Love the idea of waterfront paths, low‑maintenance living, and an easy Peninsula commute? If you’re eyeing a condo or townhome in Foster City, you’re in good company. You want clear numbers, a clean process, and confidence about HOAs, financing, and flood maps. This guide walks you through prices, common layouts, how HOAs work, loan and insurance checkpoints, and a practical due‑diligence plan so you can buy with clarity. Let’s dive in.
Why Foster City fits low‑maintenance living
Condos and townhomes in Foster City offer a simple lifestyle with landscaping, exterior upkeep, and amenities handled by the HOA. Many communities sit near lagoons, Bay Trail access, and parks. You’ll find options that fit first‑time buyers, downsizers, and busy professionals who want convenience and value.
What you can expect to pay
Recent local summaries show a broad range across buildings and locations:
- Condos: Entry points often land in the mid‑$600k range for smaller units. Larger or waterfront condos can sell from the $800k range up to roughly $1.9M.
- Townhomes: Many cluster around $1.2M to $1.6M, with a median commonly near $1.3M–$1.4M in recent years.
These figures vary by month and data source. Use live comps close to your target address for accuracy.
Popular layouts and amenities
Condos: sizes and features
You’ll see low‑rise elevator buildings and stacked or courtyard‑style condos from the 1970s–1980s through more recent updates. Larger elevator condos often run about 1,200 to 1,700+ square feet. Amenities that influence pricing include waterfront outlooks, private balconies, underground or gated parking, elevators, pool, tennis, clubhouse, and boat or RV storage.
Townhomes: sizes and features
Most townhomes are two or three bedrooms with approximately 1,300 to 1,700 square feet and an attached garage. Lower‑amenity communities usually have lower monthly dues, while communities with pools and landscaped greenbelts trend higher.
How HOAs work here
Foster City condos and townhomes sit within common interest developments overseen by an HOA. California’s Davis‑Stirling Act governs how these communities operate and what sellers must disclose to you in a purchase.
What dues usually cover
Monthly HOA dues typically pay for exterior maintenance, roof and siding upkeep, landscaping, common‑area utilities, pool and clubhouse operation, management, a master insurance policy on the building shell, and reserves for big future projects. Waterside communities may also budget for dock or marina upkeep and added corrosion control due to salt air.
Documents you should get
California Civil Code gives you the right to a resale disclosure packet that includes governing documents, budgets, insurance summaries, assessment statements, and more. The Davis‑Stirling resource outlines these buyer protections and the Civil Code framework for common interest developments. Review the governing documents and disclosures described in Civil Code §4525 early in escrow so you can confirm rules, finances, and any pending assessments. For an overview of your rights to association disclosures, see the Davis‑Stirling Civil Code summary and legal brief resources on buyer packets:
- Read the Davis‑Stirling Civil Code framework for common interest communities: Davis‑Stirling Civil Code overview
- Learn what a seller’s HOA packet is intended to cover and why it matters: HOA resale packet and disclosure basics
- Legal commentary on California Civil Code for association disclosures: California Civil Code resources
Red flags to watch
As you read the packet, pay close attention to:
- Reserve funding that looks thin compared to upcoming repairs like roofs, siding, or decking.
- A history of frequent or upcoming special assessments.
- High delinquency rates among owners.
- Major litigation or construction‑defect issues.
- Insurance coverage with very high deductibles or narrow scope.
These can signal higher cost risk in the near term. For context on governance and risk indicators, review this HOA law resource on disclosures and governance: HOA law and disclosures.
Financing your condo or townhome
Financing is about both you and the project. Lenders look at the borrower’s profile and the building’s eligibility.
Conventional loan approvals
Fannie Mae has project standards for condos. Factors like reserves, owner‑occupancy, and litigation can affect eligibility or require a specific type of project review. Ask your lender early about the project’s status and the review path. Learn more about Fannie Mae project standards and reviews.
FHA and VA buyers
FHA and VA loans can be great tools, but they also come with project‑level rules. FHA allows project approvals and Single‑Unit Approval in some cases, but it has strict limits on owner‑occupancy, concentration, and delinquencies. Verify approval status upfront so you don’t lose time in escrow. See HUD’s overview of FHA Single‑Unit Approval for condos.
Insurance coordination
Most HOAs carry a master policy on the building shell and common areas. You’ll usually carry an HO‑6 policy for interior finishes, contents, personal liability, and loss‑assessment coverage. Ask for the master policy declarations page, confirm whether coverage is “bare walls,” “walls‑in,” or “all‑in,” and check deductibles. Align your HO‑6 policy to close any gaps.
Flood, levee and insurance checks
Foster City is a lagoon and levee community at low elevations along San Francisco Bay. The city completed a major Levee Improvements Project with final completion reported in February 2024. That work is an important backdrop for FEMA accreditation and local flood planning. Read the city’s update here: Foster City Levee Improvements Project.
Lenders typically require flood insurance if a property is mapped in a FEMA Special Flood Hazard Area. Even outside SFHAs, lenders may still require coverage based on their risk policies. Ask your lender for a Standard Flood Hazard Determination early and get quotes if maps show any risk. For lender and insurance guidance in levee areas, see FEMA’s page on living with levees and real estate lending.
Your due‑diligence checklist
Request these items as soon as you open escrow. Budget time to read them before you remove contingencies.
- HOA resale packet under Civil Code §4525: CC&Rs, bylaws, rules, budget and financials, reserve study or summary, 12 months of meeting minutes if available, statements of any pending special assessments, and the insurance declarations.
- Estoppel or payoff statement: Confirms the seller’s account status with the HOA. Associations often charge a fee to prepare these items; order early to avoid delays. Here is an example of how such administrative fees can be presented by an association: Resale packet and administrative fee example
- Confirmation of what dues include: Utilities, heat, water, cable, parking, storage, boat slip, and whether a separate master association applies.
- Project approval status for your loan type: Ask your lender to verify Fannie Mae, Freddie Mac, FHA, or VA eligibility and timelines for any needed reviews.
- Natural Hazard Disclosure and flood checks: Verify FEMA map status for the parcel and any levee accreditation updates. If in an SFHA, get flood insurance quotes and confirm lender requirements.
- Insurance gap review: Compare the HOA master policy declarations with your planned HO‑6 coverage. Confirm deductibles and whether loss‑assessment coverage is advised.
Governance changes to note
California law evolves, and small policy shifts can affect how associations enforce rules. A 2025 update, AB 130, changed parts of the Davis‑Stirling Act by refining HOA enforcement and fine rules. When you read the packet, also read the fine schedule and enforcement policy so you understand how rules are applied. For a plain‑language summary, see this legal brief on what changed under AB 130.
Resale drivers to keep in mind
Long‑term value tends to follow maintenance quality, reserves, and governance. Buildings with strong reserves, clear rules, and proactive maintenance usually attract broader buyer pools. A history of special assessments, limited reserves, or frequent litigation can dampen resale prospects and make future financing harder for the next buyer.
Next steps
If you’re comparing a few Foster City communities, start by lining up financing options and requesting sample HOA documents. A focused review of the budget, reserves, insurance, and flood maps will help you choose the right home and avoid surprises. When you want a calm, data‑driven plan from search to close, connect with Aladdin Kanawati to learn about current listings and receive exclusive off‑market opportunities.
FAQs
What are typical Foster City condo prices?
- Smaller condos often start in the mid‑$600k range, while larger or waterfront units can run from the $800k range up to roughly $1.9M, depending on building, size, and view.
How much are HOA dues in Foster City?
- Dues vary widely by amenities and building type; modest townhome communities can be in the low‑$200s per month while amenity‑rich elevator buildings often run in the mid‑hundreds and can reach the $600–$900 range.
Do I need flood insurance in Foster City?
- If your address is mapped in a FEMA Special Flood Hazard Area, lenders typically require flood insurance; check maps and levee status early and review FEMA guidance on lending in levee communities.
Can I use FHA or VA for a condo here?
- Yes, if the project meets program rules; FHA also allows Single‑Unit Approval in some cases, but you must verify the project’s eligibility and metrics early with your lender.
What does the HOA master insurance cover?
- The master policy usually covers the building shell and common areas; you typically add an HO‑6 policy for interiors, contents, liability, and loss‑assessment coverage based on the master policy’s scope and deductibles.
Which HOA documents should I read first?
- Start with the budget, financials, reserve study or summary, insurance declarations, meeting minutes, and any notices or assessments; these show near‑term costs, upcoming projects, and risk.
