HOA fees show up on Hendersonville listings all the time, but what do they really pay for? You want clarity before you budget, compare neighborhoods, or write an offer, especially if you are eyeing Old Hickory Lake communities. In this guide, you will see what HOA fees commonly include by community type, what they do not cover, how dues are set, and a practical checklist to protect your purchase. Let’s dive in.
HOA basics in Hendersonville
Hendersonville has a wide mix of communities, from single‑family subdivisions to condos, townhomes, gated neighborhoods, and several lakefront areas on Old Hickory Lake. HOA coverage varies by community type and by the association’s governing documents. City and county governments set property taxes and enforce building codes, but they do not set HOA fees.
Your fee pays for shared services and upkeep. The exact list should appear in the association’s budget and CC&Rs. Always confirm the specifics for the property you are considering.
What HOA fees cover, by community type
Single‑family subdivisions
- Common area landscaping and maintenance, including entrances and small parks
- Street signage, lighting in common areas, and sometimes private street care
- Covenant enforcement and architectural review administration
- Basic insurance for common areas
- Management company and administrative costs
What is usually not included: exterior maintenance of your home, interior utilities, homeowners insurance, property taxes, and in‑home repairs.
Condos and townhomes
- Exterior building maintenance, such as roofs and siding
- Master insurance for buildings and common area liability
- Often water, sewer, and trash
- Shared utilities for common spaces and systems, plus pest control of common areas
- Amenities upkeep, such as pools, clubhouses, or fitness rooms
- Reserve fund contributions for major repairs and replacements
You are typically responsible for interior repairs and contents insurance. Check the CC&Rs for any limited exterior items that fall to the owner.
Gated or amenity‑rich communities
- Gate operation, security systems monitoring, or staff
- Maintenance and staffing for amenities such as golf, tennis, or marinas
- Higher operating and insurance costs, which often means higher dues
Waterfront communities on Old Hickory Lake
- Dock or boat slip maintenance and related insurance
- Shoreline stabilization, seawalls, dredging, or permit‑related costs
- Insurance and liability coverage for marina facilities
Waterfront line items are often separate or added to regular dues. Review the budget closely if you plan to use lake amenities.
What HOA fees usually do not cover
- Mortgage payments or property taxes
- Most owners’ insurance for interiors or personal property
- Individual utilities inside your home unless bulk‑contracted by the HOA
- Interior repairs and routine maintenance of your unit or home
- Special assessments, which are separate charges for major projects
- Legal fees for owner actions against the HOA
- Fines, late fees, or penalties for violations or past‑due dues
How dues are set and why they change
Associations prepare an annual operating budget for maintenance, management, insurance, and utilities, plus planned contributions to reserves. Boards typically adopt the budget and set the dues each year.
Many associations use a reserve study to estimate the cost and timing of future big‑ticket items, such as roofs, paving, and pool equipment. Regular contributions help reduce the risk of large surprise bills. If reserves fall short or an emergency arises, the board may levy a special assessment. CCRs and state law guide how dues increases and assessments are approved and noticed.
Practical tip: A low monthly fee with little or no reserves can be a red flag. It can mean a higher chance of special assessments later.
Due‑diligence checklist for buyers
Request documents from the seller, listing agent, or the HOA or management company. These items are commonly reviewed during escrow and may be required by lenders for condo transactions.
Documents to obtain
- Recorded Declaration or CC&Rs, Bylaws, and Rules & Regulations
- Current year budget and the prior 2 to 3 years’ budgets
- Most recent reserve study and reserve fund balance statements
- Current financials, plus audit or compiled review if available
- Board and membership meeting minutes for the past 12 to 24 months
- Dues schedule and history of increases
- Delinquency summary and collections policy
- Insurance certificates, coverages, and deductibles for the master policy
- Estoppel or status letter showing current assessments and any pending charges
- Management contract and key vendor contracts if available
- Pending litigation disclosures and recent legal correspondence
- Capital projects plan and any approved but unfunded projects
- Parking, rental, short‑term rental, and pet policies
Questions to ask the HOA or manager
- What is included in the monthly fee, such as utilities, insurance, or exterior care?
- What is the current reserve balance and percent funded compared to recommendations?
- Are any capital projects or special assessments planned, and on what timeline?
- Are there outstanding or threatened lawsuits?
- What are the rental and short‑term rental rules?
- How are violations enforced and fines assessed?
- How are dues collected and what are the late or collection costs?
- Who handles repairs in specific cases, such as roof leaks into a unit?
- Are changes to CC&Rs or major vendor contracts pending?
Red flags to watch for
- Very low reserves while major systems are aging
- Repeated special assessments in recent years
- High owner delinquencies on dues
- Ongoing or costly litigation
- Missing or outdated financial statements
- Vague insurance details or high master policy deductibles
- Unclear lines between owner and association responsibilities
Practical transaction items
- Estoppel or status letter: Verify balances and pending assessments before closing.
- HOA approval: Some communities require buyer applications and fees. Confirm timelines.
- Lender review: For condos, delinquency rates and project health can affect loan options.
Budgeting your true monthly cost
Build a full monthly picture: mortgage payment, property taxes, homeowners insurance, HOA fees, utilities, and routine maintenance. For condos, include an HO‑6 policy for interior and contents coverage if required.
Weigh lifestyle tradeoffs. Fees that cover landscaping, trash, exterior maintenance, or amenities can save you time and out‑of‑pocket costs. Strong rules can help maintain consistent standards, but they may limit personalization and rentals. Well‑run associations with healthy reserves and attractive amenities can support resale appeal, while very high dues or restrictive rules can narrow your buyer pool later.
A smart approach is to compare the value you receive to the fee. If the HOA covers trash, exterior maintenance, and a pool, estimate what those would cost you to arrange on your own.
Tips for Hendersonville shoppers
- Use listing details and your agent’s MLS search to identify properties with HOA dues and to compare across similar communities.
- For lakefront properties, verify rules, permits, and shared responsibilities related to docks or shoreline features.
- Ask for at least 2 to 3 years of budgets and reserve studies to spot trends in dues, expenses, and reserves.
Make a confident move
Understanding HOA fees helps you budget better and choose the right fit for your lifestyle, whether you want low‑maintenance living, strong amenities, or lake access on Old Hickory Lake. If you would like help reviewing documents, weighing tradeoffs, or comparing communities, reach out. You can start a home search or schedule a quick consultation with Romy Morgan.
FAQs
What do HOA fees cover in Hendersonville single‑family areas?
- They often fund common area landscaping, entrance maintenance, basic common‑area insurance, covenant enforcement, and management, not individual home maintenance.
Do condo fees in Hendersonville usually include utilities?
- Many condo associations include water, sewer, and trash, plus master insurance and exterior maintenance, but always confirm the inclusions in the budget and CC&Rs.
How do special assessments work in Tennessee HOAs?
- If reserves are not enough for major repairs or emergencies, the board can levy a separate assessment, with procedures guided by the CC&Rs and applicable state rules.
What should I check in Old Hickory Lake waterfront HOAs?
- Look for dock or slip fees, shoreline or seawall upkeep, permit‑related costs, and marina insurance, and clarify whether these are part of dues or separate line items.
Can HOA dues increase after I buy a home?
- Yes, boards adopt annual budgets and can raise dues as needed, subject to notice and any vote requirements in the CC&Rs, so review recent budgets and minutes for trends.
Who pays for exterior damage in a condo building?
- The master policy and HOA generally handle building exteriors and shared systems, while owners cover interior repairs and contents, but verify exact responsibilities in the CC&Rs.
