Last summer, a customer called to ask about their home without air conditioning. They were worried about the increasing summer heat and were contemplating whether to install a new air conditioning system or move to a condo with better cooling. Seattle has traditionally been a cool summer area, with many homes lacking air conditioning. However, in recent years, the summer heat has changed, leading to more retirees facing this dilemma.

First, let's consider the option of maintaining a single-family home while installing new cooling equipment. There is an initial installation cost, but once set up, it can be used as desired. However, older homes may have poor insulation, which can reduce cooling efficiency, and this issue should be considered alongside roof or window repairs.

Another option is to move to a condo or townhome. Newer developments often come with built-in cooling systems, and the shared walls result in less heat loss, making heating and cooling more efficient than in single-family homes. However, it's important to remember that these conveniences are often included in the HOA fees, or community management costs.

Looking at costs specifically, the effective property tax rate in King County, where Seattle is located, is about 0.82 percent, with a median home value of $885,200 and a median property tax of around $7,292 annually. Whether in a single-family home or a condo, this property tax is a continuous obligation. The average electricity rate in Washington state is 10.13 cents per kilowatt-hour, and residential natural gas is $17.62 per 1,000 cubic feet. It's worth noting that as the number of summers requiring cooling increases, electricity bills may also rise compared to previous years.

If you are over 65 or have a disability, consider looking into Washington state's property tax exemption program. The exemption rate varies based on income brackets, and you can confirm the exact criteria by contacting the King County Assessor's Office. If eligible, maintaining a single-family home while only upgrading the cooling system could reduce financial burdens.

It's also a good idea to consider homeowners insurance. If you install new cooling equipment, you may need to inform your insurance company, and premiums may vary slightly depending on the type of system. Conversely, if you move to a condo, the HOA typically covers insurance for the building's exterior and roof, so personal insurance may only need to cover the interior. These details can vary by insurer, so it's wise to check estimates and conditions before making a move or installing equipment to avoid surprises later.

If you have a strong attachment to your current single-family home, it is quite realistic to only upgrade the cooling system while keeping everything else as is. On the other hand, if you want to avoid concerns about yard maintenance or roofing, moving to a condo may provide more peace of mind. There isn't a definitive answer; rather, the choice depends on how you want to spend the next few years in your home.

If you decide to install new cooling equipment, it's advisable to ask for estimates that include the system's capacity and potential future increases in electricity rates. Given that summer temperatures have changed in recent years, it's practical to estimate how often you might use cooling more generously than in the past. When viewing condo listings, be sure to check whether cooling systems are already installed or if you'll need to add them after moving in.

Ultimately, what matters more than the heat itself is assessing how much longer you can comfortably stay in your current home. It would be beneficial to slowly calculate the costs of new cooling equipment, condo HOA fees, and property tax exemptions together. Since property tax rates and utility costs can change annually, be sure to verify the latest information. This article is not investment or legal advice, and it is recommended to consult with a real estate professional and a tax advisor before finalizing any contracts.