Comparing luxury neighborhoods in Summerlin and trying to decode the HOA line items? You are not alone. In a guard-gated community like The Ridges, dues can shape both your lifestyle and your monthly budget. In this guide, you will learn what The Ridges HOA fees typically cover, what they usually do not, how they affect affordability, and the due diligence steps to take before you buy. Let’s dive in.
How The Ridges HOA works
The Ridges sits within Summerlin, a master-planned community where most neighborhoods have layered governance. You will typically see two associations. The neighborhood association handles The Ridges’ specific services and rules, while a master association for Summerlin manages broader items like communitywide standards, parks, and signage.
Expect separate assessments. One fee may come from The Ridges sub-association and another from the master association. Some amenities in or near luxury neighborhoods are operated by private clubs or third parties, which require separate membership and dues.
What The Ridges fees cover
The exact inclusions vary by sub-neighborhood and property type, but dues in guard-gated Summerlin communities commonly cover these areas:
- Security and gate operations. Guard staffing, gate maintenance, surveillance, access control systems, and related communications equipment.
- Common-area landscaping. Maintenance of medians, entry features, trails, irrigation, seasonal planting, and pest control, plus water and electricity for those areas.
- Private road and infrastructure upkeep. If streets, decorative walls, and lighting are private, the HOA typically funds repair and replacement.
- Lifestyle and recreation amenities. Pools, spas, clubhouses, fitness rooms, and courts may be included when they are HOA facilities. Programming for community events may also be funded.
- Administration and management. Professional management, accounting, legal services, communication, websites, and meeting costs.
- Insurance for common areas. Property and general liability coverage for HOA-owned spaces. This does not replace your personal homeowners insurance.
- Reserves for future projects. Ongoing deposits for long-lived components such as gates, pavement, roofs on common structures, pools, and irrigation systems.
- Utilities serving common areas. Water, power, and sewer charges related to shared facilities.
What HOA fees usually do not cover
It is important to separate HOA coverage from owner responsibilities. In many luxury neighborhoods, owners should plan for:
- Your individual utilities. Water, electricity, gas, internet, and cable for your home unless a special bulk-service program exists.
- Your homeowners insurance. The association policy does not insure your home’s interior or contents.
- Private club memberships. Golf or country club access is often optional and paid separately, with initiation fees and monthly dues.
- Exterior maintenance for individual homes. Unless a specific program exists for certain product types, owners are responsible for their home’s exterior.
- Property taxes and mortgage payments. These are separate from HOA dues.
How fees affect your budget
Dues in luxury, guard-gated neighborhoods are commonly higher than in non-gated areas. For high-amenity Summerlin communities, it is typical to see monthly dues in the several-hundred-dollar range. When you combine multiple assessments or add private club memberships, total monthly obligations can approach four figures.
Lenders usually include HOA dues in your debt-to-income ratio. This can influence loan approval and available price points. Routine HOA dues for a personal residence are generally not tax-deductible, although portions tied to capital improvements or rental property ownership may have different treatment. Speak with a tax advisor for your specific situation.
Special assessments and reserves
Special assessments are one-time charges for capital projects or emergencies when reserves are not sufficient. Healthy reserves reduce the chance of these events. Review reserve studies and the association’s reserve funding policy to understand how the HOA plans for big-ticket items like gate systems, paving, and pool equipment.
Associations may borrow or levy emergency assessments to address urgent needs. Also look for any pending or recent litigation, since legal matters can impact dues over time.
Buyer due diligence checklist
Before you purchase in The Ridges, request and review the following:
- Current CC&Rs, Bylaws, and Rules and Regulations
- Current budget and most recent financial statements
- Reserve study or funding schedule, plus reserve contributions
- Board meeting minutes for the last 12 to 24 months
- Estoppel certificate confirming all fees and any special assessments
- Association insurance certificates and required owner coverage
- Management contract and major vendor contracts, including security and landscaping
- Litigation summary and assessment history, including any announced increases
- Transfer fees, application fees, and any move-in or move-out rules and deposits
Questions to ask the HOA
Ask clear, specific questions to avoid surprises:
- What is included in monthly dues for this home type and sub-neighborhood?
- Are there separate Summerlin master association fees or private club dues? Are any of them mandatory?
- Are there approved but unpaid special assessments or planned capital projects?
- What is the current reserve balance and the recommended funded percentage?
- What is the assessment delinquency rate among owners?
- What major repairs or unusual expenses occurred in the last 3 to 5 years?
- What are rental and leasing policies, including duration limits and guest rules?
- What is the architectural review process and timeline for exterior changes?
Risks and tradeoffs to weigh
- Security versus cost. Staffed gates and private security are a material budget line and add to dues. Confirm staffing hours and vendor scope so you understand what you are paying for.
- Amenities and exclusivity. Pools, fitness rooms, and community programming enhance lifestyle value but also require ongoing funding. Distinguish HOA-maintained amenities from separate private clubs.
- Resale and marketability. Some buyers prize gated security and are comfortable with higher dues. Others resist mandatory fees or large memberships. Know your own priorities and the target buyer pool for future resale.
- Governance and financial health. Look for transparency, professional management, and consistent reserve funding. Frequent emergency assessments or high delinquency rates are red flags.
Practical tips to manage costs
- Build HOA dues into your monthly affordability, alongside mortgage, taxes, and insurance.
- Review budgets and minutes for signals of upcoming increases or projects.
- Favor communities with documented reserve studies and steady reserve contributions.
- If you want club amenities, evaluate separate contracts, initiation costs, and monthly dues before committing.
- Confirm whether roads and lighting are private or public, since that affects long-term maintenance costs.
Next steps
The Ridges offers a secure, polished environment that appeals to many luxury buyers, but the details of fees and coverage matter. With the right information, you can choose the home and sub-neighborhood that align with your budget and lifestyle. If you would like help securing documents, interpreting budgets, and comparing sub-associations, connect with Stephanie Taffanelli for a focused, concierge-level consultation.
FAQs
What do The Ridges HOA fees typically include?
- Security and gate operations, common-area landscaping, maintenance of private roads and lighting, administration and management, common-area insurance, reserve funding, and utilities for shared facilities.
Are there separate Summerlin master association fees in addition to The Ridges dues?
- Yes, many Summerlin neighborhoods have a master association that charges a separate fee for broader community infrastructure and programs; confirm the exact amounts for your property.
Do HOA fees cover my homeowners insurance and utilities at The Ridges?
- No, individual homeowners generally pay for their own insurance and home utilities, while the HOA policy covers common areas and the HOA pays utilities for shared facilities.
How do HOA dues affect my mortgage approval?
- Lenders typically include monthly HOA dues in your debt-to-income ratio, which can influence loan approval, interest rates, or required reserves.
What is a special assessment and how can I avoid surprises?
- A special assessment is a one-time charge for capital projects or emergencies; reviewing reserve studies, budgets, and recent board minutes helps you gauge the risk.
Are private club or golf memberships included in The Ridges HOA fees?
- Generally no; private clubs are separate entities with their own initiation fees and monthly dues, which are paid in addition to HOA assessments.
