Ever wonder why two Frisco condos with the same list price can have very different monthly costs? HOA dues are often the reason. When you buy in a mountain town like Frisco, your fees do more than mow lawns or keep lights on. They fund snow operations, insure shared buildings, maintain amenities, and plan for big repairs. In this guide, you will learn what HOA fees typically cover in Frisco, how Main Street and Marina-area dues can differ, how to read an HOA budget and reserves, and how fees affect your loan and insurance. Let’s dive in.
What Frisco HOA fees cover
Frisco sits in a true four-season, high-alpine environment. That means HOAs budget for winter, tourism, and mountain wear-and-tear. While every association is unique, most dues include a mix of the items below.
Building and exterior maintenance
Your dues usually support exterior repairs. Expect line items for roof care, siding, painting, gutters, and occasional ice or roof snow mitigation. In the mountains, freeze-thaw cycles add to long-term upkeep.
Grounds and common-area services
Plowing and de-icing are core services in Summit County. Budgets often include driveway and parking lot plowing, sidewalk clearing, and supplies like sand or salt. In summer, HOAs may handle landscaping, irrigation, and tree care.
Utilities and service contracts
Many Frisco buildings have master-metered utilities for common areas. Some also include water, sewer, trash, or even heat in the dues. Others leave heat and electric to individual owners. Always confirm which utilities are included.
Insurance and risk management
The master policy insures common elements and usually covers either a “bare walls” standard or a broader “all-in” approach. You will still carry an HO-6 policy for your interior and personal property. Ask the HOA for its insurance certificate so you can tailor your HO-6 coverage.
Amenities and operations
Pools, hot tubs, fitness rooms, ski storage, bike or boat storage, and parking enforcement can be part of operating costs. Some communities fund private shuttles to ski areas or transit hubs. Marina-area buildings may carry added costs for dock upkeep, storage, and marina-related insurance.
Administration and reserves
Management fees, legal and accounting, and board operations all show up in the operating budget. A key line is reserve funding. Reserves pay for long-term capital needs like roofs, siding, boilers, and paving. Healthy reserves can prevent surprise special assessments.
Security and misc.
Some buildings fund entry systems, cameras, or onsite staff. You may also see small line items for taxes on common parcels or special municipal levies.
Main Street vs Marina: how dues differ
Frisco’s micro-locations shape HOA priorities.
Main Street area
- Focus on walkability and downtown maintenance needs.
- Higher turnover from visitors can add to common-area wear.
- Smaller footprints are common, so amenities may be simpler.
- Shuttle or transit coordination may be seasonal or limited.
Marina area
- Potential marina-related costs like dock maintenance, storage, and insurance.
- Clear policies for slip access, storage, and permits often apply.
- Exposure to lake weather can influence exterior and infrastructure schedules.
- Shuttle arrangements vary; some buildings budget for winter service.
The takeaway: the same-size condo can have different dues based on what the HOA funds and manages. Confirm the amenity and utility list for each property you compare.
How to read the HOA package
Colorado condos operate under the Colorado Common Interest Ownership Act. You have rights to review key documents before you commit. Ask the seller or association for the full resale packet.
Documents to request
- Current operating budget and the last 1 to 3 years of financials.
- Most recent reserve study and current reserve account balance.
- Current assessment amount and any planned special assessments.
- Collection policy and a summary of assessment delinquencies.
- Board meeting minutes for the last 12 to 24 months.
- Declaration and CC&Rs, Bylaws, and Rules and Regulations.
- Master insurance certificate and coverage description.
- Contracts for major services like snow removal or shuttles.
- Disclosures about any pending or recent litigation.
- Rental and occupancy rules, including any short-term rental limits.
Budget and reserves: what to look for
- Reserve balance compared to the reserve study’s recommendation.
- Funding plan type: full funding or a baseline approach.
- Major projects due in the next 1 to 5 years and how they will be paid for.
- Utility inclusions and any seasonal surcharges.
- Long-term contracts for snow removal or shuttles and their escalation terms.
Common red flags
- Chronic reserve underfunding that could lead to special assessments.
- Frequent or large special assessments in recent years.
- High delinquency rates on dues, which may affect financing.
- Frequent changes in management companies.
- Unresolved or significant litigation that could add cost.
- Insurance gaps that push more coverage cost to owners.
How dues affect your monthly cost and loan
HOA dues are part of your monthly housing budget. Lenders also factor them into loan approval.
Budgeting your monthly cost
Your total monthly housing cost usually includes:
- Mortgage principal and interest.
- Property taxes.
- HO-6 condo insurance for your unit interior.
- HOA dues at the monthly equivalent.
- Utilities not covered by the HOA.
- Parking or storage fees if not included.
If you plan to rent seasonally, add a realistic vacancy and operating allowance. Do not count on rental income unless your lender allows it and the HOA permits it.
Financing considerations
- Lenders include recurring HOA dues in your debt-to-income ratio.
- Some loans require the condo project to meet approval standards. Reserve funding, delinquency levels, and owner-occupancy can matter.
- Disclose any special assessments. A large assessment can affect approval or cash needed to close.
Insurance essentials
- Align your HO-6 policy with the master policy. If the master is “bare walls,” you may need more interior coverage.
- If a building supports marina infrastructure, the association’s insurance can be more complex. Your HO-6 should fit within that framework.
On-site checks that tell you a lot
You can learn a great deal by walking the property and asking targeted questions.
- Look for deferred maintenance like peeling paint, uneven paving, or roof issues.
- Note snow storage areas and plowing routes. Check if piled snow limits parking or access.
For Marina-area properties:
- Examine dock conditions and security.
- Ask about dredging schedules, permits, and slip assignment policies.
Transit and parking:
- Find shuttle pickup points and review posted schedules.
- Read parking rules and guest parking signs.
Smart questions to ask before you write an offer
- What exactly is included in the dues? List snow removal, shuttle, water, sewer, trash, gas, and heat.
- Are utilities master-metered or billed to owners individually?
- Are there current or planned special assessments? What amount and timing?
- What is the reserve balance and date of the last reserve study?
- Are short-term rentals allowed or limited? Are licenses required?
- What is the delinquency rate on assessments and the collection policy?
- Are major capital projects planned in the next 1 to 5 years?
- Which parts of the unit are covered by the master policy vs HO-6?
- For Marina buildings: who controls the marina and are there extra fees for slips or storage?
Quick comparison checklist
Use this side-by-side checklist when comparing two Frisco condos.
- Location and lifestyle: Main Street convenience vs Marina access.
- Dues amount and billing cycle: monthly, quarterly, or annual.
- What dues include: utilities, shuttle, amenities, snow services.
- Reserve health: balance, study date, and funding approach.
- Special assessment history and upcoming capital projects.
- Delinquency rate and stability of management.
- Insurance structure: master policy type and owner HO-6 needs.
- Rental rules: any limits on short-term rentals or licensing.
- On-site condition: maintenance quality and snow storage impact.
Simple cost framework you can use
Build your true monthly number with this structure:
- Mortgage principal and interest.
- Property tax divided by 12.
- HO-6 insurance divided by 12.
- HOA dues converted to a monthly figure.
- Utilities not covered by the HOA.
- Parking or storage fees, if any.
- Contingency for maintenance and vacancy if renting seasonally.
Your next step in Frisco
You do not have to decode HOA budgets alone. A local team can help you compare Main Street and Marina buildings, request the right documents, read the reserve study, and coordinate with your lender and insurer. If you are ready to zero in on the right Frisco condo with clear monthly numbers, connect with Breckenridge Mountain Brokers. We will walk you through the details and help you move forward with confidence.
FAQs
What do HOA fees usually cover in Frisco condos?
- Common coverage includes snow removal, exterior and grounds upkeep, master insurance, some utilities in certain buildings, amenities, management, and reserve funding.
How do Main Street and Marina HOAs differ in Frisco?
- Main Street buildings tend to focus on downtown access and simpler amenities, while Marina-area properties may add costs for docks, storage, and marina-related insurance and maintenance.
How do HOA dues impact my mortgage approval?
- Lenders include recurring dues in your debt-to-income ratio, and some loan programs also review the project’s health, including reserves and delinquency levels.
What is an HOA reserve study and why does it matter?
- A reserve study lists major assets, remaining life, and replacement costs, then recommends a funding plan so the HOA can handle big repairs without frequent special assessments.
What should I ask about special assessments before buying?
- Ask if any assessments are current or planned, the total amount, purpose, timing, and how they will be paid, then factor that into your budget and loan discussions.
Do Frisco condo dues include utilities like heat or water?
- It varies by building. Some HOAs are master-metered for water, sewer, trash, or even heat, while others bill utilities to owners directly, so confirm inclusions in writing.
