Are you comparing 55+ communities and wondering what Encanterra’s HOA fees really cover? You are not alone. Understanding how the HOA, neighborhood associations, and the country club fit together can help you plan your monthly budget and avoid surprises later. In this guide, you will learn how fees are structured, what amenities to expect, and the exact steps to verify current costs before you tour or write an offer. Let’s dive in.
How the HOA is structured
Encanterra is a master‑planned, 55+ community with a country‑club lifestyle. Most homes fall under a layered setup that includes a master association, a neighborhood or village association, and a separate club operator.
Master HOA overview
The master HOA owns and maintains major common areas and community infrastructure. This often includes streets in private tracts, large‑scale landscaping, entry features, parks, trails, and some community amenities like pools and fitness areas. You pay periodic master dues and agree to follow the CC&Rs and community rules.
Neighborhood or village associations
Some homes also sit inside a sub‑association. These neighborhood HOAs manage items closer to the home, such as exterior standards, village landscaping, small parks, and sometimes front‑yard maintenance. If your home is in a village association, you will pay both the master HOA and the neighborhood fee.
Country club and golf
A private club often operates golf, dining, spa services, and many organized social programs. Club membership and fees are usually separate from HOA dues and can be optional or tiered. If you join, expect an additional bill for membership dues, and possibly initiation fees or food and beverage minimums.
What your HOA dues usually cover
Understanding what is included can help you compare homes and neighborhoods inside Encanterra more accurately.
Master HOA coverage
- Maintenance of parks, trails, community signage, and large common landscapes.
- Operation and staffing for HOA‑owned amenities such as a clubhouse, fitness center, pools, and sports courts when they are under HOA control.
- Common‑area utilities, lighting, irrigation, and insurance for shared property.
- Management company fees, accounting, legal, and administration.
- Reserve contributions for future repairs to things like pool systems, paving, or roofs on HOA facilities.
Neighborhood fee coverage
- Village entry landscaping, internal common areas, and small parks.
- Architectural control and neighborhood exterior guidelines.
- Possible inclusions like front‑yard maintenance or trash services, depending on the village.
- Gate upkeep if the enclave is gated.
What the club handles
- Golf course maintenance and golf programs, pro shop, and tournaments.
- Dining venues and event dining managed by the club.
- Spa or salon services where offered.
Important note: Golf and premium dining are typically not covered by HOA dues. If you plan to play golf or use club‑operated dining often, confirm membership options, dues, and any initiation fees.
Assessments, increases, and one‑time fees
Each home pays the master assessment, and if applicable, a neighborhood assessment too. Billing can be monthly, quarterly, or annually based on association policies. Your payments fund the operating budget and the reserve budget.
Fee adjustments you should expect
- Annual increases can happen when boards set budgets to account for inflation, utilities, insurance, and reserve needs.
- Special assessments are one‑time charges for big repairs or projects not fully covered by reserves, like irrigation replacements or major facility repairs.
- On resale, there may be transfer or administrative fees, and some communities charge a new‑owner capital contribution. Check who pays these and how much.
Amenities you can enjoy
Encanterra‑style 55+ communities typically offer a robust lifestyle. The key is knowing what is included in HOA dues and what falls under the club.
Amenities commonly included by the HOA
- Community clubhouse spaces and social rooms.
- Fitness center access and community programming when HOA‑operated.
- Multiple pools and spas that are under HOA control.
- Tennis and pickleball courts, trails, and beautiful common‑area landscaping.
- Activity rooms for arts, cards, billiards, and clubs.
Club‑only amenities to confirm
- Golf course access, tournaments, and cart programs.
- Dining venues that are part of the club operation.
- Spa, salon, or resort‑style services run by the club.
If a facility is run by the club, you will typically need club membership or pay separate fees. Always ask which amenities are HOA‑operated and which are club‑operated.
Buyer checklist before you tour or write an offer
Do a quick document and questions sweep so you have a clear picture of costs and rules.
Documents to request
- The full HOA resale packet or seller disclosure package with CC&Rs, bylaws, rules, the latest budget, reserve study, recent meeting minutes, and a statement of current assessments due.
- A current fee schedule listing master and neighborhood dues, payment frequency, and the date of the next planned increase.
- Recent financial statements and the most recent reserve study or summary.
- Board meeting minutes for the last 6 to 12 months to spot upcoming projects or policy changes.
- A summary of the HOA’s master insurance policy and deductible amounts.
- Contact info for the HOA and management company.
- Club membership policy with initiation fees, monthly dues, any minimums, waitlist details, and what each tier includes.
Questions to ask
- What exactly is included in master dues versus neighborhood dues?
- Are there any current or planned special assessments? Amount and timing?
- When was the last reserve study, and how well funded are reserves?
- What are the rental restrictions, age verification steps, and guest policies?
- What are the rules for exterior changes, paint colors, satellite dishes, and solar?
- Is there any pending litigation that could affect costs?
- For the club, is membership required? If optional, are there homeowner discounts or minimums?
Red flags to watch for
- Low or no reserve funding in the most recent reserve study.
- Ongoing litigation involving the HOA, developer, or club.
- Large or repeated assessment increases without clear planning.
- Financial issues at the club that could affect operations.
- Confusing lines between HOA and club responsibilities.
- High delinquency rates in the financials or minutes.
Plan your total monthly cost
- Add master HOA dues plus any neighborhood fee for your home.
- If you plan to join the club, add club dues, initiation costs, and any food and beverage minimums.
- Review Pinal County property taxes and any special district or bond assessments that apply to the property.
- Keep a buffer for potential HOA increases or special assessments. Healthy reserves can lower that risk, so review the reserve study closely.
Your next steps
- Ask the listing agent for the resale packet and fee schedule before touring.
- Clarify which amenities are HOA‑operated and which require club membership.
- Compare similar homes inside different Encanterra villages to understand how neighborhood fees and included services vary.
If you want a clear, side‑by‑side view of fees, amenities, and rules for the homes on your shortlist, reach out. As a local 55+ and country‑club specialist, I can help you request the right documents early, interpret reserve studies, and match your lifestyle goals to the best pocket of the community. When you are ready, schedule a tour or a remote consult with Velma Herzberg to get started.
FAQs
How do Encanterra HOA fees work for most homes?
- Most owners pay a master HOA assessment, and many also pay a neighborhood or village assessment if the home is in a sub‑association.
Are golf and dining included in Encanterra HOA dues?
- Usually no. Golf and premium dining are typically part of a separate club with its own membership dues and possible initiation fees.
What documents confirm current HOA and club costs?
- Request the HOA resale packet, current fee schedule, recent financials, reserve study, and the club’s membership policy and pricing.
Can Encanterra HOAs charge special assessments?
- Yes. If reserves are not sufficient for a major repair or project, the board can levy a one‑time special assessment.
What services might neighborhood fees include in Encanterra?
- Neighborhood fees can cover village landscaping, small parks, architectural control, gate upkeep, and sometimes front‑yard maintenance.
How do I verify Encanterra’s 55+ status and rental rules?
- The CC&Rs and resale packet should outline age‑restriction compliance under HOPA, rental policies, and the age verification process.
