Tired of mowing the lawn but not of Pittsburgh? If you live in O’Hara Township and crave a lower‑maintenance, more walkable lifestyle, a condo or townhome in the city can be a smart next step. You want the change to feel seamless, not stressful. In this guide, you’ll learn how to choose the right neighborhood, plan your sale and purchase, navigate condo financing and parking, and right‑size your belongings on a realistic timeline. Let’s dive in.
Why make the move now
If you’re looking to reduce yard work and be closer to restaurants, cultural spots, and medical centers, moving from a suburban home to a city condo or townhome makes sense. Many Pittsburgh neighborhoods offer strong walkability and transit options, with services and amenities close by. You’ll trade stand‑alone maintenance for shared upkeep, which can simplify your budget and weekend plans. With a clear plan, you can minimize overlap costs and avoid rushed decisions.
Commute, transit, and daily life
Test the commute from O’Hara
O’Hara Township sits northeast of the city, roughly 10 to 15 miles from downtown depending on route. Non‑rush‑hour drives can take about 20 to 40 minutes, but peak times and event days can add significant delays along I‑279, PA‑28, and local connectors. Your timing will vary by building location and garage access.
- Practical step: Test‑drive your commute at the times you plan to travel most often, including after work and on weekends.
Transit and walkability basics
Pittsburgh’s busways and light‑rail lines reach many urban neighborhoods, and walkability varies block by block. You’ll find daily needs like grocery, pharmacies, and cafes clustered in key corridors. Since each building sits within a unique micro‑location, compare specific addresses for access to transit, retail, parks, and healthcare.
- Practical step: Create a shortlist of three neighborhoods and visit each multiple times, including a weekday morning, a weeknight, and a weekend afternoon.
Parking realities in the city
Condo and townhome parking can be assigned garage spaces, surface lots, or street parking. Some buildings include one space, with options to rent a second; others have no on‑site parking at all. Guest parking and street rules also vary by neighborhood, and permit programs may apply.
- Practical step: When touring, confirm parking in writing. Ask if spaces are deeded or assigned, whether tandem parking is used, what guest options exist, and any monthly fees.
Neighborhood snapshots to explore
Every buyer values a different mix of quiet streets, nightlife, services, and architecture. Use these quick profiles to shape your shortlist.
Shadyside
Shadyside offers a rich mix of retail and dining, boutique shops, and cafes. It sits near major hospitals and universities, which keeps the streets active throughout the week. You’ll find condo and townhome options within walking distance of core amenities.
Squirrel Hill
Squirrel Hill features long‑established shopping corridors and green space access. It blends residential blocks with neighborhood services, making daily errands simple. Expect a range of housing types with varied walkability by block.
Lawrenceville
Lawrenceville has a strong restaurant scene, galleries, and growing condo inventory. Its proximity to riverfront bike trails adds recreation to the mix. Building styles range from loft conversions to newer mid‑rise projects.
Strip District and North Shore
If you want to walk to dining and entertainment, both areas offer that access. The Strip District provides an active market atmosphere and newer condo buildings. The North Shore combines riverfront paths with easy event access.
Downtown
Downtown maximizes walkability and puts you closest to the cultural district and office core. High‑rise condo living often means less private outdoor space, but daily necessities are close at hand. Expect a vertical lifestyle with elevators and building amenities.
Bloomfield, East Liberty, and South Side Flats
Each neighborhood blends nightlife and local services in different ways. Bloomfield and East Liberty provide access to shopping corridors and transit. South Side Flats offers an active business district with a variety of housing styles.
Sell first or buy first
Pros and cons at a glance
Sell‑first gives you clarity on proceeds and avoids carrying two homes. You may need temporary housing or a short leaseback if your city purchase is not ready by closing. Buy‑first helps you skip a gap move but usually means carrying two payments and facing closer scrutiny from sellers.
- Practical step: Review local days on market and inventory with your agent to gauge market speed before choosing a path.
Timing and contract milestones
Typical mortgage underwriting and closing often run 30 to 45 days from contract to close. The first 7 to 14 days usually cover inspections and negotiations. Appraisals, title work, and condo document reviews can influence the final timeline.
- Practical step: If you sell first, build buffer time for appraisal delays, repair negotiations, and closing logistics.
Contingencies, leasebacks, and temporary housing
A home sale contingency can protect you if you need to sell before buying, but it is less competitive in hot markets. A seller leaseback lets you stay in your sold home for a set period after closing, usually with agreed rent and clear terms for utilities, insurance, and liability. Short‑term rentals, month‑to‑month leases, or extended‑stay hotels can bridge the gap when timelines do not align.
- Practical step: If you anticipate a gap, ask your agent to include clear leaseback or short‑term housing language early in negotiations.
Financing to bridge the gap
Bridge loans can unlock equity from your O’Hara home to buy first, though they often carry higher rates and fees. A HELOC or home equity loan can help with down payments while your current home is listed. In some cases, structured contingencies or a rent‑back make it possible to avoid interim financing.
- Practical step: Get preapproved early and request written guidance from your lender on proof of funds, timing, and building approvals.
Condo underwriting basics
Condo financing includes extra steps. Lenders review project eligibility, reserve levels, owner‑occupancy ratios, and HOA governance. HOA dues are part of your debt‑to‑income picture, and lenders may request budgets, bylaws, and other documents.
- Practical step: Before you write an offer, ask your lender to confirm financing eligibility for the specific building and unit type.
Right‑size your life and belongings
Start early and build a plan
Begin 3 to 6 months before listing for typical downsizing. If you expect major reductions or selling high‑value items, 6 to 12 months is better. A room‑by‑room audit saves time when staging and keeps your eventual city move efficient.
- Practical step: Create a spreadsheet of furniture and appliances to keep, sell, donate, consign, or recycle.
What to do with the extra stuff
Start with large pieces you won’t need in a smaller footprint. Use donation centers, consignment shops, estate sales, local marketplaces, or auction houses as needed. If selling items is tough on your timeline, budget for donation pickup or junk removal services.
Measure twice, move once
Get floor plans for your target buildings and measure doorways, stairwells, and elevators. Some condo elevators have tight dimensions that limit what fits. Early measuring helps you avoid last‑minute surprises.
- Practical step: Prioritize multipurpose, smaller‑scale furniture and plan replacements where needed.
Storage and temporary furniture
Short‑term storage can smooth the transition between closings, especially if you’re staging your O’Hara home while shopping in the city. Many condo buildings include on‑site storage lockers, though availability and costs vary. You can also rent furniture for the city unit if your full move is delayed.
Plan your parking and vehicles
Inventory how many vehicles you truly need in the city. Many condos include one assigned space; a second spot may require a building‑managed rental or off‑site garage. Some neighborhoods rely on residential permits or timed street parking.
- Practical step: Ask about EV charging, guest parking, and the ability to rent or transfer a second space before committing to a building.
A practical move timeline
Use this high‑level checklist to keep the process simple and on track.
9–12 months before your move
- Research target neighborhoods and visit at different times of day.
- Meet a lender for preapproval and discuss condo financing caveats.
- Begin decluttering major items and planning storage needs.
3–6 months before listing
- Hire a listing agent and request a detailed market analysis for your O’Hara home.
- Start staging and schedule small repairs or touch‑ups.
- Get quotes from movers and storage providers.
Listing to closing
- Review offers and negotiate timing; consider a leaseback if needed.
- Complete inspections, finalize financing, and verify condo documents.
- Schedule movers and confirm parking for move‑in day.
Post‑closing
- Set up utilities and change your address.
- If required, register for residential parking permits.
- Meet HOA management, learn building rules, and confirm trash and maintenance schedules.
What to expect from parking and HOA fees
Parking access and guest policies vary widely by building and neighborhood. Budget for monthly parking if on‑site spaces are limited. HOA fees typically cover common area maintenance, building insurance, reserves, and sometimes utilities.
- Practical step: Review the HOA budget and any reserve studies during due diligence, and confirm exactly what your fees include.
Make your move with confidence
Moving from O’Hara to a Pittsburgh condo or townhome is a lifestyle upgrade when you plan it well. Test the commute, confirm parking, and narrow your neighborhood choices with real visits. Build a clear sale‑and‑purchase strategy, work closely with a lender who understands condo underwriting, and right‑size early so move‑in day is easy.
If you want a guide who knows buildings, neighborhoods, and the details that make city living work, connect with New City Pittsburgh. Schedule a free consultation and get a plan tailored to your move.
FAQs
How long does the O’Hara to downtown commute take?
- Typical non‑rush‑hour drives are about 20 to 40 minutes for roughly 10 to 15 miles, with peak hours and events adding time depending on route.
What Pittsburgh neighborhoods are best for walkable condo living?
- Options include Shadyside, Squirrel Hill, Lawrenceville, the Strip District, North Shore, Downtown, Bloomfield, East Liberty, and South Side Flats, with walkability varying by block.
Should I sell first or buy first when moving to a condo?
- Sell‑first reduces risk and frees equity but may require temporary housing; buy‑first avoids a gap move but can mean carrying two payments and stricter seller scrutiny.
What financing helps if I buy before selling?
- Bridge loans and HELOCs can unlock equity for a down payment, while structured contingencies or rent‑backs sometimes let you avoid interim financing.
Are there special lending rules for condos?
- Yes. Lenders review project eligibility, reserve levels, owner‑occupancy ratios, HOA governance, and dues, which affect approval and debt‑to‑income calculations.
