Based on your numbers, let's crunch this a bit. You're paying $1,450 a month in rent, which is about $17,400 a year, and with a $195,000 condo at 6.6% interest on a 5% down payment, your monthly mortgage would land around $1,150, plus HOA at $240, taxes divided monthly at $175, and insurance at $75, totaling roughly $1,640 before utilities. That means you'd be spending a tad more monthly than renting, but you're building equity instead of throwing money at a landlord. With your $68k salary, that's about 29% of your gross income on housing, which is within the recommended 30% rule, so it's doable, but factor in that student loan payment too, which is probably $100 or so monthly at 4.8%. Your emergency fund dropping to $7k after closing isn't ideal. aim for at least 3-6 months of expenses, and yours might be around $15k based on your rent and basics and so you'd be a bit short there.
Risk-wise, your job stability sounds okay but with team changes, it's smart to consider what if scenarios, especially since you're in a small town with limited options. Owning means dealing with repairs, like if the AC breaks and you're out $2,000 unexpectedly, which hit me hard when I bought my first place and the roof needed patching right after closing. Your terrier hating stairs is a good point. make sure the condo is on the ground floor or has an elevator to avoid daily hassles. Staying 3-5 years is fine to break even on closing costs, but if rates drop next year, refinancing could save you money, though that's uncertain right now. Overall, if you crave ownership and the math works without draining you, go for it, but maybe sock away a few more months of savings first to buffer against surprises. Renting keeps things simple during your busy season, especially with a roommate sharing the load, so weigh if now's the time or if waiting builds more security.
