By Karen | KarenK Sells AZ
October 23, 2026
Ask ten Arizonans how they feel about HOAs and you’ll get twelve opinions. Some people picked their neighborhood because of the rules and tidiness. Others will drive an extra twenty minutes to avoid a community with a gate and a newsletter.
I’ve sat on an HOA board as treasurer, so I’ve seen both sides of the clubhouse door. Here’s how I’d think about it before you sign anything.
The case for an HOA
Shared amenities you’d never build yourself. Community pools, parks, lakes, trails, fitness centers, clubhouses, playgrounds. Some gated, some not. Splitting the cost across hundreds of homes is how a community ends up with a resort-style pool or splash-pad instead of a sad backyard one.
Consistency that protects value. Rules about exteriors, landscaping, overnight parking and upkeep are annoying until the house next door turns into a science project. A well-run association keeps the neighborhood looking the way it did when you bought in.
Less to manage. Common area maintenance, landscaping, and sometimes roofs, exterior paint, or insurance are handled for you. That’s a real perk if you travel, run a business, or would rather not rent a hedge trimmer.
A system for neighbor disputes. Not every problem needs a lawyer. Sometimes it needs someone else to send the letter.
The case against an HOA
The monthly or quarterly dues. They’re part of your real cost of ownership, and lenders factor them into your debt-to-income ratio. A lower purchase price with high dues can cost more than a higher price with none.
Rules you didn’t write. Paint colors, fences, front yard landscaping, RV parking, short-term rentals, and what you can build in your own yard may all be restricted. The big one for some families is that many HOAs prohibit detached structures. If you’re dreaming of a casita for aging parents or an adult kid, read the CC&Rs before you fall in love with the floor plan (even if it’s in the backyard.).
Special assessments. If the reserves are thin and the roof, pool, or streets need work, owners may be asked to cover it. A healthy reserve fund is one of the best signs of a well-run association, and a thin one is a flashing sign.
It’s only as good as the people involved. HOA boards are generally volunteer positions. Your neighbors are giving up evenings to review budgets, vendor contracts, and violation letters, usually without a finance or property management background. Some boards are organized and sharp. Others are figuring it out as they go. You’re buying into whichever one you get, and how well it runs depends on how many residents pay attention.
What changed in Arizona this fall
New HOA laws took effect in Arizona in September. Among them, homeowners must be allowed to install shade structures like gazebos, umbrellas, and canopies, communities must give prospective buyers information about fees and assessments, and homeowners get more time to pay overdue bills. For buyers, the disclosure piece matters most. You should see the financial picture of the association before you commit, not after.
Laws like these evolve, so treat this as a heads-up rather than legal advice. For specifics on a particular property, your attorney and the Arizona Department of Real Estate are the right places to check.
How to vet an HOA before you buy
Ask for these and actually read them:
The CC&Rs and rules. This is the whole game. Look for restrictions on parking, rentals, additions, and detached structures.
The current budget and reserve study. How much is in reserves, and what are the big upcoming expenses?
Annual Budget and meeting minutes from the past year. They tell you what the board is arguing about, which is usually where the trouble is.
Dues, fees, and any pending or recent special assessments. Ask what dues include and whether an increase is on the horizon.
Whether there’s more than one association. Some properties sit under a master association and a sub-association, and each can charge its own fees.
If the answers come slowly or the documents are a mess, that tells you something too.
If you buy into an HOA, show up
The residents who get blindsided by a special assessment or a dues increase are usually the ones who never opened an email from the board. Skip that story. A little involvement goes a long way:
Go to the annual meeting. That’s where the budget gets approved and board seats get filled.
Read the budget and the reserve report. You should know where the money goes and how much is set aside for big repairs.
Ask questions early and politely. Boards respond better to “can you help me understand this line item?” than to an angry social post or email at 11 p.m.
Consider serving. Boards are always short on volunteers, and fresh eyes help. Even joining a committee gives you a window into how decisions get made.
Volunteers keep these communities running, and they do their best work when residents are informed and engaged. A neighborhood where people show up tends to have fewer surprises and better-run finances.
So which is better?
Neither. It depends on how you live. If you want amenities, polish, and low maintenance, a well-run HOA can be money well spent. If you want land, flexibility, and the freedom to build, a no-HOA property (Queen Creek, Apache Junction and other surrounding cities have plenty) may fit better. Just remember that no HOA also means no one else maintaining the common areas, so the responsibility is all yours.
The right answer comes from asking the right questions before you fall for the kitchen.
Come see me this weekend
I’m hosting an open house in Chandler, near Gilbert, on Saturday, October 24th from 11 a.m.-1 p.m.. It’s a good chance to see a home in person and ask about the neighborhood, including what the HOA covers and what the dues look like.
Not sure whether an HOA community or a no-HOA property fits your plans? Let’s talk it through. Reach out here.
And if you want monthly market insights delivered to your inbox, sign up for The Valley Insider at karenksellsaz.com.
Sources: AZFamily, Arizona Legislature (HB 2397), kold