By Rene Burchell
When you tour a stunning home in Frisco, the price on the listing is only part of the picture. The monthly or annual HOA fee shapes what you’ll pay to live there, and it also shapes the lifestyle you’ll enjoy. I walk clients through these numbers every week, and I’m happy to share what to look for so nothing surprises you at the closing table.
Key Takeaways
- Master-planned communities often carry higher dues than standard neighborhoods.
- Fees fund amenities like pools, trails, and common-area upkeep.
- A Texas resale certificate reveals the full financial picture.
- Closing-day charges can add to your upfront costs.
Why Master-Planned Communities Cost More
Frisco is home to well-known master-planned neighborhoods like Phillips Creek Ranch, Starwood, Fields, and Hollyhock. These communities offer pools, trails, clubhouses, and landscaped common areas that a typical subdivision doesn’t. That upkeep has to be funded somehow, and your dues are the answer.
As a general guide, amenity-rich communities in Frisco often run from roughly $150 to $350 or more per month, while smaller neighborhoods can run far less. Your exact amount depends on the community, the home type, and the association’s budget, so always confirm current figures.
Why Fee Ranges Deserve Context
- Higher dues usually mean more amenities and programming
- Townhomes and condos may include exterior or structural upkeep
- Some communities layer a master association with a smaller neighborhood association
- Billing can be monthly, quarterly, or annual, so compare on the same basis
What Your Dues Typically Cover
In most Frisco master-planned communities, your assessment pays for common-area landscaping, pool operations, amenity staffing, and insurance on shared spaces. It also supports management company fees and reserve funds for future repairs.
Gated or private-street neighborhoods often carry added costs for gate operations and street maintenance. If you’re eyeing an estate in a gated enclave near Stonebriar or Starwood, ask exactly which of those expenses fall on the association.
Why a Coverage List Matters
- Landscaping and entry features that keep streets looking polished
- Resort-style pools, fitness rooms, and event spaces
- Trail upkeep and open-lawn maintenance
- Reserve contributions that prepare the community for big repairs
Reading the Texas Resale Certificate
Texas law gives you a powerful tool here. Under Chapter 207 of the Texas Property Code, the association provides a resale certificate that discloses assessment amounts, special assessments, unpaid balances, the operating budget, reserves, pending lawsuits, insurance details, and transfer fees.
The association generally has 10 business days to deliver it after a valid request, and the fees for preparing it are capped by law. Your contract spells out who orders and pays for it, and the seller often handles that. I always tell buyers to read it carefully, not skim it.
Why Certificate Details Protect You
- Confirm the current regular assessment and billing schedule
- Look for approved special assessments already on the calendar
- Check reserves to see if the association is financially prepared
- Review pending legal matters or known violations tied to the property
One-Time Costs at Closing
Ongoing dues are only half the story. Many associations charge one-time fees when a home changes hands, like transfer fees or working-capital contributions. These can add noticeably to your closing costs.
Ask early who pays each charge under your contract. Make sure you see every number before you commit, so there are no last-minute surprises.
Why Upfront Fees Need a Line in Your Budget
- Transfer fees charged by the association or management company
- Working-capital contributions paid at closing
- Resale certificate and update fees
- Prorated dues for the month of closing
Rules Behind the Fees
Dues come with design standards. Most Frisco master-planned communities regulate exterior paint, fences, roofing, and landscaping, and they often require approval before you change them. Some also limit leasing or short-term rentals.
If you’re planning a pool, an outdoor kitchen, or a guest house, check the architectural guidelines first. A beautiful home is only as flexible as the covenants that come with it.
Why Covenants Deserve a Close Read
- Architectural approval timelines for exterior projects
- Limits on leasing and short-term rentals
- Parking and vehicle rules for driveways and streets
- Fine and hearing procedures for violations
Frequently Asked Questions
How much are HOA fees in Frisco master-planned communities?
Many amenity-rich communities run roughly $150 to $350 or more per month, though some charge more or less. I’ll pull the exact figures for any home you’re considering.
Can HOA fees increase after I buy?
Yes, associations can adjust assessments based on their budgets and governing documents. Review the budget and reserves in the resale certificate to see how stable the community looks.
Are HOA fees worth it for luxury buyers?
For many, yes, because dues fund the amenities and upkeep that protect the community’s appeal. The key is making sure the services match how you plan to live.
Reach Out to Me Today
If you’re comparing Frisco’s master-planned communities, reach out to Rene Burchell at Coldwell Banker Apex, Realtors. I’ll help you read the fine print, compare dues across neighborhoods, and find the right fit for your budget and lifestyle.
Reach out to me today, and let’s talk through your options. I’ll make sure you understand every number before you make your move
