The estimate for the roof replacement was $18,000. This estimate, received by a couple who have lived in the same house in Anaheim for over 30 years, prompted them to seriously consider whether to continue maintaining their current home or move to a condo or townhome. They explained that not only the roof but also the heating and cooling systems and yard sprinklers were all areas needing attention, and the annual maintenance costs were no longer what they used to be.

First, looking at the median prices for different types of homes in Anaheim, single-family homes are around $1,025,000, while condos are about $642,450. This roughly $380,000 difference does not just reflect the price gap; it also means that as the house gets larger, the roof area, the indoor space that needs cooling, and the scope of yard maintenance all increase as well.

The figures for cooling costs are also worth noting. Southern California Edison (SCE) will increase rates by about 10% starting in October 2025, and the average bill for a household using 500 kilowatt-hours per month has risen from $171.17 to $193.23. In winter, SoCalGas heating costs also rise, with last winter's bill of $65 potentially increasing to around $160 this winter, and a bill that was $130 could jump to $315, according to SoCalGas. Homeowners in single-family homes will feel this increase more acutely due to the larger areas that need heating and cooling.

If moving to a condo or townhome, one must also consider the new HOA fees. In Orange County, the basic monthly HOA fees for inland condos or townhomes range from $150 to $400, while mid-range communities with pools or clubhouses charge between $300 and $600 per month. This structure means that expenses like roof repairs or yard maintenance, which would have been a one-time large expense for single-family homes, are included in the HOA fees.

One way to reduce property tax burdens is through Proposition 19, which applies to homeowners over 55. This allows the low assessed value of an existing home to be transferred to another home within California, and it can be used up to three times in a lifetime. California property tax is generally based on 1% of the assessed value, but with local bonds and special assessments, it often calculates to between 1.1% and 1.3%. If one can carry over the low assessed value of their current home, this difference can lead to significant tax savings.

For families moving to Anaheim from other states, it's important to consider both property taxes and insurance premiums to gauge the actual burden. Those coming from states with no or low property taxes often find California's rates burdensome, but if they can transfer the low assessed value of their long-held home using Prop 19, the burden may not be as great as expected. However, since local tax rates and special assessments vary by county, it's wise to check the actual tax amounts for the specific address before making a purchase.

Here are the characteristics of different types of homes summarized:

• Single-family homes - Ample space but recurring large expenses for roofs, heating and cooling, and landscaping
• Townhomes - Lower purchase price and management burden than single-family homes, but new HOA fees apply
• Condos - Lowest initial purchase burden and easy management, but must adhere to shared space regulations
• Active senior (55+) communities - Strengths include peers and amenities, but age and HOA regulations should be checked in advance

As shown by the roof estimate, the costs of maintaining a single-family home are not fully revealed by the purchase price alone. There are ways to lower property tax burdens with Prop 19 while moving to a more manageable home, or to maintain the current home and make necessary repairs gradually. This article is not investment or legal advice, and it is recommended to consult a real estate professional before any actual transactions or Prop 19 applications.