Grayhawk HOA Fees: What They Cover and Cost

Seeing two different HOA fees on a Grayhawk listing and wondering why? You are not alone. If you are buying in Grayhawk, understanding how the master and village associations work can save you from surprises and help you compare homes with confidence. In this guide, you will learn what Grayhawk HOA fees typically cover, why some homes have two sets of dues, how fees affect your monthly payment, and exactly what to verify before you write an offer. Let’s dive in.

Grayhawk HOA 101: Master vs village

Grayhawk is a master-planned community. That means there is a community-wide master association that maintains large shared spaces, and many neighborhoods inside Grayhawk also have their own village association with separate rules, services, and budgets.

• Master association: Think community-level. It usually maintains entry monuments, perimeter landscaping, community parks and trails, and some shared amenities. It also funds common-area insurance and management. Most Grayhawk owners pay a master fee.
• Village associations: These focus on neighborhood-level services. In many condo and townhome villages, the village HOA handles exterior building maintenance, private street upkeep, and sometimes trash or bulk services. Villages set their own dues separate from the master.

In practice, many Grayhawk properties pay two fees. You often pay a master fee plus a village fee for your specific neighborhood or building. Some condo products may have only a village fee. Always verify what applies to the exact property you are considering.

What you might pay on a specific property

• Single-family homes: Often pay the Grayhawk master fee. Some also pay a village fee if the home is in a gated enclave or a neighborhood with extra services.
• Condos and townhomes: Commonly pay a village fee that can be higher because it may include exterior maintenance and building insurance. Some also pay a separate master fee for community-wide services.

What HOA dues typically cover

Every association is different, but Grayhawk dues generally fund day-to-day operations, maintenance, and reserves for future repairs. The master focuses on community-wide needs. Villages cover neighborhood-specific needs and, for attached homes, exterior building responsibilities.

Common inclusions

• Landscaping and irrigation for common areas and major corridors
• Parks, trails, and community spaces maintenance and operations
• Amenity upkeep such as pools, courts, and fitness areas when owned by the association
• Gate and guard services where provided, plus common-area lighting and private road maintenance
• Reserve fund contributions for long-term repairs and replacements
• Management, accounting, and legal for the association
• Exterior building maintenance and insurance for many condos and townhomes at the village level
• Trash/recycling or bulk cable/Internet in some villages

Common exclusions

• Utilities to the unit like electric, water, and gas are usually your responsibility
• Interior maintenance and repairs inside your home or unit
• Homeowner’s personal insurance for interior and belongings
• Mortgage and property taxes
• Private club or golf memberships, which are typically separate businesses and not part of HOA dues

Who pays for what in Grayhawk

Use this table as a starting point, then confirm details in the CC&Rs, budgets, and the resale packet for your specific property.

Note: Always confirm via the association’s official CC&Rs and the seller’s resale packet.

How HOA dues affect your monthly budget

HOA dues are part of your ongoing housing cost. Lenders count them in your debt-to-income ratio, so dues affect both affordability and borrowing capacity.

• Total monthly payment: Add HOA dues to mortgage principal and interest, property taxes, and homeowner’s insurance to understand your true monthly cost.
• Example (illustrative only): If your mortgage payment is $1,600 and taxes/insurance are $450, a $300 HOA raises your estimated total to $2,350 per month. Your actual numbers will vary by home, rate, and dues.

Lender considerations

• DTI impact: Lenders include HOA dues in DTI calculations. Higher dues can reduce the loan amount you qualify for.
• Condo approvals: Some loan programs review HOA financial health. High delinquency rates or underfunded reserves can affect certain mortgage approvals.

Special assessments and reserves

• Special assessments: These are one-time charges for big projects. Review recent history and ask about any planned projects in meeting minutes.
• Reserve strength: A recent reserve study and a healthy funded percentage reduce the risk of surprise assessments. If a large project is on the horizon and reserves are light, expect potential fee increases or assessments.

Tip: To compare communities apples-to-apples, convert any likely special assessment into a monthly equivalent. For example, a $6,000 assessment spread over 30 months is about $200 per month.

How to verify fees for a Grayhawk home

Before you remove contingencies, gather and review the right documents. Your goal is to confirm exactly what you will pay and what you receive in return.

Request these documents

• CC&Rs for the master and the village
• Bylaws and rules and regulations
• Current-year budget and at least one prior-year budget
• Most recent reserve study and the reserve funding policy
• Financial statements for the last 12 to 24 months and a current balance sheet
• Recent board meeting minutes, ideally 6 to 12 months
• Insurance certificate or policy summary for the master and, if applicable, the village
• Resale disclosure packet that lists dues, assessments, and any pending litigation
• Notices about planned capital projects or special assessments
• Delinquency report showing the percentage of owners behind on dues

Red flags to watch

• Underfunded reserves with no plan to improve them
• Frequent or recent special assessments for routine items
• High delinquency rates that signal cash flow risk
• Ongoing litigation that could lead to higher costs
• Deferred maintenance noted in minutes or inspections
• Blurry lines of responsibility between master and village that may cause disputes

Where to obtain documents: association websites or portals, the management company, the seller’s resale packet, and the County Recorder for recorded CC&Rs. Your agent can help request these on your behalf.

Comparing Grayhawk to nearby options

In North Scottsdale, buyers often weigh total monthly cost against amenities and services. Grayhawk’s master-planned structure offers extensive shared spaces and a polished community feel. That can mean higher master-level services compared with low-amenity areas, while village dues vary by property type and services.

• Total cost vs services: A condo with higher dues may still be favorable if those dues cover building insurance, roof, and exterior maintenance that you would otherwise pay out of pocket.
• Property type matters: Detached homes tend to have lower village dues than condos and townhomes because owners handle their own exterior maintenance.
• Amenities and access: If you value gates, guards, trails, or community facilities, the added cost may be worth it. Confirm which amenities you can use and any access rules.

Smart next steps

If you are considering a home in Grayhawk, get the exact dues and coverage in writing before you write an offer. Confirm whether the property pays both master and village fees, what those fees include, and whether any special assessments or major projects are on the horizon. Review the reserve study and budgets so you are buying with eyes wide open.

When you want clear answers and a side-by-side cost comparison for your shortlist, reach out to our local team. We will obtain the right documents, analyze the numbers, and help you choose the Grayhawk home that fits your lifestyle and budget. Talk with The RTT Home Group to get started.

FAQs

Do Grayhawk homeowners pay one or two HOAs?

• Many properties pay both a master association fee and a village fee, but some homes or condos may pay only one; verify in the resale packet and CC&Rs for the specific address.

What do Grayhawk HOA fees usually include?

• Typical inclusions are common-area landscaping, amenity operations, management, insurance for common areas, reserves, and for many condos and townhomes, exterior building maintenance through the village HOA.

Are utilities included in Grayhawk HOA dues?

• Utilities to the unit are usually not included; some villages may include trash or bulk cable and Internet, so always check the village documents and budget.

How often do Grayhawk HOA fees increase?

• Boards adopt budgets annually and can raise dues; review 3 to 5 years of budgets and meeting minutes to see trends and any upcoming projects that may drive increases.

Will HOA dues affect my mortgage approval in Grayhawk?

• Yes, lenders include dues in debt-to-income ratios, and some condo loans also evaluate HOA financial health, delinquency rates, and reserves.

How do I confirm amenity access in Grayhawk?

• Check the governing documents and amenity rules to confirm which facilities you can use, any guest or renter policies, and whether fees or access restrictions apply.