One of the first questions anyone asks about buying a home in 89183: "Is there an HOA?" The short answer is: probably. The longer answer involves some math and some opinions.
The Range
HOA fees in 89183 range from about $25/month to $150/month, depending on the community and what's covered.
Here's a rough breakdown:
- Basic HOAs (most of South Valley core): $25-$50/month. These typically cover common area maintenance, a community park or two, and that's about it. They enforce basic CC&Rs (no boats in the front yard, keep your lawn decent) but are otherwise hands-off.
- Mid-tier HOAs (Silverado Ranch sections): $50-$90/month. These usually include more maintained common areas, possibly a community pool, walking paths, and stricter architectural standards. Landscaping of front yards may be included.
- Premium HOAs (gated communities, newer sections): $90-$150/month. Gated entry, possibly a community clubhouse, pool, gym, and manicured common areas. Strict rules about everything from mailbox styles to Christmas lights.
What You Actually Get
At the low end ($25-$50), you're mostly paying for someone to enforce rules and maintain shared spaces. The value is debatable — some people appreciate the standards, others resent being told they can't park their work truck in the driveway.
At the mid range ($50-$90), you're getting tangible amenities. If the HOA includes a community pool, that alone is worth considering. A pool costs $30,000-$60,000 to install and $100-$200/month to maintain privately. Sharing one through the HOA is a bargain.
At the premium level ($90-$150), you're paying for a lifestyle. Gated communities have lower crime rates and higher property values. Whether that premium pencils out financially depends on how long you plan to stay.
The Hidden Costs
HOA fees aren't fixed. They can increase, sometimes significantly. Here's what catches people off guard:
Special assessments. If the HOA needs to repave roads, replace a roof on a shared structure, or repair flood damage, they can charge a one-time assessment to all homeowners. These can be $500-$5,000 or more. Always ask to review the HOA's reserve fund before buying. A well-funded reserve means fewer surprise assessments. Fines. Most HOAs in 89183 are reasonable, but some are aggressive with violation notices. Leaving trash cans visible from the street, having dead plants in your yard, or painting your door the wrong shade of brown can all result in fines of $25-$100 per violation. Transfer fees. When you buy a home in an HOA community, expect to pay a one-time transfer fee of $200-$600 at closing. This is on top of all other closing costs.Are HOAs Worth It?
I'll be straight with you: it depends on who you are.
HOAs are worth it if:- You want maintained common areas and amenities
- You care about property values and neighborhood aesthetics
- You don't want to live next to someone who parks four cars on their lawn
- You use the pool, gym, or clubhouse
- You want to paint your house whatever color you want
- You work on cars or have commercial vehicles you park at home
- You resent paying monthly for rules you didn't write
- You want a backyard chickens or a big garden (many HOAs restrict this)
Can You Find Non-HOA Homes in 89183?
Yes, but they're less common. The older neighborhoods in the South Valley core (built in the early-to-mid 1990s) are your best bet for no HOA. These homes tend to be on larger lots with more freedom to do what you want with your property.
The tradeoff: no community pool, no maintained parks, and your neighbor might park a boat in their yard. For some people, that freedom is exactly what they want.
My Advice
Before you buy, request the HOA's financials — specifically the reserve study and the meeting minutes from the last two years. This tells you how well the HOA is managed and whether a big assessment is coming. A low monthly fee means nothing if a $3,000 special assessment hits six months after you move in.
Also, actually read the CC&Rs. All of them. The boring parts about fence heights and approved plant species are the parts that will annoy you later if you didn't know about them going in.