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Duplex vs. Half-Plex vs. Side-by-Side House: What’s the Difference?
When buyers and sellers talk about multi-unit homes, the terms can get confusing—duplex, half-plex, and side-by-side house often get used interchangeably, even though they describe different types of properties. Understanding these distinctions can help you price a property correctly, attract the right buyers, and market the unique advantages of each option.
What Is a Duplex?
A duplex is a single building that contains two separate living units, each with its own entrance, kitchen, and living spaces.
A duplex can be:
- Side-by-side (units next to each other sharing one wall), or
- Up-and-down (one unit on each floor).
Ownership:
A traditional duplex is owned by one owner, who owns both units on one parcel. However, in some markets, duplex units can be separated into two legal parcels (similar to a condo map), but this is less common.
Who it’s good for:
- Investors wanting rental income
- Multi-generational families
- Owner-occupants offsetting costs by renting the other unit
What Is a Half-Plex?
A half-plex is essentially half of a duplex where each side is sold separately.
Think of it as a duplex that has been legally split into two individual properties, often with a shared wall—but each side has its own APN, lot, and deed.
Key features:
- Each unit can be bought or sold independently
- Owners are responsible for their own maintenance
- No HOA in most cases
- More affordable than a detached single-family home
Why buyers like them:
A half-plex offers the feel of a single-family home at a lower price point, with fewer maintenance obligations compared to a condo.
What Is a Side-by-Side House?
A side-by-side house usually refers to two separate homes built next to each other, often sharing a driveway or a zero-lot-line boundary.
The key difference is: these homes do NOT share a common wall.
This term is less formal but usually describes:
- Two detached single-family homes sitting close together
- Sometimes built on smaller lots or in infill developments
- Each home has its own parcel and ownership, just like any other single-family residence
Why this matters:
A side-by-side house is not a duplex and not attached housing. It offers full privacy and independence, but with the benefit of a more affordable lot size.
Quick Comparison
| Feature | Duplex | Half-Plex | Side-by-Side House |
|---|---|---|---|
| Shared wall | Yes | Yes | No |
| Number of legal parcels | Usually 1 | 2 | 2 |
| Sold independently? | Typically no | Yes | Yes |
| Type of structure | One building, two units | One building split into two ownerships | Two separate detached buildings |
| Best for | Investors & multi-gen families | Entry-level buyers, downsizers | Buyers wanting privacy at a lower cost |
Which Is Best for You or You?
- Duplexes are ideal for investors and those looking to maximize rental income.
- Half-plexes offer a great middle ground—affordable ownership with minimal shared responsibilities.
- Side-by-side houses provide the privacy of single-family living while still being cost-effective compared to larger lot homes.
Each option serves a different purpose, and understanding the nuances helps buyers make confident decisions—and helps sellers market their property more effectively.
Steve Cardinalli
Real Estate Professional, 01323509
(760) 814-0248
Steve@Cardinalli.com
www.Cardinalli.com
Century 21 Affiliated Fine Homes & Estates
Village Faire in Carlsbad Village
300 Carlsbad Village Dr, 223
Carlsbad, CA 92008
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