Thinking about a home in Westhaven and wondering what your HOA really covers? You are not alone. Master-planned communities like Westhaven offer a long list of perks, but the details matter when it comes to access, rules, and fees. In this guide, you will learn what is typically included, what is not, how to verify the fine print, and how to weigh the value before you buy. Let’s dive in.

What Westhaven HOA typically covers

Westhaven is known for its amenity-rich design and community feel. In large master-planned neighborhoods, many shared features are maintained by one or more associations and funded by HOA or POA dues. Exact coverage can change, so confirm the current details with the HOA or management before you rely on them.

Here are common amenities and services you can expect to find in communities like Westhaven:

• Community pools with seasonal hours, access cards, and guest limits.
• Clubhouse or community rooms for events and programs, often with reservation rules or rental fees.
• Fitness center access, which may be included or available by separate membership.
• Trails and greenways for walking and biking, plus maintained green spaces.
• Parks and playgrounds across the neighborhood.
• Tennis, pickleball, or multiuse sports courts and open-play fields.
• Dog park areas, pet stations, and waste pickup infrastructure.
• On-site event programming such as concerts, markets, holiday events, and seasonal activities.
• Landscaping and common-area maintenance, including medians, entrances, and neighborhood signage.
• Street or common-area lighting and monument signage upkeep.
• Community management and administrative services, including vendor oversight and rules enforcement.
• Security limited to common-area lighting and signage support, plus possible neighborhood watch. Always confirm if any gates or patrols exist.

Variations to confirm

Because Westhaven is large, amenities and services may be managed by multiple associations. Confirm specifics before you buy:

• Multiple associations may exist. A master POA can cover large amenities, while sub-associations may handle smaller clusters or private features.
• Developer control can apply to newer phases until turnover to the homeowners’ association. This can affect access, rules, and fees.
• Access may be limited to owners in good standing, and renter access can differ. Guest policies vary.
• Some amenities, like a private clubhouse or fitness center, may require additional membership fees beyond base dues.

What HOA dues usually do not cover

HOA dues support common areas and shared services, not your private home costs. Plan for these out-of-pocket items:

• In-home maintenance and repairs, including roof, HVAC, plumbing, and appliances.
• Individual utilities such as electric, gas, water, sewer, internet, and TV.
• Property taxes and homeowner’s insurance. A master policy may cover common areas only.
• Major exterior changes to your home or lot without Architectural Review Committee approval, usually at your expense.
• Routine landscaping inside your lot, unless a lawn program is offered as a separate service.
• Private services, like cable packages, security systems, pest control, or private pools.
• Special assessments if reserves fall short for capital projects.
• Resale, transfer, or move-in/move-out fees at closing.
• Fines for covenant violations and any permits you trigger.

How to verify coverage before you buy

You deserve clarity before you commit. Get these documents and ask direct questions to understand exactly what your dues include.

Essential documents to request

• CC&Rs that define obligations, restrictions, and association powers.
• Bylaws and Articles of Incorporation for governance details.
• Rules and Regulations plus Design Guidelines for exterior changes, pets, parking, and rentals.
• Current budget and financial statements showing how dues are allocated.
• Reserve study to understand long-term capital planning and funding levels.
• Recent meeting minutes and board resolutions to see upcoming projects and potential assessments.
• Amenity map or inventory that shows locations and who manages each feature.
• HOA contact details and management company information.
• Resale disclosure or estoppel certificate with current dues, assessments, and transfer fees.

Key questions to ask

• What is the current monthly or quarterly fee and what does it include? Ask for a line-item breakdown.
• Are there any pending special assessments or capital projects on the horizon?
• Who owns and operates each amenity, and is any feature under developer control?
• What are the rules for guests, renters, and short-term rentals?
• Are there separate membership or guest fees for pools, clubhouse, or fitness?
• What is the process and timeline for Architectural Review Committee approvals?
• How are covenant violations enforced and what are typical fines?
• What transfer or administrative fees apply at closing?
• How is parking handled for owners and guests, especially during events?
• What pet rules apply, including leash requirements in common areas?

Red flags to watch for

• Little or no reserve fund and no completed reserve study.
• Vague, outdated rules with inconsistent enforcement.
• Evidence of ongoing litigation or frequent disputes.
• Amenities still under developer control for longer than expected.
• Sharp dues increases or repeated special assessments in recent years.

Weighing lifestyle value vs dues

Dues only make sense in the context of how you live. Use these lenses to judge value:

• Amenities per dollar. Compare what you pay with the amenities you will actually use. Pools and courts matter more if they match your routine.
• Cost avoidance. Consider what you would pay for a private pool membership, maintenance of trails, or community events if the HOA did not provide them.
• Reserve health. Strong reserves lower the risk of future special assessments and provide more predictable costs.
• Community programming. An active events calendar adds lifestyle value and can boost neighborhood engagement.
• Walkability and maintenance. Well-kept greenways and shared spaces enhance daily life and long-term appeal.
• Access rules. Confirm which amenities are resident-only and how guest policies work if you plan to host often.
• Local comparison. Compare dues and amenities to other Franklin and Williamson County neighborhoods, keeping your lifestyle in mind.

Quick buyer checklist

Use this simple list to keep your due diligence on track:

• Request the CC&Rs, bylaws, rules, current budget, reserve study, and recent minutes.
• Ask for financial statements and any notices of special assessment.
• Confirm which amenities are included and whether any require extra membership fees.
• Verify guest policies, renter access, and short-term rental rules.
• Ask about resale, transfer, and move-in/move-out fees.
• Confirm whether an Architectural Review Committee is required for exterior work and how long approvals take.
• Clarify lawn care obligations, trash collection, snow or street maintenance responsibilities.
• Get emergency contacts for common-area issues and learn how enforcement is handled.

Local resources to consult

For the most current information, go straight to primary sources:

• The official Westhaven community or HOA website for amenity descriptions, event calendars, and contact information.
• The HOA management company for budgets, minutes, and resale certificates.
• City of Franklin and Williamson County government pages for taxes and municipal services.
• Community Associations Institute for general HOA best practices.
• National Association of Realtors resources on HOAs and fee structures.

Always verify fees, access rules, and hours with the HOA or management before you rely on them. Policies and dues can evolve as new phases open or control shifts from the developer to homeowners.

Next steps

If Westhaven’s lifestyle fits your needs, the right documents and questions will give you confidence about the costs. Our team can help you gather disclosures, read the fine print, and compare options across Franklin and Williamson County so you make a clear, low-stress decision. When you are ready, reach out to The Vande Kamp Group for local guidance and a step-by-step plan.

FAQs

What does the Westhaven HOA usually include?

• Common-area amenities like pools, parks, trails, clubhouse spaces, and programmed events are typically included, along with landscaping, lighting, and management services. Always confirm the current list with the HOA.

What costs are not covered by HOA dues in Westhaven?

• You are responsible for your home’s maintenance, utilities, property taxes, homeowner’s insurance, private services, and any fines, transfer fees, or special assessments that may apply.

How can I verify Westhaven’s amenity access and fees?

• Request the CC&Rs, rules, budget, reserve study, meeting minutes, and a resale certificate, then ask for a line-item breakdown of dues and any extra membership or guest fees.

Are Westhaven amenities the same across the whole community?

• Not always. Large communities can have multiple associations, and some amenities may be under developer control or require separate memberships. Confirm ownership and access for each feature.

What HOA red flags should I look for before buying in Westhaven?

• Low reserves, no reserve study, vague rules, active disputes or litigation, prolonged developer control, and repeated special assessments should all prompt deeper review.

How do I decide if Westhaven’s dues are worth it for my family?

• Compare dues to the amenities you will use, consider cost avoidance, check reserve health and programming quality, and compare with similar neighborhoods in Franklin and Williamson County.