Most homes in the Las Vegas valley sit inside a homeowners association, and Nevada gives associations more power than most states do: a resale package the seller must deliver, a cancellation right for the buyer who reads it, and a lien that can outrank the mortgage. None of it is a reason not to buy in one. All of it is a reason to read the package before the review period runs out. This guide covers what the dues buy, the package document by document, the fees at closing, and the lien.
The share is of homes inside a master-planned community or named district with a published boundary, the closest public proxy for association membership; many homes outside those boundaries are in an HOA too.
What the dues buy
| Kind of community | Typical dues | What they cover | What to watch |
|---|---|---|---|
| Single-family, sub-association only | $30 to $120 a month | Street landscaping, entry monuments, CC&R enforcement, sometimes a small park. | Low reserves; a repaving assessment lands on few homes. |
| Master plan plus sub-association | $60 to $250 a month, two bills | The master's parks, trails, pools and community centers, plus the sub's streets and gates. | Two boards, two sets of rules, two resale packages at closing. |
| Gated or guard-gated | $150 to $400 a month | Guards, private streets the city does not maintain, gates, often a clubhouse. | Private streets mean the association owns the repaving bill. |
| Age-restricted (55+) | $150 to $350 a month | Recreation centers, pools, golf in some, and the occupancy rule itself. | Occupancy rules bind buyers and heirs; read them before you offer. |
| Townhome or condo | $200 to $500 a month | Roof, exterior, insurance on the structure, common areas, often water and trash. | The reserve study is the whole story: roofs and elevators are the association's bill. |
Ranges are the valley's usual spread in 2026, not a rule; the listing states the dues for any one home.
The resale package, and the five days
Under NRS 116.4109 the seller must deliver the association's resale package before closing, and the buyer may cancel the contract without penalty until midnight of the fifth calendar day after receiving it. Five days is enough to read it if you know what to read.
| Document | What to read it for |
|---|---|
| Declaration (CC&Rs), bylaws and rules | What you may not do: rentals, paint, parking, pets, solar placement, short-term rentals. The rules amend more often than the declaration; get the current set. |
| Current budget | Dues against expenses. A budget that balances only with a transfer from reserves is a dues increase waiting to be voted. |
| Reserve study summary | The percent funded. Under about 30% means special assessments are likely; over 70% means the roofs and streets are paid for. This is the page to read twice. |
| Statement of dues and unpaid assessments | What this home owes today. Unpaid dues transfer with the home unless the contract says otherwise. |
| Pending litigation and violations | A suit against the builder or a neighbour, or an open violation on this home, is a cost and a lender problem. |
| Insurance summary | For a condo or townhome, what the master policy covers and what your own HO-6 policy must. |
The reserve study is the page. Percent funded under about 30% means a special assessment is coming; over 70% means the roofs, streets and pools are paid for. Everything else in the package is rules; this is money.
The fees at closing
| Fee | Who pays | How it is set |
|---|---|---|
| Resale package fee | Seller, by statute | Capped by NRS 116.4109 and adjusted for inflation; a couple of hundred dollars. |
| Demand (payoff) statement | Seller | The association's statement of what is owed through closing, also capped. |
| Transfer fee | Buyer, usually | Set by the association's governing documents; from nothing to several hundred dollars. |
| Capital contribution | Buyer, usually | One to several months of dues into the reserve fund, where the CC&Rs require it. |
| Rush fees | Whoever asked | Avoidable. Order the package the day escrow opens. |
The super-priority lien
Nevada's version of the Uniform Common-Interest Ownership Act gives an association's lien for up to nine months of unpaid assessments priority over the first mortgage, and lets the association foreclose it without a court. In 2014 the Nevada Supreme Court held that such a sale extinguishes the lender's deed of trust, and for a few years homes were sold at HOA auctions for a fraction of the loan. A 2015 change gave lenders notice and a chance to pay the super-priority amount first, which usually stops the sale. Two things follow for a buyer: unpaid dues on a home you are buying are a lien that must clear at closing, and an HOA auction is the one sale where the title question is genuinely unsettled. The Nevada foreclosure guide has the mechanics.
Dues in the monthly payment
Dues are part of the payment a lender qualifies you on, and they never amortise or end. At today's rates $200 a month in dues carries about the same weight as $30,000 of purchase price, so a cheaper home with heavy dues can cost more to hold than a pricier one without. The payment calculator folds dues in beside the loan, taxes and insurance, and every listing page runs the same arithmetic beside the price. The glossary entry is the short version of this page; the buying guide puts the package in the escrow calendar.
General information about Nevada common-interest communities, not legal advice; NRS chapter 116 governs. The declaration in your resale package binds you, not this page.
Questions people ask
How much are HOA fees in Las Vegas?
From about $30 a month for a small single-family association to $500 or more for a condo where the dues carry the roof, the exterior and the building's insurance. Master-planned communities such as Summerlin, Green Valley or Inspirada bill twice: a master association and a sub-association. The listing states the dues; the resale package states whether they are about to change.
What is in an HOA resale package in Nevada?
By NRS 116.4109 the seller must deliver the declaration, bylaws and rules, the current budget, the reserve study summary, a statement of the dues and any unpaid assessments on the home, any pending litigation, and any violations. The buyer may cancel the purchase without penalty until midnight of the fifth calendar day after receiving it.
Can an HOA foreclose on my home in Nevada?
Yes. An association's lien for up to nine months of unpaid assessments (plus certain costs) has priority over the first mortgage under NRS 116.3116, and the association can foreclose it non-judicially. Since 2015 the lender receives notice and can pay the super-priority amount to protect its loan, which usually stops the sale, but the owner still loses the home if the dues are not brought current.
Can the HOA stop me renting out my home?
It depends on the declaration. Many valley associations restrict short-term rentals outright and some cap long-term rentals or require a minimum lease term. Nevada law limits an association's power to ban rentals in some circumstances, but the CC&Rs in the resale package are where the answer lives, and they bind you from the day of closing.
Who regulates HOAs in Nevada?
The Nevada Real Estate Division's Office of the Ombudsman for Common-Interest Communities takes complaints and offers dispute resolution, and the Commission for Common-Interest Communities can fine boards and managers. Community managers must be licensed by the state.
How do HOA dues affect what I can afford?
They are part of the monthly payment the lender qualifies you on, and they never amortise. At today's rates, $200 a month in dues carries roughly the same weight as $30,000 of purchase price. The payment calculator folds dues in beside the loan, taxes and insurance.
