Townhouse Styles

Definition of Townhouse Styles

In the context of real estate and commercial lending, a townhouse is a multi-level residential structure that shares one or more walls with adjacent units but possesses its own private entrance from the street or a common courtyard. Unlike traditional apartments, townhouses are typically characterized by vertical living spaces, where a single unit spans multiple floors.

From a commercial mortgage perspective, townhouse styles become relevant when a borrower is seeking financing for a multifamily portfolio (typically five or more units), a build-to-rent development, or a mixed-use project. Lenders evaluate these styles based on their density, tenant appeal, and long-term maintenance requirements.

Commercial Mortgage Classification

For a townhouse to qualify for a commercial mortgage rather than a residential one, it generally must meet one of the following criteria:

• Five or More Units: The property consists of a single continuous structure or a contiguous plot containing at least five individual townhouse units.
• Portfolios: A collection of scattered-site townhouses managed under a single legal entity and financed as a package.
• Mixed-Use Integration: Townhouses that are built above or adjacent to commercial retail spaces, requiring a commercial valuation based on Net Operating Income (NOI).

Common Townhouse Styles in Commercial Portfolios

Commercial lenders categorize townhouses by their architectural layout and density, as these factors influence the property’s appraisal value and risk profile:

• Traditional Row Houses: These are units lined up in a continuous row along a street. They share both side walls with neighbors. In commercial lending, these are often found in urban centers and are valued for their high land-use efficiency.
• Stacked Townhouses: A more complex style where one townhouse unit is situated on top of another. While they appear to be a single multi-story unit from the outside, they are legally separate dwellings. Lenders view these similarly to garden-style apartments but with higher premium rent potential due to the private entrances.
• Brownstones: Primarily found in legacy urban markets like New York or Boston, these are high-end row houses finished with brown Sandstone. They often command premium commercial loan rates due to their historical value and high tenant demand.
• Back-to-Back Townhouses: These units share both a side wall and a rear wall. While they maximize density on a small plot of land, they may have limited natural light, which commercial appraisers factor into the marketability analysis.
• Urban Infill Townhouses: Modern, high-density units built on vacant lots within established city grids. These are frequently the subject of construction-to-permanent commercial loans.

Key Considerations for Commercial Lenders

When underwriting a commercial mortgage for a townhouse project, lenders focus on specific structural and financial nuances:

Fee Simple vs. Condominium Ownership: Lenders must determine if the townhouse is fee simple (the owner owns the structure and the land) or a condominium (the owner owns the interior space while a homeowners association owns the land and exterior). This distinction significantly impacts the title insurance and the lender's collateral position.

Management and HOA Fees: In a commercial townhouse complex, the cost of maintaining shared roofs, siding, and landscaping can be high. Lenders closely examine Homeowners Association (HOA) reserves or the owner’s budgeted maintenance expenses to ensure they do not jeopardize the debt service coverage ratio (DSCR).

Exit Strategy: Townhouse portfolios are attractive to commercial borrowers because they offer multiple exit strategies. The owner can choose to hold the entire complex as a cash-flowing rental asset or, if the legal structure allows, sell off individual units to retail buyers to pay down the commercial lien.