Are you seeing both HOA dues and separate club fees on Parkland listings and wondering what you actually pay for? You are not alone. Many Broward buyers and sellers want the amenities, but they also want clarity. In this guide, you will learn how HOA assessments and club fees differ, what they typically cover, how Florida law treats them, and the steps to do smart due diligence before you write an offer or list your home. Let’s dive in.
HOA vs club fees at a glance
HOA assessments are mandatory charges set by a community association to run and maintain shared areas and services. Club fees are charges for membership and use of private amenities like golf, tennis, fitness, dining, or social programs. In Parkland, some communities bundle amenities within the HOA, while others have separate private clubs with their own fee structures. The difference affects your monthly budget, resale planning, and even financing.
How Florida law treats fees
Florida has specific statutes that govern community associations and their assessments. Homeowners’ associations fall under Florida Statutes Chapter 720. Condominium associations are covered by Florida Statutes Chapter 718. These laws outline board powers, how assessments are set and collected, access to records, reserve practices, and member rights.
The community’s recorded declaration, bylaws, and rules work together with these statutes. That recorded language is where you will find whether club membership is mandatory for a property or optional. City and county resources can also help you understand the local context; the City of Parkland provides community information and planning resources.
What HOA dues usually cover
HOA assessments fund the common areas and services that the association controls. In Parkland single-family communities, that often includes:
- Landscaping and upkeep of entry features, streets maintained by the HOA, and signage.
- Lighting, irrigation, and utilities for common areas.
- Pools, playgrounds, and community centers when operated by the association.
- Association insurance for common elements and liability, management company fees, legal and accounting costs.
- Security services contracted by the association, if applicable.
- Reserve funding for future repairs and replacements of assets like roads, roofs on common buildings, or pool systems.
Associations can levy special assessments for specific projects or unexpected costs. Payment policies, late fees, interest, and lien rights are set by the governing documents and Florida law.
What club fees usually cover
Club fees support lifestyle amenities that operate like a private club. Depending on the community, the club may be run by the HOA or by a separate entity. Common fee types and inclusions:
- Operations for golf, tennis, pickleball, fitness, spa, pools, and social programming.
- Staff, instruction, tournaments, pro shop, and food and beverage operations.
- Facility and course maintenance including irrigation and improvements.
- One-time initiation or capital contribution at membership start.
- Ongoing monthly or quarterly dues; some clubs set minimum food and beverage spends.
If a separate private club runs the amenities, the club’s board or owner sets those fees. If the HOA operates the amenities, related costs are often reflected inside the HOA budget.
Mandatory or optional membership
Whether club membership is required depends on the recorded documents for the property. Some communities have mandatory membership for certain homes, while others make membership optional. To confirm:
- Review the declaration, bylaws, and rules. Look for language on amenity access and membership obligations.
- Ask for the club membership agreement, bylaws, dues schedule, and initiation fee terms.
- Clarify whether club dues are billed through the HOA or directly by the club.
If language is unclear, treat that as a due diligence priority. Clear documentation reduces surprises at closing and helps with resale.
How fees show up in Parkland
Parkland has many gated, amenity-focused neighborhoods. You may see fees presented in several ways:
- One set of HOA dues that covers community operations and amenities operated by the association.
- Separate HOA dues plus club dues and a one-time initiation fee charged by a private club.
- Master association dues plus a subassociation fee, and possibly a club fee.
- In a smaller number of cases, a Community Development District charge that appears on the property tax bill. Check the Broward records to confirm any such assessments using the Broward County Property Appraiser.
The structure matters. It changes your monthly cash flow, disclosure obligations when selling, and which board or entity can raise which fees.
Buyer due diligence checklist
Ask for these items early in your contract period so you can make an informed decision:
- Recorded documents: declaration of covenants, bylaws, articles, and rules and regulations.
- Budgets and financials: current budget, most recent financial statements, and cash balances.
- Reserve information: latest reserve study and the association’s reserve funding history.
- Assessment history: HOA dues and special assessments for the past 3 to 5 years, plus any planned projects.
- Meeting minutes: the last 12 to 24 months of board minutes and major board resolutions.
- Contracts: management, landscaping, security, amenity or club operator agreements, and any long-term service contracts.
- Estoppel and violations: estoppel letter with amounts due and any violation or fine history.
- Club membership documents: membership agreement, dues schedule, initiation or capital contribution terms, refund policies, transferability on sale.
- CDD information: if applicable, current assessment amounts and bond schedules shown on the tax bill.
- Insurance certificates: association policy limits for common areas and fidelity bonds.
For general background on association governance, the Community Associations Institute offers homeowner resources.
Smart questions to ask before you buy
- Is club membership mandatory for this property per the recorded documents, or is it optional?
- What are the initiation fee, monthly dues, and any minimum spend, and who pays the initiation at closing?
- Are club dues billed within HOA assessments or invoiced separately by the club?
- What is the association’s reserve funding level compared to the reserve study recommendations?
- Have there been special assessments in the past 3 to 5 years, and are any anticipated?
- Who operates the amenity, the HOA or a private club? If private, how are fee increases decided?
- Are there any pending legal actions involving the HOA, master association, or club that could trigger assessments?
Seller tips that smooth closings
- Gather and provide the required HOA and club documents promptly when requested.
- Order estoppels early and resolve any unpaid amounts tied to the property.
- Be transparent about whether club membership is mandatory and what dues cover.
- Consider credits for initiation fees or a period of dues to reduce friction for buyers.
- Provide recent minutes and financials early to support buyer confidence.
Financing and resale impact
Lenders look at association health and monthly obligations. Higher HOA dues and frequent special assessments can affect debt-to-income ratios and loan eligibility. Associations with thin reserves, high delinquencies, or active litigation can slow or complicate mortgage approvals, especially for condos covered by Chapter 718.
Club fees that are separate and optional are usually not counted as recurring housing costs in underwriting. If club membership is mandatory per the recorded documents, lenders may factor those dues into your monthly obligations. On resale, clear and reasonable fee structures help marketability, while high, nonrefundable initiation fees can narrow your buyer pool.
Negotiation strategies that work
- Clarify who pays the initiation fee at closing. This is often negotiated.
- Request an HOA and club estoppel showing amounts due and no unpaid balances.
- Address upcoming assessments in writing. Buyers may seek credits or price adjustments.
- If membership is optional, consider offering a limited dues credit to highlight lifestyle value without adding long-term cost.
Red flags to watch
- Low reserves when major repairs or replacements are approaching.
- Frequent or large special assessments noted in recent minutes.
- Ambiguous or conflicting language on whether membership is mandatory.
- Undocumented initiation fees or unclear refund policies.
- Long-term contracts that allow a developer or club operator to set fees without reasonable checks.
Ready to compare Parkland communities?
You deserve clarity on what you will pay and what you will enjoy. With deep experience in Parkland and northern Broward, our team helps you parse HOA budgets, evaluate club membership options, and align lifestyle with long-term value. If you are weighing two similar homes with different fee structures, a clear side-by-side can save you real money and simplify your decision.
Have questions or want a neighborhood-by-neighborhood breakdown tailored to your search? Connect with Beverly Shanahan to schedule a free consultation.
FAQs
What is the difference between HOA dues and club fees in Parkland?
- HOA dues pay for association-run operations and common areas, while club fees pay for private amenities and programming that may be optional or mandatory depending on recorded documents.
Are club memberships in Parkland communities mandatory or optional?
- It depends on the property’s recorded declaration and any club agreements; some communities require membership, while others offer it as optional.
How can I check if a Parkland property has CDD charges?
Which Florida laws govern HOA and condo assessments?
What documents should I review before buying into a Parkland HOA with a club?
- Request the declaration, bylaws, rules, budgets, financials, reserve study, minutes, estoppel, any club membership agreements, and operator contracts so you understand all obligations.
Can high HOA or club fees affect my mortgage approval?
- Lenders consider association health and monthly obligations; mandatory club dues may be counted, while optional club dues typically are not.
