Are you wondering what your Westhaven HOA fees actually pay for? When you look at homes in a master-planned community like Westhaven in Franklin, the monthly or annual dues can feel confusing at first glance. You want to plan your total cost of ownership with confidence and avoid surprises after closing.

In this guide, you’ll learn what HOA fees in a Westhaven-style community typically cover, what they usually do not cover, how to budget, and the key questions to ask before you make an offer. You’ll also get a simple checklist to verify details for the specific property you’re considering. Let’s dive in.

How Westhaven HOAs work

Large master-planned communities commonly use a layered HOA model. You may see a master association that oversees community-wide amenities and common areas, plus one or more neighborhood or condo sub-associations that handle local rules and maintenance. A professional management company often runs day-to-day operations and fee collection.

For buyers, this means your total HOA cost may be the sum of a master fee and a neighborhood or sub-association fee. The exact mix depends on the property type and location within Westhaven. Always confirm whether the home is subject to multiple assessments before you write an offer.

What your fees usually cover

Every association budget is a little different. The items below are common in master-planned communities like Westhaven. Ask for the current budget and reserve study to see what applies to the address you are considering.

Common-area upkeep and landscaping

Expect funding for mowing and care of community lawns, medians, entrances, tree care, irrigation, and seasonal plantings. Many associations also cover trash removal in common areas. Curbside trash for individual homes varies, so verify what is included.

Amenities operations and maintenance

Budgets typically include pools, splash pads, clubhouses, fitness centers, playgrounds, courts, and greenways if those amenities exist. Fees help cover utilities, chemicals, routine cleaning, repairs, and any staffing or lifeguards.

Common-area utilities

Associations often pay for electricity for street and amenity lighting, water for irrigation systems, and sewer service for amenity restrooms. Stormwater systems that serve common land may also fall under the HOA if privately owned.

Roads, sidewalks, and gates

If roads or sidewalks are privately owned, the HOA funds repairs, resurfacing, and upkeep. Where gates and security equipment are present, budgets typically include operation, maintenance, and replacement costs.

Insurance for common property

Your fees usually fund general liability and property insurance for common areas and amenity buildings. This does not replace your personal homeowner’s insurance.

Management and administrative costs

Expect line items for professional management fees, accounting, collection services, postage, and owner communications. These keep operations running smoothly.

Reserve funding and capital replacements

A portion of each payment often goes into reserves for long-term repairs or replacements. Examples include pool replastering, roof replacement for amenity buildings, asphalt resurfacing, and playground updates. Healthy reserves help reduce the chance of large special assessments later.

Professional services and compliance

Budgets usually include legal fees, taxes on association-owned parcels, and annual audits. You may also see line items for covenant enforcement and architectural review administration.

Community programming and communications

Many master-planned communities budget for events, welcome programs, newsletters, holiday decor, and classes or programming for residents. Review the annual calendar to see what is planned.

Security and safety services

Some associations fund private patrols, cameras, gatehouse staff, or monitoring of HOA-owned systems. Coverage varies by neighborhood area and property type.

Contingency and shortfalls

It is common to see a small contingency line. This helps cover unexpected costs without resorting to special assessments for minor overages.

What fees do not cover

It is just as important to understand what is not included. These items are typically the homeowner’s responsibility. Confirm the details for the specific property.

Individual home utilities and services

Electricity, natural gas, water and sewer for your home, plus internet, cable, and phone are usually billed to you directly unless the documents state otherwise.

Homeowner’s insurance, mortgage, and taxes

Your personal dwelling coverage and property taxes are separate from HOA dues. Budget for these outside the association payment.

Private maintenance and repairs

Interior repairs, HVAC, plumbing, appliances, and foundations are usually on the owner. Roof replacement is also an owner expense unless the property is in a condo-style arrangement where the association owns the roof. Always verify how the maintenance boundaries are defined.

Landscaping inside lot lines

In some areas an association maintains front yards, while owners handle backyards. In others, all yard work is the owner’s responsibility. Review the maintenance map and guidelines for your lot.

Special assessments, fines, and violation fees

Owners can be charged special assessments for major capital needs, as well as fines and collection costs if violations occur or dues go unpaid.

Upgrades and interior remodels

Renovations and additions are owner expenses and typically require architectural review and possible permits. Check timelines and fees for approvals.

Routine municipal services

Street sweeping, stormwater projects, and traffic signal maintenance can be handled by the city or by the HOA, depending on whether the infrastructure is public or private. Ask who maintains what for your street.

Budgeting checklist for buyers

Use this checklist before you finalize an offer in Westhaven. It helps you understand current costs and future risk.

Documents to request

• Latest annual budget and current fiscal-year budget
• Most recent reserve study and reserve funding policy
• Current balance sheet and income or expense statements for the last 12 to 24 months
• Board and annual meeting minutes for the last 12 to 24 months
• CC&Rs, bylaws, rules and regulations, and architectural guidelines
• Estoppel letter that shows current dues, delinquencies, special assessments, and transfer or estoppel fees
• Association insurance certificate with coverage and limits
• Management contract to see fees and term
• List and map of amenities and a maintenance boundary map for the lot
• Any pending litigation disclosure or opinion
• Recent invoices for large projects

Numbers to calculate

• Base HOA assessment by layer: master fee plus any neighborhood or sub-association fee
• One-time or move-in fees: capital contribution, transfer fee, estoppel fee
• Special assessments that are outstanding or approved, including payment schedule
• Reserve fundedness: current reserve balance compared to reserve study recommendation
• Historical assessment increases over the last 3 to 5 years
• Delinquency rate if available

Your total cost worksheet

• Mortgage principal and interest each month
• Property taxes annually, then divide by 12 for monthly planning
• Home insurance annually, then divide by 12 for monthly planning
• HOA fees across all layers monthly or annually
• Utilities not covered by the HOA
• Lawn care and private landscaping if not included
• Routine maintenance allowance for items like roof, HVAC, and paint
• Special assessment risk estimate based on reserve health

Reserve health and risk

A well-funded reserve account lowers the chance of sudden special assessments for big-ticket repairs. If reserves look thin compared to the reserve study, plan for higher risk and ask how the board intends to close the gap.

Smart questions to ask before you offer

Use these with the listing agent, seller, and management company. Most answers appear in the documents above.

• What is the current assessment for this property, itemized by master and sub-association?
• Are there any pending or recently approved special assessments? If yes, what are the amounts and schedules?
• What does the assessment cover, and can you point to the line items in the current budget?
• When was the reserve study last updated, and what percent of recommended reserves is funded today?
• How often have fees increased over the last 3 to 5 years, and what is the projected increase?
• Are roads in this part of the community public or private, and who maintains sidewalks, lights, and stormwater?
• Is curbside trash, recycling, or yard waste included in the HOA fee?
• Are there any ongoing or recent lawsuits involving the association?
• What is the current owner delinquency rate, and what is the collection policy?
• Are there rules that could affect your plans such as short-term rental limits, exterior paint colors, satellite dishes, or vehicle restrictions?
• What one-time fees are due at closing, such as transfer fees, capital contributions, or estoppel fees?
• What capital projects are planned over the next 1 to 5 years, and how will they be funded?

Red flags to watch

• Low reserves compared to the reserve study recommendations
• Recent or recurring large special assessments
• Significant ongoing litigation involving the association
• High and rising owner delinquency rates
• Deferred maintenance visible in common areas or amenities
• Frequent emergency board meetings or rapid turnover of board or management
• Unclear responsibility boundaries between the HOA and the city

Verify details for a specific Westhaven home

Take these practical steps to confirm the facts for your address in Franklin and greater Williamson County.

• Ask the listing agent and seller for the full association packet that includes the budget, CC&Rs, reserve study, and estoppel.
• Contact the association’s management company to confirm current dues, any pending assessments, and one-time fees.
• Review the recorded plat and deed through the Williamson County Register of Deeds or your title company to confirm maintenance boundaries and easements.
• Consult your title company or a real estate attorney about developer-controlled phases, future turnover, or any rights that could affect assessments.
• If you are unsure about the reserve study or financial statements, consider hiring a CPA or attorney who focuses on community associations.

Bottom line

In a master-planned community like Westhaven, your HOA fee typically funds the care of shared spaces and amenities, insurance for common property, professional management, and long-term reserves. It usually does not cover your personal utilities, taxes, insurance, or interior maintenance. The key is to itemize both master and sub-association fees, review the budget and reserve study, and evaluate the risk of future increases or assessments.

If you want a second set of eyes on the numbers, we are happy to help you make sense of it all and compare homes across Franklin and Williamson County. Reach out to The Vande Kamp Group for calm, clear guidance as you plan your move.

FAQs

How much are Westhaven HOA fees right now?

• It varies by property and may include both a master fee and a sub-association fee, so request the estoppel letter and current budget to get the exact total for your address.

Do Westhaven HOA fees include curbside trash pickup?

• Sometimes communities include curbside services, but it is not guaranteed, so check the budget line items or ask management if trash, recycling, and yard waste are included.

Are Westhaven streets public or private, and who maintains them?

• It depends on the section of the community, so confirm whether roads and sidewalks are HOA maintained or city maintained by reviewing the plat, CC&Rs, or asking management.

How do HOA reserves affect me as a buyer in Westhaven?

• Strong reserves lower the chance of special assessments for big repairs, while low reserves increase the risk of future cost spikes, so compare the reserve balance to the reserve study.

What one-time HOA fees at closing should I expect in Westhaven?

• Many associations charge a transfer fee, capital contribution, and estoppel fee, so ask for the estoppel letter to confirm amounts and timing for the home you plan to purchase.