Thinking about a home in ArrowCreek and wondering what the HOA actually covers? You’re not alone. When you compare South Reno’s gated golf communities, understanding HOA fees, amenities, and rules can help you choose the right fit with confidence. In this guide, you’ll learn how ArrowCreek’s HOA works, what assessments typically include, how it differs from The Club at ArrowCreek, and the due diligence steps that protect your investment. Let’s dive in.
ArrowCreek overview
ArrowCreek is a gated, master-planned community in South Reno. It includes residential neighborhoods, common open space, and access to a private golf and clubhouse environment nearby. Like most master-planned communities, homes in ArrowCreek are subject to a homeowners association that manages common areas and enforces community standards.
It helps to separate two distinct entities from the start. The HOA governs the neighborhood and common property. The Club at ArrowCreek operates the private golf and clubhouse facilities. Your costs, access, and obligations are different with each.
HOA vs. The Club
Understanding the division between the HOA and The Club at ArrowCreek is essential to planning lifestyle and budget.
HOA responsibilities
- Enforces CC&Rs and community rules.
- Collects mandatory assessments from owners.
- Maintains HOA-owned common areas and infrastructure.
- Oversees architectural review for exterior changes.
The Club at ArrowCreek
- Operates the private golf courses, clubhouse, and related programs.
- Offers membership-based access to golf, dining, fitness, and social events.
- Bills initiation fees and dues separately from your HOA assessments.
Key differences to remember
- Legal and financial separation: HOA membership is tied to the property. Club membership is a separate contract. Club dues are generally optional unless a recorded covenant requires them for a specific lot type. Always verify in the CC&Rs or purchase contract.
- Access: HOA membership gives you use of HOA-owned common areas. Club membership governs access to the golf course, clubhouse dining, pools, fitness, and other club amenities.
- Billing and enforcement: HOA assessments are mandatory and enforceable under state law. Club dues are contractual and enforced by the club through membership terms.
What assessments cover
HOA assessments vary by neighborhood and lot type, but budgets in luxury gated communities like ArrowCreek commonly include:
- Common-area maintenance and landscaping. Upkeep of entry landscaping, medians, trails, parks, irrigation, and planned open-space landscaping.
- Gated entry and security systems. Operation and maintenance of gates, cameras, monitoring contracts, and staffing when applicable.
- Roads and infrastructure. Repair and maintenance of HOA-owned private streets, street lighting, and related systems.
- Community amenities upkeep. Operations and utilities for HOA-owned amenities such as pocket parks and trails.
- Reserve fund contributions. Long-term funding for capital repairs such as road paving, gate-system replacements, and major irrigation components. Boards should use a reserve study to inform funding.
- Administrative costs. Management fees, legal and accounting, insurance for common areas and directors, communications, and website or owner portal.
- Utilities for common facilities. Irrigation water, common-area electric, and other shared utility costs.
- Contracted services. Pest control, trash collection for common areas, and snow removal for HOA-maintained spaces.
Items commonly not covered by HOA assessments include interior home maintenance, private lot landscaping, and your individual utilities. The Club’s operating costs, such as golf operations and food and beverage, are not included in HOA assessments and are handled through separate club dues. Always review the CC&Rs for your specific neighborhood to confirm inclusions.
Amenities and access
The Club at ArrowCreek typically offers golf and practice facilities, a clubhouse with dining and events, and may include fitness, pool, spa, and racquet sports. Membership options, initiation fees, and any dining minimums are handled by the club. Some resale properties may feature transferable memberships, while others do not. Confirm details with the club’s membership office and your purchase documents.
Your HOA membership provides access to common areas that the association owns and maintains, such as trails and neighborhood parks. It does not automatically include access to club facilities that are owned and operated by The Club at ArrowCreek unless you join the club.
Nevada HOA law basics
Common-interest communities in Nevada are primarily governed by Nevada Revised Statutes Chapter 116. This framework covers association governance, budgets, records access, assessments, meetings, and owner rights. The practical result for you is greater transparency and predictability in how the community is run.
- Records access: As an owner, you have rights to review association records such as budgets, financial statements, reserve studies, and meeting minutes.
- Budgets and reserves: Associations prepare annual budgets and should fund reserves for major repairs. Healthy reserves can reduce the risk of special assessments.
- Assessments and liens: Associations can levy regular and special assessments and may record a lien for unpaid amounts, with remedies allowed under state law.
- Architectural review: Exterior changes typically require approval from the Architectural Review Board or similar committee. Timelines and criteria are spelled out in the CC&Rs and rules.
Buyer due diligence
Before you write an offer or remove contingencies, gather the right documents and clarify key questions. This protects your budget and timeline.
Documents to request
- Resale package or estoppel certificate from the HOA showing current assessments, outstanding balances, fines, and any special assessment authorizations.
- CC&Rs, bylaws, and the rules and regulations.
- Current year budget and financial statements.
- Most recent reserve study and current reserve fund balance.
- Board and membership meeting minutes for the last 12 to 24 months.
- Disclosures of pending or threatened litigation involving the association.
- Management contract for the HOA, if applicable.
- Club membership materials from The Club at ArrowCreek, including available tiers, initiation fees, dues schedules, and what each membership includes.
Questions to answer
- Are HOA assessments mandatory and what are the current amounts for this property type?
- Who maintains exterior landscaping for this lot, the owner or the HOA?
- Are there any current or planned special assessments?
- Is the HOA involved in any litigation that could affect future dues?
- Is club membership required for this lot or optional? What are the initiation fees, dues, and any transfer policies?
- What are the architectural review timelines and design restrictions?
- Are there rental restrictions, such as minimum lease terms or caps on the number of rentals?
Seller responsibilities
If you plan to sell, preparing HOA and club details early will streamline your transaction and prevent surprises.
- Provide the resale packet promptly. Sellers typically pay the estoppel fee and must deliver the certificate within statutory timelines.
- Disclose known covenant violations, outstanding fines, or disputes.
- Coordinate with the HOA and The Club at ArrowCreek for any required ownership changes, gate access updates, and membership transfers.
Costs and value
In ArrowCreek, you balance two potential cost buckets: HOA assessments and separate club dues. Many buyers view this as a quality-of-life tradeoff. HOA fees support well-kept streetscapes, gated entries, and shared open space, while club dues unlock golf, dining, fitness, and social programming. Together, they can create a polished community experience that many luxury buyers prefer.
From a market perspective, sound governance, healthy reserves, and vibrant programming often support property values in luxury neighborhoods. On the other hand, underfunded reserves or ongoing litigation can be a warning sign. This is why document review and financial diligence matter before you close.
How to compare communities
If you are weighing ArrowCreek against other gated golf communities in South Reno, use a consistent framework:
- Governance health. Compare reserve studies, actual reserve balances, and any special assessments.
- Maintenance scope. Confirm what the HOA maintains vs. what is your responsibility.
- Security operations. Understand gate staffing, camera systems, and vendor contracts.
- Club access and costs. Review membership tiers, initiation fees, dues, and any dining minimums.
- Architectural controls. Confirm guidelines and approval timelines for changes you might want.
- Rental and use policies. Note any lease minimums and other restrictions that matter for your plans.
Next steps
ArrowCreek delivers a refined, gated experience with the option to layer in a private-club lifestyle. The right fit depends on how you plan to use the home, which amenities you want every day, and how you balance upfront and ongoing costs. If you’re ready to explore available properties or want a clear read on HOA and club details for a specific home, connect with a local expert who lives and works in this market every day.
Have questions or want a private consult on ArrowCreek or other South Reno enclaves? Reach out to Monica Gore for boutique, data-backed guidance tailored to your goals.
FAQs
What does the ArrowCreek HOA typically cover?
- In similar luxury gated communities, assessments often fund common-area landscaping, gated-entry systems, private-road upkeep, reserves, insurance for common areas, management, utilities for shared spaces, and contracted services.
Is The Club at ArrowCreek membership included with the HOA?
- No. Club membership is separate from HOA assessments and is generally optional unless a recorded covenant for a specific lot requires it. Confirm terms in the CC&Rs or purchase contract.
How do I verify current HOA fees and any special assessments?
- Request the HOA resale package or estoppel certificate, current budget, financials, and recent meeting minutes. These will show assessment amounts, balances, and any approved or proposed special assessments.
Who approves exterior changes to my ArrowCreek home?
- The HOA’s architectural review process, often run by an Architectural Review Board or committee, reviews and approves exterior changes based on the CC&Rs and rules.
What Nevada laws govern ArrowCreek’s HOA?
- Nevada Revised Statutes Chapter 116 provides the main framework for common-interest community governance, including budgets, reserves, records access, assessments, and owner rights.
Are there rental restrictions in ArrowCreek?
- Many master-planned communities have rules on minimum lease terms or rental caps. Review the CC&Rs, rules and regulations, and the resale package for property-specific restrictions.
