Comparing two stunning homes in The Ridges but confused by different HOA fees and rules? You are not alone. The Ridges is a luxury, guard-gated part of Summerlin, and most neighborhoods there use a two-tier HOA system that can be easy to miss at first glance. In this guide, you will learn how the master association and sub-associations work, what fees typically include, and how to do smart due diligence so you can buy with confidence. Let’s dive in.
How The Ridges HOAs work
Master association overview
The master association manages the services and assets that benefit the entire community across multiple villages. Think of it as the communitywide backbone. The master typically oversees perimeter and gate security, main roads and entry landscaping, and large common open spaces or trails. It also handles master covenants and communitywide insurance for shared areas.
The master board sets and collects master dues, maintains reserves for large community assets, and may hire a professional management company for daily operations. You pay these master dues in addition to any village-level dues.
Sub-association overview
Each village inside The Ridges usually has its own sub-association that handles neighborhood-level upkeep and rules. This can include private street maintenance within that village, small parks or play areas, pools or fitness rooms, and landscape care for village common areas. Sub-associations also manage architectural review and design standards specific to that village.
Sub-association rules supplement the master CC&Rs. They cannot override the master, but they often add more detail on exterior colors, roof materials, and front yard landscaping. You are responsible for following both sets of rules.
Boards, voting, and enforcement
Homeowners usually elect their village sub-association board members. The master board may be elected by all owners or by village representatives. The exact voting structure is spelled out in the governing documents, so review those before you buy.
Enforcement depends on where a rule applies. A paint color or hardscape issue is often handled by the village ARC, while a parking issue at a master-controlled entry could be enforced by the master. Expect both entities to issue notices when needed.
What HOA fees cover
Fee categories you will see
- Master HOA dues: Security at gates, major landscaping at entries, community signage, multi-village trails, and communitywide insurance or communications.
- Sub-association dues: Village amenities such as a pool or fitness room, private parks, interior street maintenance, and village-level landscaping and administration.
- Private club fees: Some enclaves sit near private clubs. These memberships are separate from HOA dues and are contractual or optional depending on the property.
- Special assessments: One-time charges for capital projects or to address reserve shortfalls.
- Transfer, resale, and estoppel fees: Common administrative costs when a property changes hands.
What is usually included vs excluded
- Included in dues: Common area upkeep, gate and roving security where provided, liability insurance for shared elements, management fees, shared utilities and irrigation, and routine reserve contributions.
- Not included: Your home’s insurance policy, private utilities to your lot, separate club membership costs, and improvements or upgrades to your property. Some municipal services like water or sewer are billed by the city or utility company.
How much to plan for
There is no single number for The Ridges. Dues vary by village based on amenities, security level, and reserve needs. Expect combined monthly costs, since you will likely pay both master and sub dues. The smart move is to verify the current master dues and the current sub-association dues separately before you write an offer.
Higher-amenity villages often have higher reserves and can carry a greater risk of special assessments if reserves lag. Request the most recent reserve study for both the master and the village you are considering.
Who sets and changes dues
Boards set budgets and assessments under the terms in the CC&Rs and bylaws. Some documents allow small annual increases without a vote, while larger increases or special assessments may require owner approval. Ask when dues last increased and if there is a policy for annual adjustments.
Amenities and rules by village
Amenities that can differ
- Pools, spas, fitness centers, and small clubhouses
- Private parks, dog areas, and playgrounds
- Golf or country club access nearby with separate memberships
- Concierge or enhanced security services such as roving patrols, camera systems, and visitor management
- Private trailheads or access points to shared greenbelts
- Street design details that affect guest parking and driveway layouts
Village rules to compare
- Architectural controls: Paint palettes, exterior materials, hardscape and outbuilding rules, and ARC approval steps
- Landscaping standards: Turf allowances, xeriscape guidelines, water use limits, and irrigation schedules
- Vehicle and parking: Rules on RVs, boats, or overnight guest parking
- Rental policies: Many luxury villages limit short-term rentals or set minimum lease lengths
- Pet rules: Leash policies and limits on number of pets
- Maintenance duties: Who maintains fencing, walls, driveways, or front yard areas can vary by village
Why it matters for luxury buyers
- Privacy and exclusivity: Tighter rules and enhanced security can add privacy but may restrict design choices.
- Renovation flexibility: Stricter ARC reviews can extend timelines for exterior remodels or additions. This matters if you plan a pool, outdoor kitchen, or façade change.
- Lifestyle fit: A village with on-site fitness or easy club access might fit your routine and social goals, but it also changes your recurring costs.
- Resale dynamics: Consistent aesthetics can protect curb appeal. On the other hand, underfunded reserves or heavy restrictions can complicate future resale.
Due diligence checklist
Documents to request
- Master and sub-association CC&Rs, bylaws, and rules
- Current budgets and year-to-date financials for both levels
- The latest reserve study and reserve funding policy
- Board meeting minutes for the past 6 to 12 months
- Service contracts for security, landscaping, and management
- Pending litigation disclosures for master and sub-associations
- Insurance declarations for common areas
- Estoppel letter and fee schedule
- ARC guidelines and recent examples of approvals with timelines
Key questions to ask
- What are today’s master and sub dues and when are they due?
- When did dues last change and is there a written increase policy?
- Are any special assessments scheduled or in discussion?
- What is the current reserve funding level and date of the last reserve study?
- Which village rules differ from the master CC&Rs and would affect your plans?
- Is any club membership mandatory for this property? What are the initiation and ongoing costs?
- What security measures and gate hours are in place? How are visitors processed?
- Are there any known violations tied to the home?
- What is the process and typical timeline for ARC approval on exterior changes?
Red flags to watch for
- Underfunded reserves or a pattern of frequent special assessments
- Active litigation that could lead to large future assessments
- Inconsistent or extreme enforcement history
- Conflicts between master and sub documents on maintenance duties
- Hidden or mandatory club fees not clearly stated in writing
Smart buyer tips
- Get the estoppel before you remove any HOA contingency. It shows current dues, pending assessments, and any balances owed.
- Inspect the home and also walk the common elements. Look at gate systems, pools, clubhouses, and landscape health to gauge upkeep.
- If you plan major exterior work, submit preliminary concepts to the ARC early. Ask for a written sense of timing and likely conditions.
- For private club access, request membership details in writing. Confirm transfer rules, waitlists, equity terms, and monthly minimums.
- If a special assessment is announced but not yet levied, consider asking the seller for a credit or escrow holdback at closing.
- Confirm rental restrictions if income is part of your plan. Many luxury villages restrict short-term rentals.
- Verify security staffing and access procedures. The difference between timed gates and 24/7 staffing can change your daily routine.
Putting it together
Buying in The Ridges means evaluating two layers of HOA obligations, plus any private club commitments that may apply to your address. When you understand how the master and sub-association work together, you can better predict your real monthly costs and how rules could affect remodeling or resale. The right village is the one that aligns with your lifestyle and long-term plans. If you follow the checklist above, you will be set up to compare options with clarity and negotiate with confidence.
Ready for expert guidance comparing villages inside The Ridges? Connect with Ryan Zhu for neighborhood-level insights, document reviews, and a tailored strategy for your next move.
FAQs
What is the difference between The Ridges master HOA and a sub-association?
- The master handles communitywide items like perimeter security, main entries, and shared trails, while the sub-association manages village-level amenities, architectural review, and local maintenance.
How much are HOA dues in The Ridges for buyers comparing villages?
- Dues vary by village and amenities. Plan for combined costs since you likely pay both master and sub dues, and verify each amount in writing before you make an offer.
Do HOA fees include private club membership at The Ridges?
- No. Any private club initiation or membership is separate from HOA dues and depends on the specific property and club terms.
Which rules commonly vary by village in The Ridges?
- Architectural controls, landscaping standards, parking and vehicle rules, rental limits, and pet policies are the most common differences at the village level.
How can I avoid surprise special assessments when buying in The Ridges?
- Request the latest reserve study, review current budgets, ask about planned projects, and get an estoppel letter before removing your HOA contingency.