Are you wondering what your HOA fees in Frisco actually pay for? When you compare neighborhoods in Collin County, especially master-planned communities, it can be hard to see which dues offer real value. You want a home that fits your lifestyle and your budget, without surprises down the road. In this guide, you’ll learn what HOA assessments typically cover in the Frisco area, how they differ from local taxes, and the key documents and questions that help you buy with confidence. Let’s dive in.
How HOAs work in Frisco
Frisco and nearby suburbs use master-planned communities with layered associations. A master association often maintains broad amenities and common areas, while sub-associations manage neighborhood sections. You might even see village-level or condo associations within the same development.
HOAs are private, contract-based organizations. City and county governments still handle things like permitting, zoning, public roads, and public utilities unless a special district takes on certain services. That is why community rules do not replace municipal codes.
Many neighborhoods also sit inside special districts like Municipal Utility Districts (MUDs). MUD taxes fund infrastructure such as water, sewer, and streets. These charges are separate from HOA dues and typically appear on your property tax bill.
What HOA fees usually cover
Most HOA budgets split into two buckets: operating expenses and reserves. Your monthly or quarterly assessment usually supports a mix of the following:
- Management and administration
- Community management company fees, office costs, banking, bookkeeping, and owner portals.
- Common-area maintenance and utilities
- Landscaping, irrigation, mowing, tree care, lighting, and utilities for amenities.
- Amenity operations
- Pool care and lifeguards, fitness-center services, janitorial, and repairs for parks, courts, and clubhouses.
- Insurance and risk management
- Liability and property insurance for common elements the association owns. This does not replace your homeowner’s policy.
- Contract services and security
- Security patrols, access-control systems, and pest control for shared spaces.
- Professional services, legal, and taxes
- Legal counsel, accounting or audits, tax prep, board education, and collection expenses.
- Reserve fund contributions
- Long-term savings for big-ticket repairs, like pool replastering, roof or wall replacements on HOA-owned structures, and asphalt work. Healthy reserves reduce the risk of special assessments.
- Special programs and pass-throughs
- Community events, newsletters, and costs passed through from a master association to sub-associations. Some communities include front-yard landscape service or other items in dues.
Typical fee ranges in DFW
Fee levels vary with amenities, scope, and management. In the Dallas–Plano–Irving area, a general range looks like this:
- Low-fee neighborhoods with limited amenities: about $20 to $100 per month.
- Mid-range amenities like pools and parks: commonly $100 to $250 per month.
- Full-amenity master-planned communities with staffed facilities: often $200 to $500+ per month.
These are illustrative ranges and can change by community, home type, and budget needs. Reviewing the current budget and reserves for a specific property is the best way to understand costs.
Who maintains what
In most Frisco-area HOAs, the association takes care of common areas: parks, walking trails, entry monuments, perimeter walls owned by the HOA, and amenity buildings. Street and sidewalk responsibility depends on whether roads are public or private. Many Frisco streets are public; private streets are usually the HOA’s responsibility.
Some neighborhoods include front-yard mowing and irrigation in their dues, especially in amenity-heavy sections. Always verify whether this service applies to the home you are considering.
Homeowners are typically responsible for the home’s exterior and yard beyond any HOA-provided services. That often includes roof repairs, exterior paint, windows, backyard landscaping, fencing on your lot, and private driveways.
Architectural rules and approvals
Most associations use an Architectural Review Committee (ARC or ACC) to review exterior changes. You generally submit an application that may include plans, samples, and contractor information. Review timelines are often 14 to 30 days.
Rules commonly address paint colors, roofing materials, fences, sheds or outbuildings, driveways and gates, exterior lighting, patios and decks, solar panels, visible satellite dishes, and major landscaping changes. There can be application fees and inspections. ARC decisions affect remodel timelines, so factor them into your plans.
Due diligence before you buy
Getting the right documents and asking the right questions will help you forecast your total cost of ownership and avoid surprises.
Documents to request and review
- CC&Rs, bylaws, and articles of incorporation
- Current annual budget and year-to-date actuals
- Reserve study and current reserve balance, if available
- Recent financial statements and bank summaries
- Resale certificate or estoppel letter with current assessments and rules
- Board meeting minutes from the last 6 to 12 months
- HOA insurance declarations and deductibles
- Management contract details
- Pending litigation disclosures
- Recent special assessments, purposes, and outcomes
- A maintenance responsibility chart for HOA vs. owner
Key questions to ask
- What is the monthly assessment, due date, and late-fee policy?
- Are there pending or recent special assessments? Why and how much?
- What is the current delinquency rate among owners?
- Is the community professionally managed, and by whom?
- What does the reserve fund cover, and is it adequate per the latest study?
- Are there rental restrictions that affect long-term plans or investment use?
- What capital projects are planned over the next 1 to 5 years?
- What are the ARC rules and typical approval timelines?
Your professional team
- Real estate agent: coordinates documents, compares neighborhoods, and flags practical issues.
- HOA or community attorney: reviews CC&Rs and resale certificate language for obligations and protections.
- Title company: verifies liens and clarifies estoppel/resale certificate steps.
- Home inspector: helps identify exterior items that are owner vs. HOA responsibility.
Local watch-outs in Frisco and Collin County
- Special districts and taxes. Identify whether the home is inside a MUD or other special-purpose district. These taxes are separate from HOA dues and can raise monthly housing costs.
- Amenity-driven fee volatility. More amenities bring lifestyle benefits but can mean higher dues and greater risk of special assessments for major repairs.
- Developer-controlled associations. In newer phases, developers may control the HOA. Check when homeowner control begins and how infrastructure turnover is handled.
- Enforcement and collections. HOAs in Texas can place liens and pursue collection remedies for unpaid assessments. Confirm no outstanding issues on the property.
- Changing rules and budgets. Boards can update policies and fees within their governing documents and state law. Review meeting minutes to understand spending and enforcement trends.
- Community culture and compliance. Meeting minutes and conversations with residents can reveal how the board manages violations, ARC approvals, and communication.
Quick budgeting checklist
- Get the resale certificate or estoppel before you commit.
- Compare HOA dues plus estimated utilities and any MUD taxes to similar non-HOA homes.
- Review the HOA’s budget, reserve balance, and recent minutes.
- Confirm if front-yard maintenance or other services are included.
- Check for any special assessments or upcoming capital projects.
- Review ARC rules for planned exterior changes like fences or solar.
- Ask how long the HOA has had professional management and the delinquency rate.
- Consult an attorney if CC&Rs seem unclear or if litigation is pending.
Final thoughts
An HOA can enhance your lifestyle with amenities, consistent curb appeal, and community programming. The key is understanding what your dues actually cover, how reserves protect you from big surprises, and what rules apply to your home. With the right documents and a clear set of questions, you can choose the Frisco neighborhood that fits your life and your budget.
If you want help comparing HOA communities across Frisco and Collin County, reach out to Nichelle Keithley for neighborhood-level guidance and a smooth, confidence-building home search.
FAQs
What do HOA fees cover in Frisco master-planned communities?
- They typically fund management, landscaping and utilities for common areas, amenity operations, insurance for shared elements, professional services, security, community programs, and reserves for big repairs.
Are HOA dues the same as MUD taxes in Collin County?
- No. MUD taxes are separate from HOA dues and appear on your property tax bill to fund infrastructure like water and sewer; HOA dues fund private community operations and amenities.
How can I tell if a neighborhood’s streets are public or private?
- Review the resale certificate and governing documents or ask management. Public streets are maintained by the city, while private streets are maintained by the HOA.
What happens if an HOA lacks adequate reserves?
- The association may need to raise dues or levy a special assessment to pay for major repairs such as pool replastering or asphalt replacement.
How long does ARC approval usually take for exterior changes?
- Many HOAs review applications within 14 to 30 days, depending on the rules and meeting schedules.
Can HOAs in Frisco restrict rentals or short-term stays?
- Some associations limit short-term rentals or cap the percentage of rentals. Always review the CC&Rs and rules before you buy.
