’s the math for two Clark County property profiles:
| Property type | Median price | Loan (80%) | P&I / mo | HOA / mo | Total / mo |
|---|---|---|---|---|---|
| Condo (Vancouver) | $325,000 | $260,000 | $1,633 | $388 | $2,021 |
| Single-family (Clark Co., 2024) | $540,000 | $432,000 | $2,714 | $0 | $2,714 |
The condo’s $692/month headline savings shrinks once you factor in the $388 HOA. Still cheaper monthly—but the gap narrows from 60% to 26%.
The 30-year bleed
Across a 30-year loan, the condo buyer pays $139,680 in HOA fees (assuming no increases—an unrealistic assumption, as we’ll see). That’s money that doesn’t build equity, doesn’t reduce principal, and doesn’t qualify for the mortgage interest deduction. The single-family buyer pays $0 in HOA over the same period.
Worse, HOA fees rarely stay flat. The Foundation for Community Association Research reports national HOA assessments have risen roughly 3–5% annually over the past decade, driven by insurance, labor, and deferred maintenance costs (CAI, 2024). A $388 monthly fee in 2024 at 3% annual growth becomes $942/month by 2054—and the lifetime 30-year HOA outlay nearly doubles to $221,000.
ROI implications
The wealth gap widens further when appreciation is layered in. Single-family homes in Clark County appreciated 2.1% year-over-year through May 2026 (Redfin, 2026), and SFH has historically outpaced condo appreciation by 1–2 percentage points nationally (FRED, 2024). On a $540,000 SFH at 3% annual appreciation, equity grows by roughly $771,000 over 30 years. A $325,000 condo at 2% appreciation grows by only about $264,000 in the same window—of which more than half is consumed by HOA outflows ($139,680 minimum).
The bottom line
HOA fees aren’t inherently bad—they fund amenities, exterior maintenance, and reserves that protect property values. But Clark County buyers should treat them as a structural second mortgage, not a utility bill. Rule of thumb: every $100 in monthly HOA equals roughly $16,000 in borrowing power at current 6.44% rates. A $388 fee effectively prices the condo buyer as if they were carrying an additional $62,000 in mortgage debt.
For first-time buyers priced out of single-family inventory, condos remain a viable entry point. Just don’t let the lower sticker price obscure the lifetime cost. Run the 30-year math before you sign.
Sources & Metadata
IWMHOA. “Understanding How HOA Fees Work in Vancouver, Washington.” 2024. https://www.iwmhoa.com/blog/understanding-how-hoa-fees-work-in-vancouver-washington
U.S. Census Bureau. “Nearly a Quarter of Homeowners Paid Condo or HOA Fees in 2024.” September 2025. https://www.census.gov/library/stories/2025/09/condo-hoa-fees.html
Axios Seattle. “Washington state condo and HOA dues trail U.S. average.” October 7, 2025. https://www.axios.com/local/seattle/2025/10/07/washington-state-condo-and-hoa-dues-trail-u-s-average
CommunityPay. “HOAs & Condos in Vancouver, WA.” 2024. https://www.communitypay.us/directory/washington/vancouver
Realtor.com. Listing for 12800 NE Salmon Creek Ave Unit C110, Vancouver, WA 98686. 2024. https://www.realtor.com/realestateandhomes-detail/12800-NE-Salmon-Creek-Ave-Unit-110_Vancouver_WA_98686_M20115-45128
Reddit/r/vancouverwa. “What is up with HOA fees all over the place?” 2024. https://www.reddit.com/r/vancouverwa/comments/1d5cr05/what_is_up_with_hoa_fees_all_over_the_place
Redfin. “Vancouver, WA Housing Market.” Accessed 2026. https://www.redfin.com/city/18823/WA/Vancouver/housing-market
Redfin. “Condos for Sale in Vancouver, WA.” Accessed 2026. https://www.redfin.com/city/18823/WA/Vancouver/condos
The Columbian. “Clark County home listings in 2024 at lowest number since 2012.” January 13, 2025. https://www.columbian.com/news/2025/jan/13/clark-county-home-listings-in-2024-at-lowest-number-since-2012
Freddie Mac. “30-Year Fixed Rate Mortgage Average (PMMS).” October 17, 2024. https://freddiemac.gcs-web.com/news-releases/news-release-details/mortgage-rates-continue-increase-3
RubyHome. “HOA Stats: Average HOA Fees & Number of HOAs by State.” 2026. https://www.rubyhome.com/blog/hoa-stats
Foundation for Community Association Research (CAI/FCAR). “Statistical Review of HOA Trends.” 2024. https://foundation.caionline.org/
About the Author
The Holloway Team is comprised of seasoned professionals dedicated to delivering unparalleled real estate experiences. Lauren, a top-producing agent at Compass, brings a wealth of expertise to ensure a smooth and stress-free experience, making your journey as effortless as possible. Henry, as our Data Analytics expert, provides actionable insights to drive informed decision-making in the real estate team. As a team we stand out as the preferred choice for clients seeking a seamless real estate experience in Southwest Washington.