How Much Are HOA Fees in New Braunfels and Cibolo Neighborhoods?

Here is the money problem, Patriot Nation: the HOA dues are part of your qualifying payment, and a gated amenity community in New Braunfels and a small Cibolo subdivision can differ by hundreds a month for the same house size. That gap is real money out of your pocket every month for as long as you own the home, so the question is not what HOAs cost around here, it is what this exact home costs. Here is how to get the real number for the home you are actually considering.

How to find the exact dues

1. The resale certificate: in Texas, the seller or the HOA provides the resale certificate for the property, and it states the current assessment, any unpaid assessments, and pending special assessments or capital contributions. This is the single most reliable number for dues today.
2. The management certificate search: search hoa.texas.gov for the subdivision's management certificate to find the association's registered manager and contact, which is how you get answers when the seller cannot or will not.
3. The recorded CC&Rs: the county records hold the subdivision's covenants, which state how assessments are set, what they cover, and the association's authority to raise them.
4. The builder's disclosure sheet: for new construction, the builder's current disclosures for that specific neighborhood give the dues and amenity facts in writing before you buy a house that may not exist yet.

Where the numbers live, and why the resale certificate wins

The management certificate and CC&Rs tell you the rules and the contact; only the resale certificate tells you the amount currently being billed on the property, including the schedule and any pending increases. New-construction buyers have an extra document to compare: the builder's disclosure sheet for the neighborhood, which is the equivalent of a resale certificate for a home that does not exist yet. For every home, pull the certificate before the offer, not after.

What escalates dues

Dues are not static. The budget behind them is what moves, and the usual drivers are: rising insurance and utility costs for common areas, maintenance of amenities (pools, clubhouses, entry gates), contributions to reserves for future roof and road work, and one-time special assessments when a community has a big bill the reserves cannot cover. The trend is visible in the association's budget and reserve study, which the board should share, and the current and pending numbers are in the resale certificate. A community with healthy reserves and flat costs is a different budget line than one funding a roof replacement next year, so I read both before we put a number in your loan file.

Frequently Asked Questions