Wondering whether a condo or a house in Madison Park will fit your day-to-day life better? You’re not alone. With the lake, the village, and a mix of building types packed into a small area, the details matter. In this guide, you’ll see how maintenance, HOA dues, privacy, parking, lake access, and financing play out differently for each option in Madison Park, so you can choose with confidence. Let’s dive in.

Madison Park at a glance

Set on the eastern edge of Seattle in King County, Madison Park centers around its namesake city park and sandy swimming beach at the end of E. Madison Street. The neighborhood blends tree-lined single-family streets with pockets of low- to mid-rise condos and townhomes plus a small commercial village along 42nd Avenue E.

The park is a lifestyle anchor, with a beach, bathhouse, tennis courts, and a grassy slope to the water. You’ll see neighbors gathering at the beach in summer and strolling the village year-round. Explore park features on the city’s page for Madison Park.

Daily errands are straightforward in the village, and neighborhood walkability sits in a mid-to-high band for east-side Seattle. Get a feel for the area’s walk, transit, and bike scores on Walk Score’s Madison Park page. Seasonal programming like the neighborhood farmers’ market adds to the local rhythm and supports easy, close-to-home living, as covered by the Madison Park Times.

On market context, recent snapshots show a neighborhood median sale price near the upper end of Seattle’s range. Redfin’s tracker reported roughly $1.96 million in January 2026, and Zillow’s neighborhood-level index showed typical values around $1.7 million in late 2025. Within that, many condos trade from about $500,000 to $1.2 million, while detached homes commonly sell in the multi-million range. Treat these as directional and time-sensitive.

What really differs day to day

Maintenance and who handles it

In condo buildings, the association typically takes care of exterior and shared systems like the roof, siding, elevators, landscaping, and any docks, pools, or garages. Owners focus on their unit interior. The exact split is defined in the building’s documents and Washington State’s condo laws. See Washington’s guidance on associations, assessments, and responsibilities through ORIA’s overview of condo and HOA requirements and the state’s condominium act excerpts.

With single-family homes, you handle exterior upkeep and yard care unless you hire it out. That adds variable time and cost, but you control scope and timing. In Madison Park, detached homes rarely sit in HOA subdivisions, so recurring dues are uncommon for houses compared to condos and some townhomes.

HOA dues and what they cover

Condo and townhome assessments often fund common-area maintenance, landscaping, building insurance via a master policy, elevator and garage upkeep, management, utilities for shared spaces, and reserves for big future projects. Dues can range widely based on amenities and building size. Washington’s consumer guidance notes assessments can run from modest monthly fees to four-figure dues in larger, amenity-rich buildings. Learn what to expect and how to review budgets and reserves in ORIA’s resource.

In Madison Park, recent condo examples included HOA fees around the low $1,000s per month in waterfront buildings with docks and on-site staff, and some townhomes showed mid-hundreds monthly for limited shared items. The key is to compare total monthly cost, not just list price. Ask for the budget, most recent reserve study, 12 months of meeting minutes, master insurance declarations, and any assessment history before you commit.

Privacy, noise, and layout feel

Condos and townhomes have shared walls, floors, or hallways, so neighbor noise and corridor interactions can be part of daily life. Construction type matters: concrete mid-rises can feel quieter than older wood-frame buildings. Rules and enforcement in the community’s CC&Rs also shape the day-to-day environment.

Detached houses generally offer more physical separation and private outdoor space for gardening, pets, or quiet evenings. In Madison Park, that privacy often comes with a higher purchase price and full responsibility for exterior maintenance.

Parking and guest access

Many Madison Park condo units include one assigned parking space, but older or smaller buildings may be limited. Street and visitor parking near the village and beach can be time-restricted or busy in summer.

Most detached homes feature a driveway and garage, which simplifies daily parking and guest visits. For on-street parking, Seattle manages curb access through programs like Residential Parking Zones. These zones regulate who may park and when, but do not reserve a personal space. Review local rules via the City Clerk’s page on Seattle’s RPZ framework and always check posted signs on your specific block.

Amenities, outdoor life, and lake access

A big choice in Madison Park is whether private or immediate lake access matters in your routine. Some lake-adjacent condo buildings advertise amenities like a private or community dock, fitness rooms, or secured parking. Those perks can drive dues higher but may enhance daily life if you use them often.

If you buy a detached home up the slope, you may get larger yards and territorial or water views without private moorage. The public beach and park remain available to all, which softens the need for private access. Preview the facilities on the city’s page for Madison Park to decide what you truly need.

Insurance and financing differences

Condo owners typically carry an HO-6 policy that covers interior finishes and contents because the association’s master policy handles the building shell and common elements to a defined point. Single-family owners usually carry an HO-3 homeowners policy that covers the entire structure and contents. Before you size your policy, confirm how your building’s master policy defines coverage, and consider endorsements like loss assessment if needed. See a plain-language overview of homeowners policy types.

Financing can also differ. Lenders review condo projects as a whole, and some loans require the project to meet program standards. If you plan to use FHA or may sell to a buyer who does, check whether the building is FHA-approved on HUD’s condo search tool. Conventional lenders review project elements too, such as reserves, owner-occupancy ratios, and litigation. Ask your lender to evaluate project-level eligibility early in the process.

Cost comparison in real life

When you compare a condo and a house in Madison Park, stack their total monthly costs side by side. Look beyond list price.

• Mortgage principal and interest
• HOA dues if applicable
• Property taxes and homeowners insurance
• Utilities that you pay directly

Condos with larger amenity packages often show higher HOA dues but lower out-of-pocket maintenance and sometimes lower homeowners insurance. Houses usually skip HOA dues but add variable exterior costs over time. In a lakeside neighborhood where condos can carry four-figure monthly dues and houses trade at higher price points, this side-by-side math is essential.

Who each option fits best

• You value low-maintenance living and a lock-and-leave setup: a condo or townhome keeps exterior chores off your plate, especially helpful if you travel or split time in multiple places.
• You want private outdoor space and full control: a detached house gives you a yard, privacy, and flexibility for projects, with the tradeoff of time and variable costs.
• You prioritize lake proximity and shared amenities: a condo in a building with a dock or on-site staff can make the most of the shoreline lifestyle if you’ll use those features often.
• You prefer independent parking and easier guest logistics: many detached homes offer driveways and garages that simplify daily comings and goings.

A smart on-tour checklist

Use this quick list while touring or comparing options in Madison Park:

1. Compare total monthly costs: mortgage, HOA, taxes, insurance, and utilities. Large amenities can raise dues but reduce other costs.
2. Review HOA health: budget, most recent reserve study, 12 months of minutes, master insurance declarations, CC&Rs, pet and rental rules, and any assessment history. Washington’s guidance on what to look for is in ORIA’s HOA overview.
3. Check parking: assigned stalls, guest spaces, street rules, and garage size for houses. Learn how curb rules work via the city’s RPZ ordinance summary.
4. Weigh amenity value vs cost: dock access, pool, gym, staffed buildings. Only pay for perks you will use weekly.
5. Test privacy and noise: visit at multiple times to gauge activity near the village, park, and within common areas.
6. Confirm school mapping: use the district’s address tools before you rely on assumptions. Start with Seattle Public Schools’ McGilvra Elementary page to learn more about local resources.
7. Clarify condo financing early: if FHA or certain conventional paths matter, verify building eligibility using HUD’s condo lookup.
8. Right-size insurance: understand master policy scope and price your HO-6 or HO-3 accordingly. Here’s a refresher on policy types and coverage.

Madison Park examples today

Recent neighborhood snapshots place the median sale price near $1.96 million and typical home values around $1.7 million, with many condos trading roughly between $500,000 and $1.2 million and detached homes in the multi-million range. These figures shift with inventory and timing, especially in a small, higher-end area. If the condo you like carries HOA dues in the mid-to-high hundreds or low thousands, compare the amenity mix, reserves, and your actual usage to decide whether those features add net value to your daily life.

The bottom line for your choice

Both condos and houses in Madison Park offer a high-quality lakeside lifestyle, just with different tradeoffs. If you want simplicity, shared amenities, and a walkable routine, a condo or townhome can be a great fit. If you want privacy, a yard, and more control, a detached home likely fits better. Your best next step is to compare total cost, parking, and amenity value across a short list of properties, then walk the blocks at different times of day.

If you want a seasoned, neighborhood-savvy guide for that short list, reach out to Terry McMahan. You’ll get practical Madison Park intel, a clean cost comparison, and a plan to move from research to results.

FAQs

What are typical Madison Park condo HOA dues?

• Dues vary widely based on amenities and building size. In recent snapshots, some waterfront buildings showed four-figure monthly dues, while certain townhomes were in the mid-hundreds. Always review the budget and reserve study.

How hard is parking near the Madison Park beach?

• Summer and event days can be busy. Many condos include one assigned stall, and most houses have a driveway or garage. Street rules may include time limits or zones managed under Seattle’s RPZ framework, so check posted signs and the city’s guidance.

Can I use FHA financing for a Madison Park condo?

• Possibly. FHA reviews condo projects for eligibility. Search your building on HUD’s condo lookup early, and have your lender confirm conventional project requirements too.

How does condo insurance differ from house insurance?

• Condo owners usually carry an HO-6 policy for interior finishes and contents because the association’s master policy covers the structure to a defined point. House owners typically carry an HO-3 policy that covers the entire dwelling and contents.

Is Madison Park walkable for daily errands?

• Yes, many residents handle errands in the village along 42nd Avenue E, and the neighborhood rates mid-to-high on walkability among east-side Seattle areas. Check scores and transit options on Walk Score’s Madison Park page.

Where can I learn about Madison Park’s beach and park amenities?

• Visit Seattle Parks’ page for Madison Park to review the swimming beach, bathhouse, tennis courts, and seasonal lifeguard info.