Are you seeing two different HOA fees on Highlands Ranch listings and wondering why? You are not alone. Highlands Ranch uses a master association model that can layer fees, and the details matter for your budget and lifestyle. In this guide, you will learn how fees work here, what they cover, which documents to review, and the red flags to watch. Let’s dive in.
How Highlands Ranch HOAs work
Highlands Ranch is a master-planned community with a two-tier structure. Most homes are part of the Highlands Ranch Community Association (HRCA), the master association that funds community-wide amenities and programs. Many neighborhoods also have their own sub-association for local services and covenant enforcement. You may pay both a master fee and a neighborhood fee, collected monthly, quarterly, or annually depending on the association.
What your fees usually cover
HOA and master association fees typically support common operations and future repairs. Coverage varies by neighborhood, so always confirm in writing.
- Maintenance of common areas such as landscaping, irrigation, open space, trails, and signage
- Recreation facilities and programming, including pools, gyms, community centers, classes, and seasonal staffing
- Common-area utilities and lighting
- Insurance for common areas and directors and officers liability (not your interior policy)
- Management fees, administrative costs, and bookkeeping
- Reserve fund contributions for future replacement and large repairs
- Sometimes basic trash and recycling, snow removal of common areas, or private street maintenance
Why Highlands Ranch HOA fees vary
No two associations are identical. These factors can raise or lower fees between properties and over time.
- Scope and quality of amenities, such as full recreation centers versus limited common space
- Age of infrastructure, since older facilities often require bigger reserve contributions
- Size of the homeowner base sharing fixed costs
- Reserve funding policies and whether reserves are underfunded
- Frequency of capital projects and special assessments
- Local trends in labor, utilities, and insurance costs
What HOA fees usually do not cover
You will want to budget for these items separately unless your documents say otherwise.
- Your individual homeowner insurance for the interior and personal property
- Interior repairs, systems, and private utilities
- Property taxes for the home
How to review the HOA like a pro
In Colorado, most common-interest communities are governed by the Colorado Common Interest Ownership Act (CCIOA). You should receive a resale packet that outlines the association’s rules, finances, insurance, and any assessments. Review it closely before you waive contingencies.
Document checklist to request
- Declaration of Covenants (CC&Rs), bylaws, articles, and rules and regulations
- Current budget and the most recent year’s financial statements
- Reserve account balances and any available reserve study or engineer’s report
- List of current assessments, planned or approved special assessments, and capital projects
- Delinquency report showing the percentage of accounts past due
- Minutes of board and annual meetings for the last 12 to 24 months
- Insurance summary for the association, including deductibles and coverage boundaries
- Contracts for major vendors such as landscape, pool, and management
- Disclosure of pending or threatened litigation
- Resale certificate or estoppel stating amounts due, transfer fees, and any violations on the lot
- Rules on rentals, pets, exterior modifications, and short-term rentals
Red flags to watch
A careful read of the documents can reveal risks that affect cost and livability.
- Low or inadequate reserves relative to foreseeable capital needs
- Frequent or large special assessments in recent years
- High owner delinquency rates
- Ongoing or costly litigation
- Visible deferred maintenance in common areas
- Contentious board disputes or frequent turnover in meeting minutes
- Restrictive rules that conflict with how you plan to use the property
Smart questions to ask the HOA or manager
You can often get clearer answers by asking pointed questions.
- Are there any approved but not yet levied special assessments?
- What capital projects are planned in the next 1 to 3 years?
- What is the current delinquency rate and the collection policy?
- When was the last reserve study completed, and is reserve funding on track with recommendations?
- Are there pending lawsuits or claims against the association or board members?
- What are the regular fees, transfer fees, and who pays what at closing?
- Are there rental caps or short-term rental restrictions?
Timing and closing tips
Order the resale packet early, since managers may need processing time. Confirm transfer and processing fees, and verify payoff amounts a few days before closing. Consider including an HOA review contingency so you can cancel or renegotiate if documents reveal problems. Review the association’s insurance summary and coordinate your homeowner policy for interior structure and contents.
Negotiation options if issues arise
If documents show underfunded reserves, pending assessments, or needed capital work, you have options. You can ask for seller concessions, request an escrow holdback for upcoming projects, or negotiate a price adjustment. If there are violations or assessments tied to the unit, require payoff or remediation before closing.
Your next step
Understanding Highlands Ranch HOA fees helps you match your budget to the community benefits you value. If you want help reviewing documents, coordinating the resale packet, and comparing neighborhoods across the Front Range, reach out. You will get clear guidance, responsive communication, and end-to-end support from contract to close. Connect with Brent & Jen Patterson to start your home search and move forward with confidence.
FAQs
How much are Highlands Ranch HOA fees?
- Fees vary by neighborhood and whether both master and sub-association dues apply. Always verify exact monthly, quarterly, or annual amounts in the resale packet, not online listings.
What happens if an HOA runs out of money?
- Boards can increase regular assessments, levy special assessments, reduce services, or borrow if allowed by documents. Underfunded reserves often lead to special assessments.
Do HOA fees include my homeowner insurance?
- Typically no. Association policies cover common areas and sometimes exterior elements, but you need your own policy for interior structure and personal property.
Can an HOA in Colorado foreclose for unpaid dues?
- Associations can place a lien for unpaid assessments and may pursue foreclosure under state law and governing documents. Title companies disclose existing liens during a sale.
What is CCIOA and why does it matter?
- The Colorado Common Interest Ownership Act sets rules for disclosures, governance, assessments, and owner rights. It is the framework for how most Colorado associations operate and disclose information to buyers.
