Thinking about selling your San Dimas townhome or condo and wondering what today’s buyers will expect? You are not alone. Condos and townhomes sell well in our foothill communities, but they follow a slightly different playbook than single‑family homes. In this guide, you’ll learn how to price with confidence, prep the right documents, avoid lender snags, and present your home so it stands out. Let’s dive in.
San Dimas market snapshot
San Dimas has been a moderately competitive market, with citywide medians hovering in the high‑$800Ks to just under $1.0M in recent snapshots. Keep in mind those medians blend single‑family and attached homes. For your condo or townhome, the most reliable pricing comes from recent sales in your building or in a very similar nearby complex. Attached inventory is often limited, so appraisals and financing can take longer when there are few recent comps. Plan your timeline accordingly.
Typical HOA fees in San Dimas often fall in the roughly $250 to $505 per month range. Buyers will compare total monthly cost, not just price, so be ready to show what your dues cover. Property taxes in Los Angeles County generally include the 1 percent base plus local assessments, creating an effective rate near 1.0 to 1.25 percent. You can confirm parcel‑specific items using the county’s property tax portal.
HOA basics and required paperwork
What buyers expect in your HOA packet
California’s Davis‑Stirling Act sets what must be delivered to a buyer in a common‑interest sale. Expect to provide governing documents (CC&Rs, bylaws, rules), the current budget and latest financials, the reserve study summary and funding plan, master insurance declarations, a ledger of assessments, and, on request, recent board minutes and any litigation disclosures. You can read the statutory framework and disclosure obligations in the Civil Code summary here.
How long delivery takes and who pays
Associations are authorized to provide a resale packet upon written request and, in practice, have up to about 10 days to produce the statutory materials. That timeline comes from amendments summarized in AB 2430. Order the packet as soon as you accept an offer to keep escrow on track. HOAs commonly charge a reasonable, itemized fee for the package. Amounts vary, and sellers often pay the cost, though it can be negotiated. For a plain‑English overview of typical resale certificate fees, see this law firm explainer.
Your disclosure duties in California
You remain responsible for ensuring the buyer receives the statutory HOA disclosures and California seller forms. Provide your Transfer Disclosure Statement and Natural Hazard Disclosure early. Learn what is required in the TDS and NHD with this seller disclosure guide. Buyers often receive short contract review windows after delivery of certain packets, so coordinate timing with your agent and escrow. For context on buyer review and rescission periods tied to resale documents, see this overview of resale certificates and estoppels.
Insurance, reserves and lender checks
Master policy vs your HO‑6
Every association’s master insurance policy is different. Some are bare‑walls, some are single‑entity, and some are more all‑inclusive. The policy limits and deductible determine what your buyer will need from an HO‑6 policy and whether loss‑assessment coverage is important. Share the master policy declarations page and deductible. For an overview of coverage types and loss‑assessment considerations, review this California condo insurance primer.
Reserves and special assessments
Boards must complete reserve planning and share a reserve study summary in the annual budget materials. Underfunded reserves or announced projects are common negotiation points and can affect financing. Make sure your reserve summary and funding plan are ready to share. Reserve planning and disclosure requirements are described in the Civil Code reserve provisions.
Project approval and financing
Lenders evaluate the project itself in addition to your buyer’s profile. Insurance coverage, reserves, owner‑occupancy ratios, investor concentration, and litigation status influence whether conventional, FHA, or VA loans are available. If a project is not on an approved list or is otherwise non‑warrantable, buyers may need larger down payments or portfolio loans. Share lender‑friendly details in your listing and talk to your agent about project questionnaires early. You can learn more in HUD’s condominium project approval guidance.
Pricing and preparing to sell
Price with building‑level comps
Start with sales in your complex or a similar nearby complex with comparable age, amenities, and HOA scope. If comps are thin, work with your agent to set a realistic price band that an appraiser can support. Note any unique unit features like end‑unit light, private outdoor space, or extra storage that could justify a premium.
Show total monthly costs
Buyers compare your home to single‑family options by looking at all‑in monthly cost. Create a simple factsheet that adds mortgage estimate plus property tax plus insurance plus HOA dues. Be clear about what the HOA covers, like water, trash, exterior maintenance, or pool service. For taxes, reference the county’s effective range and point buyers to the LA County tax portal for confirmation.
Prep that pays off
Focus on items buyers notice and lenders check. Handle safety repairs, visible water stains, and obvious electrical issues. Consider a targeted pre‑listing inspection or termite report if you anticipate questions. Deep clean, declutter, and stage the main living areas and patio or balcony. High‑quality photography that highlights natural light, private entries, parking, and community amenities will boost showings. Keep a neat binder with warranties, permits, and service receipts to build confidence.
What’s in the resale packet
- CC&Rs, bylaws, and current rules
- Current budget and most recent financials
- Reserve study summary and funding plan
- Master insurance declarations and deductible
- Assessment ledger and any delinquency information
- Board minutes on request, plus any litigation notices
Refer to the Civil Code disclosure list and guidance and order the packet promptly under AB 2430 timing.
6–8 week selling timeline
- 4–8 weeks before listing
- Meet your agent to set pricing, timing, and marketing strategy. Gather permits, warranties, and receipts.
- Address obvious repairs and consider targeted pre‑listing inspections. Prep a one‑page cost sheet that includes HOA dues.
- Notify your HOA that you plan to sell and confirm resale packet fees and delivery timing under AB 2430.
- 2–4 weeks before listing
- Deep clean, declutter, and stage. Schedule professional photography that highlights light, storage, parking, and amenities.
- Prepare a buyer‑friendly summary of HOA dues and inclusions, association contact, and any known rental rules.
- Contract to close
- Deliver the TDS and NHD promptly using this seller disclosure checklist.
- Order the HOA resale packet right after acceptance. Coordinate escrow for the assessment ledger and any project questionnaires.
- Be ready to provide the master insurance declarations and answer lender questions about reserves and occupancy.
Deal killers to prevent
- Missing or late HOA packet that stalls escrow. Order early under AB 2430.
- Very low reserves or new special assessments without a clear plan. Reserve disclosures are required under the Civil Code reserve provisions.
- Large master‑policy deductibles and no guidance on loss‑assessment exposure. Share the declarations and point buyers to HO‑6 options using this insurance primer.
- Pending litigation that surprises lenders. Disclose early using the documents listed in the Civil Code disclosure list.
Positioning your condo or townhome
- First‑time buyers value lower upkeep and on‑site amenities. Spell out what dues include so they can compare to single‑family maintenance.
- Downsizers respond to privacy, convenience, and lock‑and‑leave living. Highlight private entry, elevator access if applicable, and proximity to daily needs.
- Commuters notice parking, storage, and easy freeway access. Showcase these in your photos and features list.
When you want a hands‑on plan to price, prep, and present your San Dimas townhome or condo at its best, partner with a local expert who combines construction know‑how, staging, and premium visual marketing. Connect with Shannon Brady to map your timeline, elevate presentation, and move to closing with confidence.
FAQs
What documents does a San Dimas condo seller need to provide?
- At minimum, expect CC&Rs, bylaws, rules, budget and financials, reserve summary, master insurance declarations, assessment ledger, and, on request, minutes and litigation disclosures per the Civil Code guidance.
How long does the HOA resale packet usually take?
- Associations often have up to about 10 days after written request to deliver statutory disclosures, based on the timing summarized in AB 2430, so order the packet as soon as your offer is accepted.
Who pays the HOA transfer or resale fees in California?
- HOAs commonly charge a reasonable, itemized fee; sellers often pay, but it is negotiable between parties, as outlined in this resale certificate overview.
What does the HOA’s master insurance typically cover?
- Coverage varies by association; share the master declarations and deductible so buyers can size their HO‑6 and loss‑assessment needs, using this insurance primer for context.
How do reserves and special assessments affect a sale?
- Underfunded reserves or new assessments can impact financing and negotiations; reserve study summaries and disclosures are part of the annual budget under the Civil Code reserve provisions.
Will my buyer’s lender approve the project?
- Lenders evaluate insurance, reserves, owner‑occupancy, investor concentration, and litigation; if the project is not approved or warrantable, buyers may need alternative financing per HUD’s condo guidance.
What carrying costs should I show to buyers?
- Prepare a simple worksheet that adds mortgage estimate, property tax, insurance, and HOA dues; reference LA County tax practices using the property tax portal and list what your dues include.
