The Mountain Park Ranch home owner’s association (HOA) in the City of Phoenix (Ahwatukee) has HOA fees which are among the lowest in the valley and include incredible amenities. Below is a collection of questions often asked about HOAs throughout the greater Phoenix area. Here you will find answers about the Mountain Park Ranch HOA as well as commonly asked questions regarding how HOAs work in the various communities.
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#1 What is a HOA?
A HOA is a Home Owner’s Association. It is a legal entity in a planned development community. All homeowners living within the community are members of the HOA.
#2 What is the purpose of a HOA?
The HOA is formed to manage the maintenance of the common areas within a planned community. They are charged with ensuring all community members follow the rules of the community called Covenant, Conditions & Restrictions (CCRs). This could be a community of single-family homes, a mixed community, a townhouse/condo community or even a highrise building. Homeowners are required to join that community’s HOA and pay the required HOA fees when they buy a home in that community.
#3 What are HOA fees used for?
HOAs provide a variety of services which are paid out of fees collected. Some services are as follows:
- Conduct periodic community meetings to keep the members current on the HOA business
- Collect the HOA fees from the members and provide the financial accounting to the members
- Publish an annual budget, maintain financial records on collected funds, document use of funds
- Ensure the HOA maintains the required financial reserves
- Hire and manage landscapers, pool maintenance or other services to maintain the community
- Survey the homes periodically to ensure the CCRs are being followed. Send notices of violations to homeowners and levy fines for violations.
- Hold public meetings for homeowners to communicate what is going on in the community, initiatives and hear concerns from homeowners.
- Manage the architectural review committee to approve proposed homeowner architectural changes to homes.
#4 Who manages a HOA?
A homeowner’s association will typically have a board of directors made up of the members of the community. The homeowners are the voice of the HOA. Some homeowner associations are professionally managed. Some communities choose to be self-managed.
#5 What Amenities can I Expect at my Community Pool?
Residents of the Mountain Park Ranch HOA enjoy three community pools. One of the pools, located at 15216 S. Ranch Circle Dr. is heated!. In addition to the community pool, you will find recently resurfaced tennis courts, a basketball court, and a sand volleyball court. Residents can also enjoy a picnic area complete with a grill to enhance their outing.
#6 Are there other amenities other than a community pool?
Yes, Mountain Park Ranch also has recently resurfaced tennis courts, a sand volleyball court, and basketball courts. You will also find children’s play areas and many green spaces for walking or playing.
#7 HOA Management Companies in Phoenix
A community may choose to self-manage their HOA or hire a professional management company. Smaller communities may choose to self-manage and elect local homeowners to the board. If, for example, there were only 25 – 50 homeowners, the cost of hiring professional management could overwhelm the community.
When communities decide to hire a professional management company, the homeowners would vote to hire this service. A professional management company can take over many day-to-day processes. HOA management companies typically invoice and collect for HOA dues. Other services may include scheduling and hiring of maintenance services, providing CCRs to new homers, handle the administration require when homes sell in the community.
For more information on top HOA Management companies, The Phoenix Business Journal published a list of the Top 10 HOA Management companies in Phoenix, Az as determined in November 2016.
#8 How much is the Mountain Park Ranch HOA Fee?
The Home Owner Association (HOA) fee in Mountain Park Ranch is $25 per month. Additionally, this is one of the lowest HOA fees in the Phoenix area with the most amenities. Many homeowners pay much more for their HOA fees which may only include common area maintenance!
#9 How Much Are HOA Fees?
Fees are determined by the governing board of the HOA, which is made up of the homeowners. Also, fees can vary from a couple of dollars to hundreds of dollars. The fees will vary, depending on what common areas are to be maintained. Communities with community pools, clubhouses, gated areas etc ., will be higher than those with only common area landscaping.
Homeowners in condo or townhouse communities may pay more than single-family homes. These communities may cover exterior maintenance, roof maintenance, pest control, water or trash services. The fees should reflect the support and services provided to the communities.
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#10 About the Community
When I first moved into the Mountain Park Ranch Community, I could not believe how little I had to pay for my HOA Fees based on all it covered. This is especially relevant because this planned community has approximately 2650 acres has 3 community centers. HOA fees cover the 3 swimming pools, spas, tennis courts, volleyball, picnic areas, and kids play areas. One of the swimming pools is heated! This community also has many beautiful common areas for homeowners to enjoy. With all that, the semi-annual fee now is only $150. WOW
#11 Where is Mountain Park Ranch?
Mountain Park Ranch is located in the South East Valley of the city of Phoenix. This area of Phoenix is called Ahwatukee by local residences. Additionally, this area is immediately south of the South Mountain Park and west of I-10. It extends on the south to Pecos Rd, soon to be part of the South Mountain 202 Freeway. Below is the map courtesy of the Life in Ahwatukee website showing where Mountain park ranch sits in relation to the entire Ahwatukee area.
The Mountain Park Ranch planned community is located between Chandler and Ray roads west of Interstate 10 and just south of South Mountain. As you drive through the area you will see the mountain views and rolling hill landscape. There are many common areas that the Mountain Park HOA does a great job in taking care of for this low fee.
#12 Do I need HOA Permission to Paint my House?
Homeowners in Mountain Park Ranch need to obtain permission from the HOA to paint their home. Permission is needed even if the homeowner wants to repaint the same color. However, acceptable paint colors can be viewed at the Dunn Edwards website. Colors may change from time to time, so it is best to confirm your desired color is still approved. The HOA recommends actually going into a store to view the colors as colors may appear different on different devices, ie phones, IPADS or computers. For more information on paint colors and acceptable exterior changes CLICK HERE.
Map of Mountain Park Ranch
#13 Get more information about Mountain Park Ranch HOA
I have attached the link to the Mountain Park HOA website so you can get a copy of the CC&R’s, HOA rules, Bylaws. Also, you will see the location of the Churches, Schools, and Business’s in the area, Take a moment to visit the Frequently asked Q & A section. Please explore this website if you are interested in the area, it is very extensive.
#14 Sub-Associations within Mountain Park Ranch
Within the Mountain Park Ranch Community, there are 9 sub-associations. These communities may have an additional HOA fee for upkeep and, gates and roads. These communities include:
Canyon Reserve – Single-Family Homes – Gated
Diamond Ridge I – Single-Family Homes – Gated
Diamond Ridge II – Single-Family Homes – Gated
Keystone – Single-Family Homes – Not Gated
Mountain Canyon Condominiums – Not Gated
The Estates at the Ranch – Single Family Homes – Gated
The Landings – Single-Family Homes – Not Gated
The Terraces at Mountain Park Ranch – Townhouses – Not Gated
The Townes at Mountain Park Ranch – Townhouses – Not Gated
When a buyer in Arizona submits a purchase offer on a property, and the property is governed by a HOA, the title company will request the HOA send to the buyer a copy of the CCRs for the community. The buyer should carefully read all the covenants, conditions and restrictions to ensure they understand the expectations of the HOA.
Buyers should consider the monthly cost. This is paid separately from a mortgage payment. Also, are there color pallets to adhere to when painting a house? Are there specific landscape restrictions to follow for the property? For example, does the community only allow desert landscaping, are there a certain number of bushes required? Are you permitted to park in the driveway or park on the street overnight? Are residents permitted to put up a garden shed on the side or back of the house? If so what size restrictions do they need to be aware of to stay in compliance with the CCRs.
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#16 HOA Transfer Fees and Other Buyer paid Fees
HOA Transfer Fees – When a home is sold, the HOA will charge a fee to transfer the HOA records from the seller to the buyer. This is called the HOA Transfer Fee. This can range from $0 -$500. The HOA determines the fee. However, the buyer and seller negotiate who pays for it. Often, they split the fee 50/50. In Arizona, this fee is noted on the HOA addendum which is part of the purchase contract. The HOA charges this as an administrative fee. If there is more than one home owner’s association for the property, there may be multiple transfer fees.
HOA Disclosure Fees – In recent years the state of Arizona passed legislation limiting this fee to a maximum of $400.00 This is a fee required by the state to be paid for by the seller. The HOA charges this fee to send the buyer the Covenants, Conditions, and Restrictions (CCRs) of the community. Additionally, buyers need to understand the community rules for anyone living in the community. In Arizona, a buyer has five days from receipt of these documents to cancel the purchase contract if they feel they can not live by these rules. Also, these documents contain the financial package for the community so the buyer understands the financial health of the community. The HOA must disclose whether there is pending litigation against the HOA. Additionally, they must disclose the financials, showing capital reserves. Also, any pending approved capital improvement fees must be disclosed.
#17 Capital Improvement Fees
HOA Capital Improvement Fees – A capital improvement fee may be assessed on buyers at the time of purchase. In Arizona, we typically see this in adult communities where there are community pools, clubhouses, recreation centers, and often gated areas to maintain. Buyers typically pay this fee as they will benefit from these services while they live in the property. Also, this fee can be negotiated, but typically it is paid for by the buyer.
We do see capital improvement fees in other communities that are not adult restricted. Additionally, in communities where exterior and roof maintenance are handled by the HOA, funds may be needed for major roof repairs, clubhouse or pool renovations. Therefore, a capital improvement fee may be charged new home buyers to generate additional revenue.
After a kitchen and bathroom, the master bedroom is a top consideration for many home buyers. What are buyers looking for in a mas
#18 Do You have to pay HOA Fees?
Do I have to pay my HOA fees? The short answer is YES!. When you buy a home within a home owner’s association, you are agreeing to the fees and rules within that community. You are responsible for paying fees If you live in a house, condo, or townhome that is part of a Home Owner’s Association. Additionally, you are also responsible for any assessments the homeowners’ association (HOA) or condominium association (COA) may levy after you move into your new home.
#19 Do You Have to Pay HOA Attorney Fees?
When a HOA has to retain an attorney to take action against a homeowner, the homeowner will typically pay this expense. This could arise from an owner’s none payment of HOA Dues. A homeowner could be assessed for late HOA fees, fines and attorney fees. These are usually none negotiable fees the association will seek to recover from the homeowner.
#21 How are HOA Fees Calculated
How HOA fees are calculated may vary by individual association. Typically, the HOA management board would put together a budget of expenses. Additionally, this budget would take into account the cost to maintain the common areas within the community. This maintenance would include the care of common areas, shared facilities such as community pools, clubhouse, gated areas, etc.
Once the board understands the amount of money needed for routine maintenance as well as allocating funds for the finance reserve account, the total budget is then spread fairly among the community. Most HOAs charge each household the same amount. In some condo or townhouse communities, the fees may be based on the square footage of each unit.
#22 Are HOA Fees Tax Deductible?
HOA fees are not typically tax deductible. But as always, for tax advice, consult your tax accountant. There are situations where you may be able to use a portion of your HOA fees as a tax deduction. A couple of examples are an investment property or a home office. A tax accountant can look at a specific tax payer’s situation and provide appropriate advice for the homeowner as it pertains to state and federal law.
#24 What if I don’t like the HOA rules?
The title company sends a request to the Home Owner’s Association for the CCRs to be sent to the buyer once escrow is opened. Additionally, the HOA has ten days to provide the CCRs to the buyer. There is no way to know exactly when the CCRs will be sent to the buyer. However, the buyer has 5 days from “receipt” of the documents to decide to cancel the purchase contract.
Buyers should review the CCRs to ensure they are comfortable with the rules of the community. The CCRs may be sent in the form of a written document, a CD, a link to a website or an electronic copy.
#25 What are Typical HOA Fines?
HOA fines can vary, depending on a specific association. HOAs want a fine to catch the attention of the homeowner so they don’t repeat the violation. Also, they also don’t want the fine so excessive that it is a usurious fine or unreasonable given the violation. The fine should fit the violation.
Repeated similar violations may be met with increasing fines. If a homeowner is fined for excessive weeds in the yard, the HOA just wants them to take care of the weeds. Additionally, the association fines aren’t intended to raise revenue, just catch the attention of homeowners and get them to comply with the CCRs of the community.
Many HOAs will issue a warning letter first to make the homeowner aware of the violation. Fines are typically the result of the how seller’s lack of response to the warning letter.
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#26 What if my HOA fines me for a violation?
If you receive a notice of a violation from your HOA, check your CCRs for the process to appeal the violation. You likely have one of three arguments:
- The notice of violation is incorrect. I didn’t violate any written rules in the CCRs.
- The violation is invalid because the HOA didn’t follow the guidelines laid out in the CCRS.
- The violation is not valid because the HOA is acting in a discriminatory manner, citing some homeowners for something while not citing others for the same action.
Follow up with your HOA to check out the above three situations and calmly address the issue.
#27 Can there be more than one HOA for my house?
Can there be more than one HOA for a community? The answer is yes. There are communities within communities. There are master-planned communities, such as Ahwatukee’s Mountain Park Ranch. Within this greater community, you have townhouse communities with their own sub-community. Additionally, there are gated communities, which will not only have the gated entrance, there may be a community park or community pool within the gated community. The secondary HOA will maintain community amenities within the specific community.
#28 How much can HOA Fees Increase?
In Arizona, there is not a set amount HOAs are required to consider if they want to increase HOA dues. The management board on an HOA will try to keep fees as low as possible. Remember, the board is made up of homeowners in the community. They don’t want to pay increased fees if it is not necessary.
A board will typically seek to increase fees when there is an increase in maintaining the community that exceeds the revenue collected from monthly HOA fees. If expenses for a clubhouse or community pool increase, for example, the board would be expected to get bids from other companies to keep expenses down. Sometimes there is no way to keep expenses where they used to be.
One way for an HOA to increase revenue is to charge a one-time capital improvement fee to all homeowners. This expense may be due to modernizing a community pool, paving roads within a gated HOA where the does not maintain the roads. In a condo community, this could be for roof replacement. Some communities charge a one-time capital improvement fee to new home buyers. This fee helps with ongoing maintenance expenses.
#29 How Can I Change the HOA rules or Conditions, Covenants, and Restrictions (CCRs) for my community?
You can make changes by attending board meetings. Consider running for election to your HOA board of directors. Homeowner associations are just that, members of the collective homeowners in that community. And, remember, the owners are the voice of the community. The homeowners are the HOA. Be sure to attend the meetings, voice your opinion. Also, vote on issues brought before the board. Not only tell them what is wrong but share with them what is working well. If you don’t like something, seek to make it better. Being a board member of an HOA is not an easy task and is usually an unpaid position.
Buying a home in a community without an HOA is appealing to many buyers. Some homeowners do not what anyone dictating where they park or how they maintain their home.
#30 Should I buy a home in a community that does not have a HOA?
Not having an association isn’t necessarily an invitation to park a truck on your front yard or paint your house with purple stripes. However, buyers need to drive through a neighborhood and see how homes are maintained. What does the landscape look like? How are the homes maintained? Additionally, homeowners may want to decide what type of landscaping they have in their yard. Also, some homeowners do not want anyone reminding them to take their trash can in. Buyers may want to have a truck parked on the street or an RV beside their home.
Some communities without an HOA look just as neat as the communities with HOAs. Just because there is an HOA, it doesn’t mean that the CCRs are well enforced. Look at the overall community and the pride of ownership.
#31 Will buying a home within a HOA help my Home Value?
Communities with HOAs typically have a consistent color palette for homes (no purple homes here). Also, typically the landscape is required to be well maintained. Yards must conform to standards outlined in the CCRs. As a member of a community with a HOA, homeowners expect to see all homes and yards well maintained. Additionally, the common area maintenance within the community should reflect pride of ownership. For many buyers, living in a community with a community pool is an important factor in choosing where to live. Therefore, owners may appreciate the availability of a convenient community pool without the expense and maintenance of a pool in their backyard. From a safety perspective, having access to a community pool is important for buyers who do not want a pool in their backyard.
As prospective homebuyers drive through a neighborhood, the appearance of the homes is an important factor in deciding where to live. Also, buyers want to see well-maintained yards and common areas. Additionally, communities with poorly maintained yards are a turn-off to buyers.
No matter how nice a home may be on the inside or how well a particular home appears from the outside, the community could be a turn-off. The overall feel of the community is as important to buyers at a house’s curb appeal. The appearance of the community is often a deciding factor.
#32 Can I have a flagpole in Mountain Park Ranch?
Mountain Park Ranch HOA permits residents to have a Flagpole on their property. There are rules associated with flags and flagpoles. Flagpoles can be no more than 13 feet high from the ground up. The HOA would prefer a flagpole be attached to the house (or garage) itself.
In addition to the American flag, homes may fly the following flags: U.S Army Flag, United States Navy flag, United States Air Force Flag or the United States Marine Corps flag. Also permitted are the U.S. Coast Guard Flag, MIA/POW flags, State of Arizona and Arizona Indian Nations flag. For all HOA Flagpole rules CLICK HERE
#33 How do I get Access to the Community Pool?
Sellers transfer pool fobs to buyers. These are usually left with house keys and garage door openers. If your seller doesn’t provide a Fob or key, you will need to pay $25 for a fob. One fob is permitted for each household. If you have the original pool key, that can be exchanged for a pool fob (which also works for the tennis courts) at the HOA offices located at 15425 S 40th Place, Suite #4, Phoenix, Az 85048
Your Home Owner Associations can add value to home ownership by ensuring all homes in the community are well maintained. For many, a home owner’s association that maintains community areas such as a community pool, common areas and clubhouse ads to their quality of life. Some homeowners prefer life without another entity telling them how to maintain their property. Whether you live in a community with a home owner’s association, the choice is yours. Home buyers need to carefully read the CCRs of the community before purchasing a home to ensure they are comfortable living with the community rules.
Your Mountain Park Ranch Real Estate Agent
Shirley Coomer is a Realtor with Keller Williams Realty Sonoran Living. She has lived in Mountain Park Ranch since 1998 and would love to offer her Home Buying/ Selling services to you. Shirley offers her Veteran clients a Free Home Warranty when buying through her. Just click on the link to view Mountain Park Ranch Homes that are currently available. Please take a tour through my whole website and if you have any questions please give me a call.
I hope you found the information on Mountain park ranch HOA Fees useful. If I can be of assistance with your Real Estate needs anywhere in the Phoenix East Valley area, including Ahwatukee and the Mountain Park Ranch areas, please call me at 602.770.0643. I have attached two links below. The first one will let you email me with any questions or comments. The second will send you to the custom search area of my website to look at homes for sale in Ahwatukee / Mountain Park Ranch areas by zip codes and by Kyrene schools.
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