Understanding HOA Fees in Scottsdale Golf Communities

Thinking about buying in a Scottsdale golf community but unsure what those HOA and club fees really cover? You are not alone. Fees and rules vary from one neighborhood to the next, and the fine print can change your total cost of ownership. In this guide, you will learn how HOA and club dues work in Scottsdale, what drives costs, which documents to review, and how to compare communities with confidence. Let’s dive in.

HOA and club basics in Scottsdale

Master vs. sub-associations

Most Scottsdale golf neighborhoods use a layered HOA structure. The master association manages community-wide items like gates, primary landscaping, roads inside the gates, security, trails, and some shared facilities. A sub-association or neighborhood/phase HOA, often tied to condos or smaller enclaves, can cover building exteriors, front-yard maintenance, trash, or additional services. You may owe dues to both, billed separately.

Private clubs and memberships

The golf club is usually a separate entity that runs golf operations, dining, fitness, pools, and events. Membership can be mandatory for homeowners, optional, or offered in different tiers. Some clubs are equity models where you hold an ownership interest, while non‑equity memberships grant privileges without ownership. Always confirm whether golf access is included, limited, or separate from your HOA dues.

Fee types to know

• HOA dues: Monthly, quarterly, or annual payments to the master and, if applicable, the sub-association.
• Club dues: Separate monthly or annual payments to the golf club. May include food and beverage minimums and cart fees.
• Initiation or capital contributions: One-time fees at the club, and sometimes community capital contributions at closing.
• Special assessments: One-time charges for major projects or shortfalls.
• Transfer, resale, and estoppel fees: Document and transfer charges typically paid at sale.
• Reserve contributions: Funds set aside to repair or replace major assets like roads, gates, and roofs.

What drives costs in golf communities

Course maintenance and water

Golf course maintenance is one of the largest expenses. It includes irrigation, turf management, course staff, fertilizers, and equipment. In Scottsdale’s desert climate, water and irrigation costs for fairways and common areas are significant. Communities that fund these items through the HOA may have higher dues. Others shift these costs to the club.

Security, landscaping, and roads

Gated entries, security patrols, cameras, and 24/7 staffing increase operating budgets. Desert landscaping and common-area upkeep add to recurring costs. If the community maintains private roads, cart paths, and bridges, reserve funding is essential to avoid large repair assessments later.

Club operations and staffing

Full-service clubhouses, pro shops, dining, pools, tennis or pickleball, fitness, and event programming require staffing and management. These raise club dues and can result in periodic capital projects.

Reserves and capital projects

Communities that proactively fund reserves often have slightly higher routine dues but lower risk of large special assessments. Ask for the latest reserve study to understand long-term needs and funding health.

Common models you will see

HOA helps fund the course

In some neighborhoods, the HOA budget includes all or part of golf course maintenance. Homeowners may pay higher HOA dues, and golf can be treated as a community amenity with additional club fees for preferred access, tee times, and member benefits.

Club operated separately

In many communities, the private club runs all golf operations. The HOA focuses on gates, landscaping, and infrastructure. HOA dues may be lower, but to enjoy full golf privileges you usually need a club membership with a separate initiation fee and ongoing dues.

What to request before you buy

• CC&Rs and bylaws for both master and sub-associations
• Current HOA budget and prior year financial statements
• Reserve study with funding level and upcoming projects
• Recent board meeting minutes noting projects, disputes, or litigation
• Current delinquency report and any pending special assessments
• Estoppel or resale disclosure that shows fees due at closing
• Club membership plan and contract, including initiation fees, dues, transfer rules, and any wait lists
• Management or operating agreements between HOA and the club or third-party operator
• Insurance summaries for master and sub-associations
• Audits or CPA reviews, if available

Key questions to ask

• Are master and sub-association dues mandatory, and how are they billed?
• Is golf membership required? If optional, what access do non-members have?
• What exactly is included in HOA dues, such as exterior maintenance, irrigation, roads, and security?
• Does the HOA pay for any golf course costs, or does the club fund everything? What are the current club initiation and annual dues?
• Are initiation fees refundable or transferable at resale? Is membership capped or wait‑listed?
• What is the reserve balance compared to recommended levels? Which capital projects are forecasted?
• Are any assessments or litigation pending that could impact costs?
• What rental restrictions apply, and do they affect club access for tenants?
• What transfer or capital contribution fees are due at closing?
• How will HOA dues and possible club obligations factor into lender approval?

Compare communities with this framework

Use the same data points for each neighborhood so you can compare apples to apples:

• Master HOA dues and billing frequency
• Sub-association dues, if applicable
• Club initiation fee, equity or non‑equity
• Club annual dues and any minimum spend
• Whether golf fees are mandatory or optional
• What HOA dues include: security, irrigation, private roads, exterior maintenance, and more
• Reserve fund health versus recommended levels
• Special assessments in the last five years and planned projects ahead
• Rental rules and occupancy restrictions
• Typical home price ranges to contextualize dues as a percentage of value
• Who manages the club, private operator or member-run

Budgeting, lending, and taxes

How lenders view dues

Mortgage underwriters count recurring HOA dues in your debt-to-income calculations. Some lenders may also consider certain one-time fees or ongoing club obligations when assessing your profile. If you are financing, expect lender questionnaires on HOA budgets, insurance, and reserves, especially for condos.

Tax basics

For primary residences, HOA dues are generally not tax-deductible. Portions of dues that fund capital improvements are not deductible. If the property is a rental, treatment can differ. Always consult a CPA for guidance on your situation and how to handle dues, assessments, and club fees.

Closing costs to expect

At closing, plan for estoppel or resale fees, transfer fees, and prorated HOA dues. If you choose to join the club, initiation fees are typically paid by the buyer unless negotiated otherwise.

Risks to watch

• Special assessments: Often tied to major repairs or when reserves are low. Review assessment history and capital plans.
• Underfunded reserves: A red flag for near-term assessments, especially in communities with private roads, gates, or large amenities.
• Delinquencies: A high delinquency rate can strain cash flow and lead to collection challenges or higher fees for everyone else.
• Club business model: Clubs reliant on initiation revenue or with aging memberships can change dues or access rules. Confirm what is guaranteed in your membership contract.
• Transferability: Mandatory, costly, or non-transferable memberships can affect your resale pool and marketability.

Smart negotiation moves

• Use contract contingencies for HOA review, estoppel, and club membership review. Allow enough time to receive the documents.
• If a special assessment is recent or imminent, negotiate a seller credit or ask the seller to pay it at closing.
• Ask for proof of HOA dues payment history and reserve funding details.
• If the club initiation fee is substantial, negotiate who pays it, or consider splitting the cost.
• If large capital projects are planned, discuss escrows or timing to mitigate risk.

Scottsdale context and expectations

Scottsdale offers a high concentration of luxury and semi-luxury planned golf communities. You can expect gated entries, well-maintained desert landscaping with irrigated play areas, and a strong amenity mix such as dining, wellness, and social programming. These features elevate the lifestyle and also influence costs.

Buyers often include active retirees who want a turnkey club experience, families who value amenities and security, and second-home owners who want low-maintenance convenience. Rental rules in many luxury enclaves can be restrictive, so review them closely if you plan to generate income.

Your next step

If you are comparing Scottsdale golf neighborhoods, the right documents and questions will save you time and help you avoid surprises. Our team can coordinate the HOA and club document requests, highlight the cost drivers that matter for your lifestyle, and structure your offer to protect your interests. Request a private consultation with Cavanaugh Luxury Group to get a tailored comparison of communities and a clear plan for your purchase.

FAQs

What are HOA fees in Scottsdale golf communities?

• HOA fees vary by community, amenities, and whether any golf costs are included in the HOA budget. Review both master and sub-association dues to see your total.

Do I automatically get golf access when I buy?

• Not always. Access depends on whether membership is mandatory, optional, or administered separately by the club. Confirm through the CC&Rs and the club membership plan.

What is the difference between master and sub-association dues?

• Master dues fund community-wide items like gates, primary landscaping, roads, and security. Sub-association dues can cover building exteriors, front-yard maintenance, trash, or enclave-specific services.

Which documents should I review before closing?

• Request CC&Rs, budgets, financials, reserve study, board minutes, delinquency reports, assessment history, estoppel or resale disclosures, and the club membership contract.

How do lenders treat HOA and club costs?

• Lenders include recurring HOA dues in debt-to-income calculations and may review HOA budgets and insurance. Ask your lender how they view any club obligations.

Are HOA dues tax-deductible?

• For primary residences, HOA dues are generally not deductible. Tax treatment can differ for rentals, so consult a CPA for advice.

How can I compare two golf communities quickly?

• Line up the same data points for each: master and sub dues, club initiation and annual dues, mandatory or optional golf, reserve health, assessment history, rental rules, and who manages the club.

What fees can I negotiate in a purchase?

• You cannot change recurring dues, but you can negotiate who pays initiation fees, transfer or capital contributions at closing, and credits for recent or upcoming assessments.