Master-Planned Community Due Diligence

A material share of single-family HOA homes in Texas, Arizona, Nevada, and Colorado sit inside master-planned communities with multiple association layers. Mapping the structure is the first step in any meaningful HOA document review.

What "layered" means

A typical layered community has:

• A master association that governs the entire community — usually for shared roads, amenities, and the largest covenants.
• One or more sub-associations that govern individual neighborhoods, townhome clusters, or condominium components.

Each layer has its own dues, board, budget, reserves, and rules.

What you actually owe

Often more than buyers realize. Total dues might be split:

• $80/month to the master.
• $200/month to a sub-association.
• $25/quarter for a special amenity district.

The resale certificate sometimes shows the total cleanly. Often it doesn't. We map it.

Which rules govern what

Architectural rules, rental restrictions, pet rules, and use covenants often live at different layers. Many disputes start when an owner reads only one layer's rulebook.

Reserves at each layer

Every layer can have its own reserves. A well-funded master with weak sub-association reserves is still a special-assessment risk for sub-association owners.

Questions to ask

• "How many association layers govern this property?"
• "What is the total monthly dues across all layers?"
• "Where are the reserves held at each layer?"
• "Which architectural and rental rules come from which layer?"

Why this isn't legal advice

We surface the structure. Your attorney can advise on the legal implications of multi-layer covenants and how they interact with your purchase agreement.