Are you comparing homes near The Forum or Town Center and noticing very different HOA fees from one listing to the next? You are not alone. In Peachtree Corners, fees vary based on the property type, amenities, and how each association is managed. In this guide, you will learn what HOA fees typically cover, how townhome and condo fees differ from single-family subdivisions, and the documents to review before you make an offer. Let’s dive in.
What HOA fees usually cover
Most associations in Peachtree Corners fund a predictable set of services each month or quarter. The exact mix depends on the governing documents and the property type.
- Common area maintenance: landscaping, irrigation, tree care, exterior lighting, sidewalks, and entry signage.
- Exterior building maintenance: roofing, siding, gutters, and shared-wall repairs in condos and many townhome communities.
- Amenities: pools, fitness centers, clubhouses, playgrounds, tennis or pickleball courts, and dog parks.
- Common utilities and services: water and power for common areas, trash and recycling for shared spaces, and sometimes bundled cable or internet in condo buildings.
- Insurance: master policy for commonly owned structures and grounds. You will still need a personal policy for your interior, belongings, and any loss assessments.
- Management and administration: property management, accounting, legal work, websites, and communications.
- Reserve contributions: savings for major future projects like roof replacement, paving, and amenity updates.
- Security and staffing: gated entry systems, patrols, on-site attendants, and building porters in higher-amenity properties.
Some costs are less obvious. Private road maintenance, stormwater and detention pond upkeep, snow or ice removal on private streets, and pest control may be included or billed separately. Associations may also charge one-time transfer or move-in fees, and they can levy fines for rule violations.
Special assessments and one-time charges
Healthy budgets plan for routine upkeep. Still, associations sometimes need special assessments for large projects or unexpected repairs. These charges are typically approved using the process outlined in the governing documents. Before you buy, ask about the history of assessments, any planned capital projects, and how they will be funded.
Townhome and condo vs single-family HOAs
In practice, the biggest differences come down to what the association maintains and insures.
Structural responsibility and insurance
- Condos and many attached townhomes: the association usually maintains the exterior, roof, and shared building systems. This increases dues for building maintenance and the master insurance policy.
- Single-family subdivisions: the association typically maintains only common areas and amenities. You maintain your home’s exterior and yard, which can reduce monthly dues but increase your own maintenance costs.
Amenities and staffing
- Near The Forum and Town Center, attached communities often provide enhanced amenities, parking management, and security. These services require vendors or staff, which raises operating costs.
- Farther out in suburban subdivisions, amenities may be lighter, such as a playground or common green. Dues can be lower, but scope and rules vary by community.
Reserve needs and capital planning
- Attached buildings require larger reserves for roofs, siding, and shared systems. For these properties, a recent reserve study and adequate reserve balance are essential.
- Single-family HOAs still need reserves for roads, pools, or clubhouse repairs, but capital needs are typically smaller per home.
Rules and enforcement
- Condo and townhome associations often have more detailed rules for exterior appearance, parking, and balcony or patio use. This can be helpful for uniform standards but may limit certain changes.
- Single-family HOAs usually have an architectural review process for additions, landscaping, fences, and paint colors. Enforcement can still be strict depending on the community.
Fees near The Forum and Town Center
The mixed-use neighborhoods by The Forum and Town Center include condos, urban townhomes, and garden-style communities. Proximity to retail and public plazas often means more complex shared spaces and vendor contracts, such as structured parking or enhanced landscaping. Fees here may be higher because you share the cost of additional conveniences and building services.
In contrast, single-family subdivisions farther from the center may have lower dues focused on neighborhood entrances, common greens, or a pool, with homeowners covering their own home exterior and landscaping. If you prefer walkable amenities and low exterior maintenance, you may like attached options near the core. If you want a private yard and more control over maintenance, a single-family subdivision may suit you.
What to review before you make an offer
Request these items as early as possible. Ideally, read them before or alongside your offer.
- Association disclosure packet or resale/estoppel certificate: shows dues, balances, assessments, and key contacts.
- Governing documents: declaration or CC&Rs, bylaws, and rules and regulations.
- Budgets and financial statements: current budget plus recent year-end or quarterly financials.
- Reserve study and reserve balance: confirms planned capital projects and funding adequacy.
- Meeting minutes: 6 to 24 months of board or membership minutes to reveal projects, disputes, and vendor changes.
- Insurance certificate: master policy coverages and deductibles; confirm what your personal policy must handle.
- Management contract: length, terms, and any notable vendor relationships.
- Architectural guidelines and prior approvals: understand what is allowed and how to apply.
- Litigation disclosure: any pending or threatened legal matters.
- Assessment history: records of past special assessments or frequent dues increases.
Smart questions to ask the HOA or seller
- What exactly is included in the assessment, and what is billed separately?
- Are any special assessments pending or planned? What is the timing and estimated cost per owner?
- What is the policy on rentals and short-term rentals?
- Are there any municipal or HOA liens, or current code violations?
- What percentage of owners are delinquent on dues?
- How much is in reserves, and when was the last reserve study?
- Who enforces rules, and what is the recent violation or fine history?
- Are there restrictions on exterior alterations, solar panels, fences, satellite dishes, or paint colors?
- For condos: what is the master insurance deductible, and how are loss assessments handled?
Red flags that warrant caution
- Incomplete or missing financial statements, or large operating deficits.
- Low or no reserves for communities that own major building systems.
- Recent or frequent special assessments, or big projects with no clear funding plan.
- Pending litigation that could create owner liability.
- High delinquency rates or collection problems.
- Frequent management turnover or inexperienced boards in complex properties.
- Restrictions that conflict with your plans for renting, pets, or exterior changes.
- Unclear maintenance boundaries between owners and the association.
Timing, negotiation, and next steps
Build time into your contract to review the HOA thoroughly. Use an HOA contingency and request the disclosure packet early in the process. If the resale or estoppel certificate lists a pending assessment, clarify whether the seller will pay it at closing or if it will transfer to you.
If you uncover issues, you can negotiate a credit, request the seller resolve a balance, or step back before committing. Review the master policy with your insurance agent to confirm what your personal policy should cover. If governance or litigation concerns arise, consult a Georgia real estate attorney. Finally, visit the amenities at different times of day, and if possible, attend or request a board meeting to understand the community’s communication style and priorities.
Choosing what fits your lifestyle and budget
There is no one-size-fits-all answer. If you want low exterior upkeep and amenities within a short walk of shops and dining, the attached options near The Forum and Town Center may be worth higher dues. If you prefer a private yard and more hands-on control of maintenance, a single-family neighborhood a bit farther out may align with your budget and routine.
When you are ready to compare neighborhoods side by side, we can help you read the documents, frame the right questions, and plan a smart offer. For attentive guidance in English or Russian, connect with Julia Sosa-Rocha and our local team. We will help you find the right fit and negotiate with confidence.
FAQs
What do HOA fees typically cover in Peachtree Corners?
- Most fees fund common area maintenance, amenities, common utilities, a master insurance policy, management, and reserves; attached communities may also include exterior building upkeep.
How do townhome and condo fees differ from single-family HOA dues near The Forum and Town Center?
- Attached properties often include exterior maintenance, security, and building services, which raise dues, while single-family HOAs focus on shared spaces and leave home and yard upkeep to the owner.
Which documents should I request before making an offer in an HOA community in Gwinnett County?
- Ask for the resale or estoppel certificate, CC&Rs, bylaws, rules, current budget, financials, reserve study, insurance certificate, meeting minutes, assessment history, and any litigation disclosures.
Are special assessments common in Peachtree Corners associations?
- Special assessments can occur for capital projects or unexpected repairs; review the assessment history, planned projects, and reserve funding to gauge risk.
Can I rent out my home in an HOA near Town Center or The Forum?
- Rental and short-term rental policies vary by association; confirm specific limits or approval requirements in the rules and the resale certificate before you buy.
How can I estimate future HOA fee changes in a Peachtree Corners community?
- Study recent budgets, financials, and reserve studies, and review meeting minutes for planned projects; rising costs or low reserves can hint at future increases.
