Trying to choose between a townhome and a single-family house in Southern Pines? You are not alone. Buyers here weigh price, HOA tradeoffs, and daily-life conveniences before they fall in love with a home. In this guide, you will learn how costs actually stack up, what lifestyle differences matter most, and how to run a clean, apples-to-apples comparison so you can decide with confidence. Let’s dive in.
Southern Pines market snapshot
Southern Pines is a historic Sandhills town with walkable downtown charm, golf-adjacent communities, and newer subdivisions. It attracts a mix of families, retirees, and military-affiliated buyers thanks to community amenities and proximity to Fort Liberty and the Pinehurst area. Inventory and pricing can vary a lot between downtown, golf communities, and suburban pockets, so neighborhood context matters.
Seasonal demand often picks up in spring and summer. Townhomes tend to cluster near infill locations and convenience corridors, while detached homes spread across a wider range of lot sizes and neighborhoods. For the cleanest read on price and days on market, compare recent sold comps in the same or adjacent neighborhoods.
Cost comparison: townhome vs house
Purchase price and mortgage
Townhomes usually have lower purchase prices and smaller square footage than detached houses. Price per square foot can be similar in highly walkable or amenity-rich areas. To compare monthly payments, keep your down payment percentage, interest rate, and loan term the same for both options so you isolate the price difference.
Tip: Ask your agent for 6 to 12 months of sold comps for a specific community or street. That beats broad averages when you are choosing between two addresses.
Property taxes and insurance
In Moore County and the Town of Southern Pines, the property tax rate applies uniformly by jurisdiction. A higher-priced home will generally carry higher absolute taxes than a lower-priced townhome. Verify the current combined millage and any exemptions with the Moore County Tax Administration and review the last reassessment date.
Insurance varies by replacement cost, roof age, and risk. Many townhome communities carry a master policy for exterior elements, which can reduce the owner’s individual policy cost. Confirm exactly what the HOA master policy covers and what you must insure for your unit interior, personal property, and liability. Check FEMA flood maps for any flood risk before you bind coverage.
HOA fees explained
Townhomes are more likely to have monthly or quarterly HOA fees that fund exterior maintenance, landscaping, common-area insurance, and amenities like a pool or clubhouse. Some detached-home neighborhoods also have HOAs, but fees and coverage differ.
- What to verify: current fee amount, what is included, reserve funding level, and any history of special assessments.
- Why it matters: a lower HOA with minimal reserves can lead to surprise assessments, while a well-funded HOA can smooth long-term costs.
Maintenance and repairs
Detached houses usually carry more direct maintenance: roof, siding, exterior paint, driveway, yard care, and sometimes septic. Townhome owners often offload exterior work to the HOA, which reduces time and out-of-pocket surprises, though you still pay for it through the fee and potential assessments.
- Rule of thumb: single-family homes often budget 1 to 3 percent of purchase price per year for maintenance, adjusted for age and features. Townhome owners may budget less for direct maintenance, then add the HOA portion that funds exterior upkeep.
Utilities and operating costs
Townhomes often run slightly lower utilities because of shared walls and smaller footprints. Actual costs depend on insulation quality, HVAC efficiency, and age. Confirm whether water, sewer, and trash are municipal or included in the HOA. If a detached home uses a private septic system, plan for inspections and regular pumping.
Closing costs and incentives
Closing costs for buyers and sellers are similar across property types. What changes are price-dependent items like title insurance and lender fees. Seller concessions or builder incentives can vary by community and season, so review recent contracts in your target area.
Lifestyle fit in Southern Pines
Space and outdoor living
Detached homes typically offer larger yards, space for gardening or pets, and more interior square footage. Townhomes trade larger yards for patios or small courtyards, which can be ideal if you prefer low-maintenance outdoor space.
Privacy and noise
Townhomes share at least one wall. Ask about construction details like party wall design and sound insulation and read any HOA noise policies. Detached homes offer more separation and typically less sound transfer.
Maintenance and your time
If you want less weekend yard work and fewer exterior projects, a townhome may fit your lifestyle. If you enjoy projects, want a workshop or room for a shed, or need space for hobbies, a detached home often delivers better flexibility.
Amenities and community life
Many townhome communities provide amenities such as a pool, fitness room, or walking trails. Several planned neighborhoods with detached homes also offer community features or access to nearby clubs. Clarify whether amenities are private and what the membership or access rules are.
Walkability and location
Townhomes are often built closer to downtown or commercial areas for convenience. In Southern Pines, homes near downtown can command a premium for walkability to restaurants, events, and shopping. Detached homes are more common in subdivisions where you will drive to most destinations. Consider your commute patterns and daily routines.
Schools and family needs
If schools are a priority, check the specific attendance zones with Moore County Schools and review available performance information. School zoning can influence demand and pricing for both townhomes and detached homes, so verify zones at the property level.
Aging in place and accessibility
Single-story homes make daily living easier if you want fewer stairs. Many townhomes include multiple levels, so pay attention to primary suite location and stair design. HOA responsibility for sidewalks and common-area upkeep can be a plus if mobility is a concern.
Resale, rentals, and rules
Resale demand and appreciation
Detached homes often appeal to a wider buyer pool and can sell faster at higher absolute prices. Well-located townhomes near downtown or amenities can appreciate strongly and attract first-time buyers and downsizers. Your best signal is neighborhood-level comps for the last 6 to 12 months.
Rental potential and restrictions
Before planning to rent, confirm HOA rental rules, minimum lease terms, and any short-term rental restrictions. Municipal ordinances and community bylaws vary. Townhomes can be attractive rentals due to lower entry prices, but yield depends on occupancy, rules, and management costs.
HOA governance and reserves
Request recent budgets, reserve studies, meeting minutes, and insurance certificates. A well-funded reserve reduces the risk of special assessments and can make financing easier for buyers, which supports resale.
Zoning and historic districts
Some downtown areas fall under historic guidelines that affect exterior changes. Zoning and infill approvals can shape future supply and neighborhood character. If you plan renovations or additions, review Town of Southern Pines planning and zoning resources early in your process.
How to run a side-by-side cost check
Use the same loan assumptions for both properties and include all operating costs.
- Pick two addresses in the same area and gather comps for 6 to 12 months.
- Set one loan scenario for both: down payment percent, rate, and 30-year term.
- Estimate monthly principal and interest from each purchase price.
- Add monthly property tax: annual tax divided by 12.
- Add monthly homeowners insurance based on quotes.
- Add the HOA fee for any community and list what it covers.
- Add average utilities and note what the HOA or municipality includes.
- Add a maintenance reserve: townhome often 50 to 150 dollars per month if exterior is HOA-maintained, detached home often 150 to 400 dollars or more depending on age and size.
- Sum to a total monthly housing cost for each property.
Label which costs are your direct out-of-pocket and which are delivered through the HOA. That helps you compare both the money and the lifestyle you are choosing.
Which fits you best
- Consider a townhome if you want lower entry cost, less maintenance, and quick access to downtown or amenities.
- Consider a detached house if you want yard space, more privacy, room to expand, or specialized storage like a workshop.
- If you are undecided, tour both types in the same neighborhood. Stand in the kitchen, step onto the patio or into the yard, and picture a full week of your life there.
Your next step
If you want a clean, local comparison based on real comps, HOA documents, tax estimates, and ownership goals, our team can help. We guide first-time buyers, relocating military families, and investors with clear process and end-to-end support. For investors, our sister companies can handle long-term management or short-term hosting after closing so your plan is turnkey.
Ready to see which option fits your budget and lifestyle in Southern Pines? Request a personalized consult with Meese Property Group.
FAQs
How much cheaper are townhomes vs houses in Southern Pines?
- Prices vary by neighborhood and season. The cleanest way to compare is to pull 6 to 12 months of sold comps for similar locations and sizes, then run the monthly cost checklist side by side.
What does a townhome HOA usually cover?
- Many cover exterior maintenance, landscaping, common-area insurance, and amenities. Confirm the exact list, master insurance details, reserves, and any special assessments.
Are townhomes less private or noisier than houses?
- Townhomes share at least one wall, so construction quality and party wall design matter. Ask about sound insulation and review HOA noise rules during due diligence.
Do townhomes appreciate as well as houses in Southern Pines?
- Detached homes often appeal to a broader buyer pool, while well-located townhomes can appreciate strongly near downtown or amenities. Use recent comps in your target area to compare trends.
Can I rent out a townhome in Southern Pines?
- It depends on HOA rules and municipal regulations. Confirm minimum lease terms, any rental caps, and short-term rental policies before you buy.
How do property taxes compare between townhomes and houses?
- The tax rate is jurisdiction-based, not property-type based. A higher-priced property will generally have higher taxes in absolute dollars. Verify current rates with the county and town.
What should sellers highlight for each property type?
- Townhome sellers should showcase low-maintenance living, amenities, and clear HOA health. Detached-home sellers should address exterior maintenance items and present recent upgrades to match buyer expectations at the price point.
