If you’re buying a home in North Texas—especially in planned communities like Frisco, Prosper, McKinney, Celina, Plano, Little Elm, and The Colony—you’ll almost always run into two key HOA documents:
✔️ The HOA Resale Certificate
and
✔️ The Subdivision Information Package
These documents tell you everything you need to know about the community you’re buying into—rules, fees, budgets, restrictions, violations, and future risks.
Most buyers don’t know how to read these or what to look for.
That’s where I step in.
Here’s the full breakdown.
1. What Is an HOA Resale Certificate?
The resale certificate is a legal disclosure the HOA must provide to buyers.
It is required under Texas Property Code.
The resale certificate tells you:
✔️ Exactly how much you’ll owe in dues
✔️ Whether the seller has unpaid balances
✔️ Whether the home has any active violations
✔️ How much is in the HOA’s reserve fund
✔️ Whether any special assessments are coming
✔️ The insurance coverage the HOA carries
✔️ Transfer and initiation fees
This is one of the most important documents in the entire transaction.
2. What Is the Subdivision Information Package?
This package includes all the governing documents for the community.
Typically includes:
✔️ CC&Rs (Covenants, Conditions & Restrictions)
✔️ Bylaws
✔️ Rules & Regulations
✔️ Architectural Guidelines
✔️ Fine schedules
✔️ Amenity rules
✔️ Parking restrictions
✔️ Leased-property rules
✔️ Short-term rental rules
✔️ Pet restrictions
This is where you find the details that control how you can use the property.
3. Who Pays for the HOA Resale Certificate in Texas?
Texas contracts place the cost on the seller, unless negotiated otherwise.
Resale certificates typically cost:
💲 200–$400 (standard)
💲 500–$800 (rush orders)
In fast closings, rush orders are common.
4. Deadline for Delivery of the HOA Documents
The seller must deliver the resale certificate within the timeline defined in the contract (usually within 7 days unless modified).
If they miss the deadline, buyers can typically:
✔️ terminate the contract
✔️ receive earnest money back
I track these deadlines closely so you’re fully protected.
5. What I Look for Inside the HOA Resale Certificate
I go through the resale certificate line-by-line to check:
✔️ Whether the seller owes back dues
✔️ Whether the home has open violations
✔️ Whether architectural changes were approved
✔️ Whether the homeowner is subject to fines
✔️ Current annual dues
✔️ Any upcoming dues increases
✔️ Any planned special assessments
✔️ Financial health of the HOA
✔️ Insurance coverage for common areas
✔️ Reserve fund balance
✔️ Pending lawsuits
✔️ Restrictions on leasing
These are the biggest red flags in HOA communities.
6. Why the Reserve Fund Matters
A healthy HOA maintains a strong reserve fund.
A weak reserve fund often leads to:
❌ Increased dues
❌ Special assessments
❌ Deferred maintenance
❌ Declining community value
I check the reserve disclosures so you know whether the HOA is financially stable.
7. Why Open Violations Matter
Violations stay with the property, not the seller.
If the seller has:
❌ Fence violations
❌ Landscaping violations
❌ Paint or exterior violations
❌ Architectural approval issues
You may inherit them unless we get written confirmation that they’re cleared prior to closing.
I make sure the seller resolves these before you sign.
8. Why Planned Special Assessments Matter
This is a big one.
If the HOA plans:
✔️ Major repairs
✔️ Amenity upgrades
✔️ Road improvements
✔️ Security enhancements
…they may charge each homeowner an additional fee.
Special assessments can range from $200 to $5,000+.
I flag these immediately when reviewing the documents.
9. What Buyers Often Miss (But I Never Do)
✔️ Short-term rental restrictions
Many North Texas HOAs ban Airbnb/VRBO.
✔️ Leasing caps
Some communities cap rentals at 10–20%.
✔️ Pet limitations
Breed restrictions are common.
✔️ Parking restrictions
Some communities prohibit street parking overnight.
✔️ Architectural control authority
Many HOAs require approval for:
-
Pergolas
-
Patio extensions
-
Pools
-
Landscape changes
-
Solar panels
-
Exterior paint
I highlight anything that may affect your long-term plans.
10. HOA Fees That Show Up at Closing
From the resale certificate, I can tell you exactly what fees you'll see on your closing disclosure.
These typically include:
✔️ HOA transfer fee
✔️ Resale certificate fee
✔️ Statement of account fee
✔️ Working capital contribution (sometimes)
✔️ Compliance inspection fees
No surprises—I walk you through every item.
11. Why This Matters So Much in North Texas Communities
Master-planned communities like Windsong Ranch, Hollyhock, Light Farms, Star Trail, Phillips Creek Ranch, and The Tribute often have:
✔️ Heavier restrictions
✔️ Higher dues
✔️ More architectural control
✔️ Significant amenities
✔️ Larger reserve requirements
✔️ Active enforcement
This makes HOA documents even more important to understand.
12. My Role in Reviewing HOA Documents
When you work with me, I:
✔️ Read your HOA documents carefully
✔️ Summarize the key issues
✔️ Flag future risks
✔️ Review financials
✔️ Check for violations
✔️ Confirm leasing/pet/parking rules
✔️ Make sure deadlines are met
✔️ Protect your termination rights
HOA documents are one of the most overlooked—yet most important—parts of the transaction.
I never let my clients skip this step.
Bottom Line: HOA Documents Are a Roadmap to Your Future Home Life
The resale certificate and subdivision information package tell you:
✔️ What you can do
✔️ What you can’t do
✔️ What fees you’ll pay
✔️ How the HOA is managed
✔️ Whether the HOA is financially stable
✔️ Whether violations exist
✔️ Whether special assessments are coming
When I represent you, I make sure you understand everything before we close.
Want a Realtor Who Knows HOA Rules Inside and Out?
If you want a smooth, informed, protected buying experience in an HOA community, I’d love to help.
