15 Proven Power Moves To Ensure A Smarter Condo Purchase

If you’re thinking about buying a condo, chances are you’ve already spent time browsing listings, saving units you love, and imagining what life might look like in a high-rise with a view. Most buyers I meet have already been researching for weeks, sometimes months, before we ever connect. They know what catches their eye on paper, but they haven’t taken the critical steps behind the scenes to prepare for the real work of buying.

And here’s where it gets even more important.

With the recent NAR settlement, the buying landscape is changing. Some buyers are now blindly viewing properties without any representation, unaware of what that actually means. Unless you’re working directly with the listing agent (who legally represents the seller), you’re likely stepping into one of the biggest investments of your life without anyone in your corner.

The risks? They’re real. Without someone advocating for you, you may miss crucial red flags in HOA documents, misunderstand resale restrictions, or fall short in negotiations. Preparation matters more than ever, and so does representation. So before you fall in love with a unit, take a step back.

Here are 15 smart things to do before you ever set foot in a condo, designed to save you time, money, and frustration down the road.

1. Get Pre-Approved for a Mortgage

Before touring any condos, sit down with a lender—preferably one experienced with condo financing. A pre-approval gives you a realistic sense of your budget and shows sellers you’re serious. It can also uncover issues early, like debt-to-income ratio challenges or restrictions based on building type. Don’t confuse this with pre-qualification, it’s not the same. Pre-approval involves pulling credit and verifying income, which means it actually holds weight when you’re ready to write an offer. Be sure to read my article on Condo Lending.

2. Know Your Monthly Budget

It’s easy to fixate on purchase price, but condo ownership comes with layered expenses. Factor in monthly HOA dues, homeowners insurance, utilities, parking fees (if applicable), and a buffer for future maintenance or assessments. Some buildings also include bulk internet/cable packages or concierge fees. Knowing your true monthly obligations helps you shop smarter and avoid surprises later.

3. Check Your Credit Score

Your credit score plays a huge role in what kind of mortgage rate you’ll be offered. Pull your credit reports early through a reputable source and look for discrepancies. If you’re on the edge of a higher tier, paying down debt or correcting errors could boost your score and save thousands in interest. It’s also a great time to stop opening new lines of credit and to avoid big purchases.

4. Understand What a Buyer Brokerage Agreement Is

In a post-NAR settlement world, many buyers don’t realize that agents no longer automatically represent them just because they show a property. A Buyer Brokerage Agreement formalizes the relationship and ensures your agent is legally working for you. This means they can advise on pricing, negotiate in your best interest, review documents with a critical eye, and flag potential deal-breakers before it’s too late. It’s not just paperwork, it’s protection.

💡 What Is a Buyer Brokerage Agreement and Why Should You Care? Without one, you’re likely relying on the listing agent, who works for the seller. That means: No one advising you on price strategy. No advocate during negotiations. No deep dive into HOA docs or resale value. No obligation to protect your interests. A Buyer Brokerage Agreement makes sure someone’s looking out for you, from day one. Let’s talk.

5. Define Your Must-Haves vs. Nice-to-Haves

It’s easy to fall for glossy finishes or skyline views, but clarity is key. Make a realistic list of non-negotiables: Do you need two parking spots? Is a walkable location a must? Do you need a building with an elevator or dog park? Then identify your “nice-to-haves,” things that would be great, but you could live without. This list becomes your compass in a sea of options.

6. Research Different Neighborhoods

In Atlanta, location is everything and each neighborhood has its own culture and pace. A Midtown high-rise offers a different experience than a quiet building in Buckhead or a converted loft in Old Fourth Ward. Visit at different times of day, talk to locals, check out traffic patterns, and pay attention to walkability, noise, and proximity to amenities you care about. A good location is about more than just ZIP code.

7. Evaluate Your Lifestyle Needs

Your day-to-day habits should guide your property search. If you work remotely, consider light, layout, and noise levels. If you travel often, look for secure access and reliable concierge or package delivery services. Love entertaining? Prioritize open layouts or buildings with guest parking. Your home should support your life, not complicate it.

8. Understand the Difference Between Condo and Fee Simple Ownership

Not every attached home labeled a “condo” is actually a condo. Some are fee simple townhomes or co-ops. Each ownership type comes with different responsibilities for maintenance, insurance, and legal rights. Understanding this upfront affects not only your responsibilities but also what type of financing you can use and how the HOA is structured.

9. Consider Security and Access

Every building has its own approach to security, some more robust than others. Do you want a staffed front desk, security cameras, key fob access, or gated garage entry? Will you feel safe walking to your car at night? Consider what you need to feel secure, especially if you live alone or travel often. It’s not always about crime statistics, sometimes it’s about peace of mind.

10. Start a Folder for Important Documents

Buying a condo means managing a lot of paperwork, both for your mortgage and the building itself. Set up a digital folder (or physical binder) to organize your pre-approval letter, pay stubs, tax returns, and any questions you want to ask along the way. Having everything ready saves time, lowers stress, and makes you look like the prepared buyer every seller and agent wants to work with.

11. Review the Basics of HOA Documents

Even if you’re not reviewing a specific building yet, get familiar with what HOA documents actually are. Covenants, Conditions & Restrictions (CCRs), bylaws, reserve studies, budgets, all of these define how the community functions. You’ll want to understand pet policies, renovation rules, rental restrictions, and how well the HOA is managing its finances. Knowing how to read these documents, or working with someone who does, can protect your investment. Be sure to read my Guide to Condo Associations.

12. Understand Owner-Occupancy Rates

A building’s owner-occupancy rate (the percentage of units owned and lived in by the owner vs. rented out) impacts everything from community culture to financing eligibility. Lenders typically prefer buildings with higher owner-occupancy rates, and so do many residents, it often means better maintenance, fewer transient renters, and a stronger sense of community.

13. Investigate the Age and Construction Quality of Buildings You’re Eyeing

An older mid-rise might have solid bones but outdated plumbing or HVAC. A new high-rise may look sleek but could be dealing with builder warranty claims. Research the age and reputation of buildings that interest you. If you’re drawn to historic charm or modern amenities, understand the trade-offs, especially around maintenance and insurance.

14. Be Clear on Parking and Storage Availability

Not all condos come with deeded parking or private storage, and what’s available can vary even within the same building. Consider how much space you need for seasonal items, bikes, or luggage. If guest parking is limited, will that affect your lifestyle? Parking and storage can be deal-breakers, so don’t leave them as afterthoughts.

15. Know the Basics of Pending Litigation and Insurance Gaps

If a building is in the middle of a lawsuit (with a developer, contractor, or even a unit owner), it could affect your ability to secure financing, or your desire to live there. Similarly, underinsured buildings with high deductibles could leave you exposed in the event of damage. Your agent should help uncover this, but it helps to know the red flags and what questions to ask early.

My Final Thoughts

The way buyers shop for real estate is evolving, but preparation will always be your biggest advantage. These 15 steps aren’t just best practices, they’re your groundwork for buying smart, negotiating with strength, and protecting your investment.

When you’re ready to take the next step, or want a guide who’s been through this process time and time again, I’d be honored to help you navigate it all with confidence.