Thinking about buying in Phoenix’s East Valley and wondering how the HOA will shape your budget and day-to-day life? You’re not alone. HOAs can be a huge plus for amenities and upkeep, but they also come with rules, dues, and paperwork you need to understand before you write an offer. In this practical guide, you’ll learn how Arizona HOAs work, what typical dues look like, the documents to review, and the red flags to watch for so you can buy with confidence. Let’s dive in.
HOA basics in Arizona
Legal framework
Arizona HOAs are governed by each community’s recorded documents along with state law. Key statutes appear in Title 33 of the Arizona Revised Statutes, which outline association powers and owner rights. Associations can levy assessments, adopt rules, place liens, and in many situations enforce those liens, including foreclosure for unpaid assessments. Owners also have rights to access certain records and to receive resale disclosures during a home sale.
Types of associations
You’ll see a few common setups across the East Valley. Planned community associations cover single-family neighborhoods with shared areas. Condominium associations manage buildings with shared elements and often have higher dues because of building maintenance and insurance. Some master-planned developments use a master association for big amenities and landscaping along with smaller sub-associations for neighborhood-level rules.
Governing documents
Your rights and responsibilities live in the community’s governing documents. The CC&Rs detail property use, assessments, maintenance, architectural control, rental rules, and enforcement. Bylaws govern board procedures and voting. Articles of incorporation create the nonprofit entity. Rules and regulations cover day-to-day items like parking, pets, and trash, and architectural guidelines explain how to request exterior changes. Always review amendments and the recorded plat as part of your due diligence.
Money: dues, fees, reserves
Typical East Valley dues
Dues vary with community type, size, and amenities. In the Phoenix metro’s East Valley, ballpark expectations include:
- Small single-family neighborhoods with limited common areas: often under $100 per month.
- Typical suburban single-family communities with landscaping and amenities: commonly $100 to $300 per month.
- Amenity-rich neighborhoods with pools, gates, fitness centers, or extensive maintenance: often $200 to $500 plus per month.
- Condominiums: commonly $300 to $800 plus per month due to building maintenance, insurance, and sometimes utilities.
These are general ranges. Always confirm the exact number in the resale packet.
Special assessments and reserves
Special assessments are one-time charges for capital needs like roof replacement, repaving, or pool repairs. A well-funded reserve is designed to cover predictable big-ticket items so the community does not need frequent special assessments. Ask for the most recent reserve study and the reserve funding plan. Low reserves or outdated studies increase the chance of future special assessments.
Resale packets and fees
During a home sale, the association or its management company provides a resale packet that summarizes dues, rules, policies, and any money owed. Fees for this packet commonly range around $150 to $400, though amounts can be higher or lower. Turnaround is often about 7 to 10 business days from request. Build this timing into your contract and confirm who pays for the packet. In many Phoenix-area deals the seller orders and pays, but you should verify in writing.
Delinquencies and liens
If assessments are unpaid, the HOA can place a lien and, depending on the community type and governing documents, may be able to foreclose. A high delinquency rate can signal financial stress and potential fee increases or special assessments. Ask for delinquency statistics in the resale packet.
Quick budget review checklist
Request and review these items before you waive contingencies:
- Current operating budget and year-to-date financials.
- Balance sheet showing reserve funds.
- Most recent reserve study and planned capital projects.
- Delinquency report and, if available, recent bank statements.
- Any recent audit or financial review.
- Details on recent or pending special assessments.
Rules you will live with
Architectural changes
Most East Valley HOAs require approval for exterior changes such as fencing, paint, solar, shade structures, and additions. Some applications need detailed plans and can take weeks. If you plan to remodel after closing, get the guidelines and typical review timeline upfront so you can plan your project.
Rentals and short-term rentals
HOAs may limit rental percentages, require minimum lease terms, or require tenant registration. Many communities restrict short-term rentals. City rules for short-term rentals vary across the Valley, and you must follow both municipal and HOA rules. If renting is part of your plan, confirm policies and any caps before you write an offer.
Pets, parking, and storage
Communities often regulate pet count, size, and leash rules. Parking policies for guests and street parking vary and may be strictly enforced. RVs, boats, and trailers are commonly restricted from driveways or street parking, with some communities offering designated storage areas.
Solar and EV charging
Arizona law protects solar access by limiting unreasonable HOA restrictions, but associations can set reasonable aesthetic standards and approval procedures. EV chargers may also need board approval, and some communities set policies for upgrades in shared areas. Always review both the CC&Rs and any specific solar or EV guidelines.
Enforcement and fines
Most HOAs follow a documented enforcement process. Expect notice, time to cure, and fines if a violation continues. You can often learn how strictly rules are enforced by reviewing meeting minutes and speaking with the management company.
What to review before you offer
Use this list to guide your due diligence. When an HOA matters to your decision, make your offer contingent on receiving and approving the full resale packet.
- CC&Rs and all amendments.
- Bylaws and articles of incorporation.
- Current rules, regulations, and architectural guidelines.
- Resale or estoppel certificate showing current dues and any amounts owed.
- Current operating budget, year-to-date financials, and balance sheet.
- Most recent reserve study and the reserve funding policy.
- Delinquency report for the association.
- Minutes from board and owner meetings for the last 12 to 24 months.
- HOA master insurance certificate and deductibles, plus any owner insurance requirements.
- List of pending or recent special assessments or capital projects.
- Management agreement basics and manager contact information.
- Any litigation disclosures.
- Rental policy, occupancy rules, and any rental caps.
- Architectural review application and typical approval timeframes.
- Any specific policies for short-term rentals, solar, or EV charging.
Smart contingencies
Consider adding these protections to your offer:
- Contingency to receive and approve the full resale packet within 7 to 14 business days.
- Right to cancel or renegotiate if the HOA reveals a special assessment, underfunded reserves, litigation, or rental restrictions that impact your plans.
- Clear agreement on who pays the resale packet fee.
Red flags in documents
Pause and dig deeper if you see:
- No recent reserve study or reserves near zero.
- Large or repeated special assessments in recent years.
- High delinquency rates.
- Active or significant litigation.
- Vague or extremely restrictive rules that conflict with your intended use.
- Frequent board turnover or management disputes noted in minutes.
- Layered master and sub-association dues that push total monthly costs higher than expected.
East Valley factors to weigh
Amenities and lifestyle
Mesa, Chandler, Gilbert, Tempe, Queen Creek, and parts of Scottsdale and Phoenix often feature master-planned communities with pools, trails, parks, and community centers. These amenities raise monthly dues but can simplify your lifestyle with maintained common areas and community programming. Decide which amenities you will use so you’re paying for what matters to you.
Landscaping and water
Drought and water costs shape landscaping standards across the Valley. Many HOAs encourage or require xeriscaping and set irrigation schedules. Ask whether the HOA pays for irrigation water in common areas and whether water costs might affect future budgets.
Heat and big-ticket items
Arizona heat accelerates wear on pools, shade structures, and HVAC in community facilities. Review the reserve study for timelines and costs on these items. Communities that plan ahead for heat-related maintenance are less likely to surprise owners with special assessments.
Layered HOAs and master dues
In some East Valley developments, a master association handles major amenities while a sub-association manages your immediate neighborhood. That means two sets of dues and two sets of rules. Add both to your monthly budget and review both sets of documents.
Local practice and timing
In Phoenix-area transactions, allow 7 to 14 business days to receive and review HOA documents. Many sellers order and pay for the resale packet, but confirm this in your contract. Associations are often managed by regional firms, which can influence response times and how questions are handled.
Next steps
Buying in an HOA community can deliver great value, as long as you understand the rules, the budget, and the culture of the neighborhood. Start by making the resale packet a clear contingency, then review the CC&Rs, budget, reserves, minutes, and insurance details before you commit. If anything looks unclear or risky, ask questions and adjust your strategy.
If you want a local guide to help you navigate HOA documents and compare communities across Gilbert, Chandler, Mesa, and Tempe, I’m here to help. Reach out to Robyn Combs for a quick consult, neighborhood insights, and a plan tailored to your goals.
FAQs
What is included in an Arizona HOA resale packet?
- A summary of dues, any outstanding amounts on the property, governing documents, current rules, and key financials such as budgets and reserves, plus disclosures of pending projects or assessments.
How much are typical HOA dues in the East Valley?
- Small single-family neighborhoods can be under $100 per month, many single-family communities run about $100 to $300, amenity-rich areas often $200 to $500 plus, and condos commonly $300 to $800 plus.
Who pays for the resale packet in Phoenix-area deals?
- It varies by contract, but many local transactions have the seller order and pay. Confirm this in writing in your purchase agreement.
Can an Arizona HOA foreclose for unpaid assessments?
- Associations can place a lien for unpaid assessments and, in many cases, enforce it, including foreclosure. The process depends on the association type and governing documents.
What HOA rules most often surprise buyers?
- Rental restrictions, short-term rental bans, parking and storage rules for RVs or boats, pet limits, and architectural approval requirements for exterior changes.
How can I reduce the chance of a surprise special assessment?
- Review the most recent reserve study, reserve balance, meeting minutes, and any planned projects. Underfunded reserves or recurring large projects are warning signs.
