We will follow a family that moved to Nashville to be closer to their children after retirement. Initially, they found a four-bedroom single-family home near their children's house. However, after two years, the large yard and high heating and cooling costs became burdensome, and they began to seriously consider moving to a condo.

The first thing this family checked was the price difference in housing. In Davidson County, where Nashville is located, the median price for single-family homes in the first quarter of 2026 was $499,990, while condos were priced at $361,000. Condos are 27.8% lower than single-family homes (based on 2026 data). For this couple, this price difference alone provided some relief for their retirement funds. However, they needed to keep in mind that as they selected their desired location, floor, and views, this price difference could decrease.

Next, the family looked into the monthly HOA fees. Typical management fees for condos in Nashville ranged from $300 to $800 per month, with urban buildings having a median of $652, which was higher. The overall average for Nashville was reported to be around $250 per month (based on HOA costs). The condo they considered was priced around $400 per month, and when they combined the lawn care and roof repair costs they had been paying for the single-family home, they concluded that the costs would be similar.

They also compared heating and cooling costs. The rates from Nashville Electric Service (NES) were 9.254 cents per kilowatt-hour, with a base fee ranging from $14.06 to $26.96 per month depending on usage. The average bill for a household using 1,000 kilowatt-hours was $142.93. Notably, air conditioning usage during the summer accounted for 50% to 70% of annual electricity costs (based on EnergySage data). This couple had experienced significant spikes in their bills every summer due to the large area of their single-family home, so they expected that moving to a condo would reduce this expense.

The couple also obtained quotes for insurance. They had to maintain homeowners insurance that covered the roof and exterior walls for the single-family home, but for the condo, they only needed to add insurance for their personal belongings, as the HOA managed the building's exterior insurance. They also looked into active senior communities, which require residents to be 55 and older. These communities typically have higher HOA fees due to included landscaping and amenities, so the couple decided to first explore general condos.

• Single-family home - High heating and maintenance costs, but ample space
• Townhome - Less burden than a single-family home, but new HOA fees apply
• Condo - Lower heating and cooling costs, but relatively high HOA fees

The property tax system also influenced the family's decision. Davidson County operates a Property Tax Freeze program that freezes property taxes for homeowners aged 65 and older. As of 2026, the income limit is $61,920 based on 2024 income, and the application deadline is early April each year. This program could work in the couple's favor, as they could apply even after moving to a condo. However, it is important to note that the freeze maintains the tax amount but does not lower the assessed value at the time of purchase, so they would need to reapply under the new tax assessment in the first year after moving to a condo (based on Nashville city trustee data).

They also considered school districts for the future. Although their children were independent, they believed that a stable area would be advantageous when it came time to sell. The school districts near Nashville, where many Korean families reside, have maintained their ratings, but school boundaries can change frequently, so it is advisable to check the assigned school before purchasing.

For couples like this one, the decision to move from a single-family home to a condo is not clearly advantageous on one side; rather, it requires weighing the price difference, monthly expenses, and property tax benefits to find the best solution. This article does not provide investment or legal advice, and it is recommended to consult real estate and tax professionals before making any contracts or applications.