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Single-Family Attached vs. 2-Family: Why “Duplex” Can Be Confusing

The word "duplex" is often used to describe both Single-Family Attached homes and 2-Family Properties, but they are not the same thing. Understanding the difference helps ensure the correct appraisal approach is used and can prevent delays or confusion.

Single-Family Attached

A Single-Family Attached home is one dwelling that shares a wall with another home, but each home is owned separately.

Typically:

  • It has its own tax parcel (APN).
  • It can be bought and sold on its own.
  • Examples include many townhomes, row homes, and attached single-family residences.

2-Family Property

A 2-Family Property contains two dwelling units under a single ownership.

Typically:

  • The entire property has one tax parcel (APN).
  • Both units are sold together as one property.
  • A side-by-side 2-family property may be referred to as a duplex, but not all attached homes are duplexes.

Why Does This Matter?

Even though these properties can look very similar, they are appraised differently. The key distinction is not how the property looks, but how it is legally owned.

A Single-Family Attached home is one dwelling with its own parcel that can be sold independently, while a 2-Family Property contains two dwelling units on one parcel and is sold as a single property.

Using the correct property type helps ensure the appraisal accurately reflects the property and reduces the need for revisions or follow-up questions.