Trying to decide between a PUD and a condo in Johnson? You are not alone. In Vermont, these two options can look similar on a tour, yet they work very differently once you own them. This guide breaks down what you own, who maintains what, how fees and insurance work, what lenders look for, and the key documents to review. You will also find local tips for Johnson and Lamoille County so you can buy with confidence. Let’s dive in.
Quick definitions in Vermont
What a condo is
A condominium gives you individual ownership of a defined “unit,” usually the interior surfaces of your walls, floors, and ceilings. You also share ownership of common elements like the roof, exterior, grounds, hallways, and any systems that serve more than one unit. The project is created by recorded documents such as a declaration or master deed, plats or plans, and bylaws. Those documents control boundaries, rules, budgets, and how decisions get made.
What a PUD is
A Planned Unit Development is a land use and subdivision approach approved by the town. In a typical PUD, you own your lot and the dwelling in fee simple. Shared roads, open space, and amenities are handled through recorded covenants and a homeowners association. Some PUDs look like townhome clusters, while others feel like a small neighborhood with shared infrastructure.
Key structural difference
In most Vermont condos, you own the interior of your unit and a share of the common elements. In most Vermont PUDs, you own the land under your home along with the structure. The exact setup depends on the recorded documents for each development.
Ownership and governance
Who owns what
- Condos: You hold title to a unit and an undivided interest in the common elements. Where unit boundaries begin and end is defined in the declaration and plat.
- PUDs: You own your lot and home. The HOA owns or manages the shared areas and amenities for the community.
How associations work
- Condo association: A non-profit association usually runs the building. A board elected by unit owners manages budgets, insurance, maintenance, and rules, following the declaration and bylaws.
- PUD HOA: A non-profit HOA or trustees manage the covenants. Duties often focus on roads, landscaping, shared utilities, and amenities. If individual owners are responsible for their exteriors, the HOA’s role is narrower.
Day-to-day life
- Condo: You tend to spend less time on exterior maintenance. Decisions about building systems and exterior appearance are shared through the association.
- PUD: You have more control over your lot and home, along with more responsibility for upkeep. HOA rules still guide use of property and shared areas.
Costs and insurance
Monthly fees and what they cover
- Condos: Fees are often higher because the association covers exterior and structural items, master insurance, landscaping, snow removal, and maintenance of shared systems. Fees vary widely based on age, systems, and amenities.
- PUDs: Dues can be lower if the HOA focuses on common grounds and roads. If a PUD has shared wells, septic fields, or private roads, dues may be higher to fund that work.
Reserves and special assessments
Healthy reserves help pay for predictable big-ticket items like roofs and paving. Associations that lack reserves rely on special assessments when major work comes due. Before you buy, review the latest budget, any reserve study, recent board minutes, and the history of assessments. These items reveal whether fees are realistic and whether a large project is around the corner.
Taxes in Lamoille County
In both setups, your home is assessed for property taxes. In condos, the town assesses each unit, while the common elements are part of the condominium regime. In PUDs, your lot and structure are assessed much like a single-family home. Common land may be assessed to the HOA. For a specific address in Johnson, check with the local listers or assessment office.
Insurance by property type
- Condos: The association’s master policy covers the building exterior and common elements. You carry an HO-6 policy for interior finishes, personal property, and liability. Review what the master policy covers so you understand your exposure.
- PUDs: You carry a homeowner’s policy, often HO-3, that insures your structure, interior, and liability. The HOA insures common areas. Ask about HOA policy limits and deductibles that could trigger owner assessments.
Buying, financing, and resale
Financing differences
Lenders underwrite the individual borrower and the property. For condos, they also evaluate the project. Some loans require project approval or certain eligibility standards. Associations with high investor concentration, unpaid dues, litigation, or thin reserves can face financing hurdles. PUDs often follow standard single-family underwriting, although lenders still confirm HOA dues and rule compliance.
Resale and demand in Johnson
Low-maintenance condo living appeals to buyers who want building services or who plan to lock and leave. PUDs attract buyers who want land ownership, more control, or a single-family feel. In smaller markets like Johnson, condo resale can be sensitive to the association’s financials and policies. Proximity to amenities, resort access, and daily services can influence both condo and PUD desirability.
What to look for on tours
- For any property: Roof condition, drainage, foundation, heating and hot water, insulation, and signs of moisture.
- For condos: Exterior envelope, balconies and decks, common-area maintenance, any shared boiler or elevator, and signs of water intrusion.
- For PUDs: Private road quality, snow removal plans, drainage, and responsibility for exterior painting and roofing.
Local Johnson and Lamoille factors
Winter and snow management
Winters are cold with frequent snow. Confirm who plows the roads, drives, and sidewalks, when crews arrive, and where you can park during storms. If the development relies on a road maintenance agreement, review it before you make an offer.
Wells, septic, and shared systems
Many rural developments use private wells and septic systems or shared community systems. Ask for maintenance records, permits, and replacement plans for any shared infrastructure. A clear funding plan for these systems is essential.
Zoning and approvals
PUDs are created through local planning approvals. Larger projects may include long-term conditions from broader reviews. For a specific development, check the recorded subdivision or PUD approvals and any permits or conditions that run with the land.
Small-market dynamics
In a smaller town, each listing has fewer direct comparables. That makes association quality, maintenance history, and clear rules even more important. These details affect marketability and days on market.
Pre-tour document checklist
Before you tour or make an offer, request documents from the seller or listing agent. Early review saves time and helps you avoid surprises.
Condos: request these items
- Declaration or master deed and any amendments
- Condominium plat or floor plans with unit boundaries
- Bylaws, rules, and regulations
- Latest budget, financials, and reserve balances
- Any reserve study and the date of the last update
- Minutes from recent board and owner meetings
- Certificate of insurance for the master policy, including deductibles
- Any current or pending litigation involving the association
- Special assessments from the last 3 to 5 years and any proposed assessments
- Occupancy and rental policy information, if available
- Management agreement and costs, if a management company is used
- Estoppel certificate near closing to confirm dues and assessments
PUDs and HOAs: request these items
- Recorded covenants, conditions, and restrictions, and plats
- HOA bylaws and rules
- Budget and financial statements, plus any reserve study
- Minutes from recent HOA meetings
- Certificate of insurance for HOA coverage
- Maintenance agreements for shared roads, wells, or septic systems
- History of special assessments and upcoming capital projects
- Road frontage and right-of-way details, including snow removal agreements
- For shared septic or wells, permits and replacement plans
Smart questions to ask
Use these questions early in the process so you can compare options clearly:
- Who maintains the exterior, roof, and siding?
- Are utilities individually metered or shared?
- Are there any current or planned special assessments?
- What is the reserve balance and when was the last reserve study?
- What are the policies on rentals, short-term rentals, pets, and exterior changes?
- How is snow removal handled for roads, drives, and sidewalks?
- For condos, do lender project standards affect financing for this unit?
Red flags to watch
A few issues should prompt deeper review before you proceed:
- No recent financials or budgets that show deficits
- Very low reserves paired with aging roofs, siding, or shared septic
- Ongoing litigation between owners and the association
- High delinquency in dues or frequent special assessments
- Unclear unit boundaries or missing condo plats
- Shared water or septic without a long-term maintenance plan
- Master insurance coverage that leaves most structural costs to owners
Which option fits your lifestyle?
- Choose a condo if you want simpler exterior maintenance, predictable building services, and you are comfortable with shared decision-making through an association.
- Choose a PUD if you want land ownership, more control over your home’s exterior, and you are prepared to handle or arrange your own upkeep.
If you are split between the two, compare three things: total monthly cost including reserves and insurance, who maintains what in winter, and how the association rules match your plans for parking, pets, or rentals.
Next steps
You deserve clear answers before you make an offer. If you are comparing Johnson condos and PUDs, bring the documents above to your lender early and line up a local attorney or title professional for review. If a property uses a shared septic or private road, confirm maintenance agreements and funding before you negotiate.
Have questions about a specific development in Johnson or anywhere in Lamoille County? Reach out to the local team at Coldwell Banker Carlson Real Estate. We will help you gather the right documents, frame the pros and cons, and move forward with confidence.
FAQs
What is the main difference between a PUD and a condo in Vermont?
- In a typical condo, you own the interior of your unit and share the common elements; in a typical PUD, you own your lot and home, and the HOA manages shared areas.
How do fees differ between condos and PUDs in Johnson, VT?
- Condo fees are often higher because they include exterior and building systems; PUD dues can be lower unless the HOA maintains roads, shared wells, or septic systems.
What should I review before buying a condo in Lamoille County?
- Ask for the declaration, plats, bylaws, rules, current budget and financials, reserve study, board minutes, insurance certificate, assessment history, and any litigation details.
How does financing differ for condos versus PUDs?
- Lenders evaluate condo projects against set standards, which can affect loan options; PUDs usually follow standard single-family underwriting, although dues and rules still matter.
What insurance will I need for each type?
- Condo owners typically carry HO-6 coverage for interior finishes and belongings; PUD owners carry a standard homeowner policy, while the HOA insures common areas.
What winter issues should I confirm in Johnson, VT?
- Clarify who plows roads, driveways, and sidewalks, when plowing starts, where to park during storms, and whether there is a road maintenance agreement.
