Thinking about buying in Summerlin and unsure how HOA fees really work? You’re not alone. With a master-planned community layered over dozens of villages and condo associations, it can be confusing to figure out what you’ll pay and what you get. This guide breaks down master versus sub-association fees, what those dues cover, how transfer and capital contributions show up at closing, and the exact documents to request before you make an offer. Let’s dive in.
Summerlin HOAs at a glance
Summerlin is a master-planned community with multiple layers of governance. You will often see a master association fee and a sub-association fee for your specific village, gated neighborhood, or condo community. Each association has its own rules, budgets, and boards.
Nevada’s common-interest communities follow NRS Chapter 116, which outlines owner rights, disclosure requirements, and resale packet rules. In practice, this means you can confirm the fees and rules you care about by reviewing the resale certificate and association documents during your purchase.
Master association: what it covers
- Community-wide amenities and infrastructure such as major parks, regional trails, open space, signage, and select community events.
- Landscape maintenance for major entry corridors and regional common areas, plus related utilities.
- Insurance for master common elements and long-term capital repair funded through master reserves.
- Administrative and management costs for community-wide operations and compliance.
Sub-association: what it covers
- Neighborhood services like pocket parks, private community pools, small playgrounds, and village trails.
- Gated entry operation, private street maintenance where applicable, and sometimes trash contracts.
- Front-yard landscaping in some neighborhoods and exterior upkeep for attached or condo properties.
- Architectural review and enforcement of local rules, plus insurance on common areas and reserves for neighborhood-level repairs.
What you might pay
Your total cost often includes a master fee plus one or more sub-association dues. On top of regular assessments, there can be one-time or special charges.
Regular dues
- Charged monthly, quarterly, or annually by each applicable association.
- Amounts are set through each association’s budget process and can change over time.
- Reserve studies and long-term planning influence how dues are set.
One-time fees at sale
- Transfer or administrative fees for the change of ownership and document processing.
- Capital or reserve contributions sometimes required when a buyer takes title. These may be flat fees or based on a formula.
- Who pays can be negotiated in your purchase agreement, so confirm early.
Special assessments
- Used for unexpected or large capital projects, like major mechanical replacements.
- May be approved for one time or spread over multiple years.
- Review the resale packet and board minutes for any approved or pending assessments.
How fees show up at closing
You will see HOA-related line items on your settlement statement. The resale packet or estoppel from each applicable association is the authoritative source for exact amounts.
- Prorated regular dues. If the seller prepaid beyond the closing date, you get a debit and the seller gets a credit. If dues are due shortly after closing, the proration adjusts accordingly.
- Transfer or administrative fees. Many HOAs charge a one-time transfer fee at change of ownership. Local custom varies, and payment can be negotiated in the contract.
- Reserve or capital contributions. Some associations require a one-time contribution to reserves at closing. This will be itemized as a debit to the buyer or seller per the agreement.
- Outstanding dues and special assessments. Delinquent amounts or liens are typically cleared at closing unless your contract assigns responsibility differently.
- Resale packet fees. The association or its management company charges a fee to produce the resale packet; escrow charges the party designated in the purchase contract.
Lenders often review HOA financials and may ask for confirmation that there are no unresolved special assessments. Title and escrow coordinate the resale packet and ensure HOA liens are handled so you can close on time.
Buyer checklist before you offer
Get key facts early so you can budget confidently and avoid surprises. Ask the listing agent for the latest documents or confirm they can be ordered quickly.
- Names of all associations that assess the property, plus management contacts.
- Current regular dues and billing frequency for each applicable association.
- Most recent resale packet or estoppel certificate, or confirmation of availability and cost.
- Current budgets, reserve study or reserve balance summary, and insurance summaries for common elements.
- CC&Rs, bylaws, rules, and architectural guidelines, including any rental or short-term rental restrictions.
- Board minutes from the past 6 to 12 months and any litigation disclosures.
- Details on any approved or proposed special assessments in the next 12 to 24 months.
Red flags and tips
Red flags to watch
- Low reserve balances combined with aging amenities or older buildings.
- A pattern of frequent dues increases or repeated special assessments.
- Board minutes showing large projects without a funding plan.
- Material litigation that could lead to future assessments.
- High management turnover or slow responsiveness from the management company.
Contract tips
- Specify who pays transfer fees and any reserve or capital contributions, and list amounts if known.
- Include a resale document review contingency with a clear timeline to approve or cancel based on findings.
- Consider an escrow holdback if a special assessment is disclosed but not yet billed.
Timeline and process
Timing matters, since delays in obtaining resale documents can delay closing. Title or escrow typically orders the resale packet soon after contract acceptance.
- Order the resale packet immediately after acceptance and confirm expected turnaround.
- Build extra days into your timeline for document review.
- Ask the title company how each HOA item will appear on the settlement statement.
Local nuances in Summerlin
Summerlin spans many villages, and practices vary by association. Newer neighborhoods may still be in developer transition, which can affect reserves and future assessments. Gated enclaves and custom areas often have higher sub-association dues and may include additional one-time capital fees.
A smart approach is simple. Confirm which associations apply, review the budgets and reserves, and spell out fee responsibilities in your offer. That way, your closing statement looks exactly how you expect.
Ready for help budgeting HOA costs and navigating resale documents for a Summerlin purchase? Connect with the local team at Marion Real Estate Services for clear, step-by-step guidance from offer to closing.
FAQs
What are HOA layers in Summerlin?
- Many homes have a master association plus a sub-association for the village, gated neighborhood, or condo, each with separate dues and rules.
Do buyers pay both master and sub dues?
- Yes, if both apply to the property, you pay each association’s regular dues according to its billing schedule.
Who pays HOA transfer fees at closing?
- Local custom varies, and payment is negotiable. Your purchase contract should clearly assign who pays transfer and capital contribution fees.
What is a one-time reserve or capital contribution?
- Some associations collect a buyer or seller contribution to the reserve fund at title transfer. It appears as a closing line item per your agreement.
How long do resale packets take in Nevada?
- Turnaround times vary by management company, often from a few business days to a few weeks. Order early to avoid closing delays.
Which documents should I review before offering on a Summerlin home?
- Review the resale packet, budgets, reserve study or balances, CC&Rs and rules, insurance summaries, board minutes, and any litigation or special assessment disclosures.
