Are you seeing both HOA and regime fees on Wild Dunes listings and wondering what you actually get for each? You are not alone. When you compare condos and single‑family homes in a resort community, the fee structure can feel confusing and costly. This guide breaks it down in plain language so you can budget with confidence and ask the right questions before you buy. Let’s dive in.
HOA vs. regime: quick definitions
HOA (master association) fee. This is the communitywide assessment that funds shared infrastructure and amenities across Wild Dunes. Think roads, gates, landscaping, and common recreation facilities that benefit multiple neighborhoods and buildings.
Regime (condominium) fee. This is the building‑level assessment for a specific condo regime. It funds maintenance and services tied to your building, plus the building’s insurance and reserves.
In simple terms, regime fees focus inward on your condo building and its systems. HOA fees cover the broader resort community outside the building.
How the layered structure works in Wild Dunes
Wild Dunes includes single‑family homes, attached villas, and multiple condo buildings. In this type of mixed resort community, you can expect layered governance and layered fees.
- If you buy a condo or villa, you commonly pay both the regime fee and the master HOA fee.
- If you buy a single‑family home, you typically pay only the master HOA fee, and you handle your own exterior, roof, and yard unless you arrange separate services.
Always confirm the exact structure for the specific property during due diligence.
What each fee typically covers
What regime fees usually cover
- Building exterior and structure maintenance, including roofs and exterior walls
- Interior common areas like lobbies, corridors, elevators, and stairwells
- Building systems and common mechanicals, plus pest control for common spaces
- Building master insurance for common elements; owners usually carry an HO‑6 policy for interiors
- Utilities for common areas and any bulk services that the regime includes
- Management and accounting for the regime
- Reserve contributions for major repairs and replacements
What HOA fees usually cover
- Community landscaping, irrigation, and right‑of‑way upkeep
- Private roads and streetlights where applicable
- Gated entry operations and security staffing
- Community pools, tennis and pickleball courts, fitness centers, clubhouses, and playgrounds
- Beach access structures, dune walkovers, and common parking areas
- Insurance for community common property and facilities
- Community management, legal, and accounting costs
- Reserve contributions for communitywide capital projects
What is often not included
- Interior unit repairs and personal contents (covered by your HO‑6 or HO‑3 policy)
- Private yard, driveway, or dock maintenance for single‑family homes
- Owner‑metered utilities like electric, internet, and cable unless a bulk plan is included
- Individual flood insurance and certain wind or hurricane exposures that fall to the owner
Confirm inclusions and exclusions with the actual documents for your property.
Budgeting in a resort community
Assessment levels vary based on amenities, age of buildings, and the scope of included services. In amenity‑rich coastal resorts, condo regime fees can be a significant monthly line item because they fund building upkeep and insurance. Master HOA fees reflect the cost to maintain roads, gates, common areas, and recreation facilities.
If you are buying a condo or villa, plan for regime plus master HOA fees, property taxes, your owner policy, and any separate club or resort memberships. Ask for current fee schedules and how often they are billed so you can build an accurate monthly and annual budget.
Insurance, storms, and coastal risks
Coastal properties face hurricane, wind, and flood risks that influence both insurance and assessments. The condo regime and the master association usually insure common elements, but you are responsible for your interior and personal liability through an HO‑6 policy for condos, or an HO‑3 for single‑family homes.
Pay close attention to wind and hurricane deductibles and how they are allocated after a storm. Clarify what the building master policy covers versus what falls to you. For flood, confirm requirements and scope of coverage early so you can budget accurately.
Reserves, special assessments, and governance
Both regimes and HOAs adopt annual budgets and divide costs among owners per the governing documents. Healthy reserve funds help cover predictable big‑ticket items like roof replacement, repaving, and pool rehabs.
If reserves fall short, boards may levy special assessments to fund capital projects or storm‑related work. Review recent meeting minutes and reserve studies to understand upcoming projects, past special assessments, and the current funding level.
Due diligence checklist for Wild Dunes buyers
Use this list to verify costs and owner responsibilities before you commit:
Association documents and finances
- Current regime budget and financials
- Master association budget and financials
- Reserve studies and current reserve balances
- Recent board and annual meeting minutes for both regime and master HOA (6–12 months)
- Planned capital projects and any pending special assessments
- History of special assessments in the past 5–10 years
Legal and governance documents
- Full declaration or CC&Rs for the regime and the master association
- Bylaws and rules and regulations, including rental and guest policies
- Estoppel certificate or seller’s assessment disclosure before closing
- Statements of any pending or threatened litigation
Insurance and property‑specific items
- Insurance declarations for the regime and the master association
- Clarification of owner policy requirements (HO‑6 or HO‑3) and hurricane deductible responsibility
- Unit survey or condo plan that shows common elements versus unit areas
Operational and lifestyle items
- On‑site management contacts and operating procedures
- Short‑term rental rules and minimum stays if you plan to rent
- Any separate amenity memberships or resort fees not covered by HOA or regime
- Parking, storage, golf cart and bike rules, pet policies, and guest access
- Utility billing details, including any bulk cable, internet, water, or sewer included in fees
Practical financial questions
- Are water, sewer, trash, internet, or cable included in any assessment?
- Are any special assessments under consideration?
- What did the most recent reserve study recommend, and what is the current funding level?
- Have assessments increased significantly in the last 3–5 years, and why?
- What is the assessment delinquency rate among owners?
If you plan to rent your property
Many Wild Dunes owners rent their homes seasonally. Confirm whether short‑term rentals are permitted, the minimum rental period, any registration steps, and applicable fees. Ask about on‑site or third‑party rental management options and typical management costs.
Review rules on guest access, parking, and storage so your rental operations run smoothly. If amenities require separate memberships or wristbands, factor that into your rental plan and owner costs.
Villa vs. single‑family: how to compare
- Maintenance scope: Condos shift more exterior and structural upkeep to the regime. Single‑family homes place exterior and yard responsibilities on you unless you arrange vendors.
- Fee structure: Condo owners usually pay both regime and master HOA fees. Single‑family owners typically pay the master HOA only.
- Insurance: Condo owners carry HO‑6 policies for interiors. Single‑family owners carry HO‑3 policies for the entire structure. Confirm wind and flood needs for both.
- Flexibility: Single‑family homes may offer more control over improvements. Condos often have streamlined maintenance but more building rules.
Match the ownership experience to your lifestyle and desired level of involvement.
Smart next steps
- Request current fee schedules, budgets, reserve studies, insurance declarations, and the CC&Rs for both the condo regime and the master association.
- Review recent meeting minutes for planned projects, special assessments, or litigation.
- Get early insurance quotes for wind and flood so you understand deductibles and total cost.
- Confirm rental rules if income is part of your plan, and learn about management options.
- Involve a local real estate attorney or closing professional experienced with Wild Dunes when reviewing documents and estoppel certificates.
When you have clarity on HOA versus regime coverage, you can compare properties on an apples‑to‑apples basis and avoid surprises at closing. If you want a seasoned, island‑focused advisor to help you evaluate documents and budget accurately, connect with Russ Knapp to Schedule a Free Consultation.
FAQs
What is the main difference between HOA and regime fees in Wild Dunes?
- HOA fees fund communitywide infrastructure and amenities, while regime fees fund your condo building’s maintenance, insurance, services, and reserves.
Do condo owners in Wild Dunes pay both HOA and regime fees?
- Yes, condo and villa owners commonly pay both, since regimes handle building needs and the master HOA handles community services.
Do single‑family homeowners pay regime fees in Wild Dunes?
- Typically no. Single‑family owners usually pay only the master HOA fee and handle their own exterior and yard maintenance.
What insurance do I need for a Wild Dunes condo versus a home?
- Condo owners generally carry an HO‑6 policy for interiors and personal liability. Single‑family owners carry an HO‑3 policy for the dwelling and liability. Confirm flood and wind requirements.
How can I spot potential special assessments before I buy?
- Review reserve studies, recent meeting minutes, upcoming capital plans, and insurance deductibles, and ask directly about planned or discussed assessments.
Are utilities included in HOA or regime fees?
- Sometimes. Some regimes include certain utilities or bulk cable or internet. Always verify what is included for the specific property.
