Trying to choose between ArrowCreek and Somersett but unsure what your HOA dues actually cover and what requires separate membership? You are not alone. In master-planned communities, it is common for some amenities to be included while others are operated by private clubs with their own fees. This guide outlines how amenities and HOAs typically work in ArrowCreek and Somersett, what to verify before you buy, and how to decide which lifestyle fits you best. Let’s dive in.
Big-picture differences
Lifestyle focus
ArrowCreek often appeals to buyers seeking golf-oriented, estate-style living with scenic lots and a strong emphasis on design standards. Somersett often attracts buyers who want a broader mix of community amenities, multiple neighborhood types, and regular programming or activities. In both, you will find planned infrastructure like trails, landscaped entries, and community gathering spaces.
Amenity access model
In both communities, some amenities are typically included in HOA dues, while others are privately operated. You will commonly see:
- HOA included: Neighborhood parks or gathering areas, certain trails and open space, and common-area landscaping.
- Club membership required: Golf courses and full-service clubhouses are often run as separate private clubs. Access usually requires an initiation fee and ongoing dues that are not part of your HOA assessments.
Always confirm current access rules, costs, and what your specific property type includes.
Amenities comparison: what to expect
The details below reflect common structures seen in large master-planned communities. Exact offerings and access rules can change. Verify each item through current HOA and club documents before you buy.
ArrowCreek amenities at a glance
- Golf access: Golf facilities are commonly operated by a private club with separate membership. Confirm whether nonmembers can access any facilities and the current membership options and wait lists.
- Clubhouse and fitness: If tied to a private club, expect club membership required. Ask which spaces, if any, are available to nonmembers or residents.
- Pools: Where present, pools may be either HOA included or club membership required. Verify what access your property includes.
- Parks, trails, and open space: Master-planned trails and open areas are often HOA maintained or coordinated with the county. Confirm whether trails are public or limited to residents.
- Gated entries and security: Some neighborhoods in large plans include gated sections. Verify gate operations, guest procedures, and any added sub-association fees.
- Common-area maintenance: Expect HOA included maintenance for entries, medians, and select community landscaping.
Somersett amenities at a glance
- Golf access: As in many master-planned communities, golf and country-club facilities are typically separate from HOA dues and require membership. Confirm current options and any resident preferences.
- Clubhouse, fitness, and pools: Large plans often include community recreation centers. Some facilities may be HOA included, while others could be membership based. Verify hours, guest policies, and any village-level differences.
- Parks, courts, and programming: Community parks, playgrounds, and programming are commonly HOA supported. Ask how access and maintenance vary by sub-association.
- Trails and open space: Extensive trail networks are common in master plans. Confirm whether these are public or private, and who maintains them.
- Gated sections: Some neighborhoods may be gated with additional rules and fees managed by a sub-association. Verify before you submit an offer.
- Common-area maintenance: Expect HOA included maintenance for community entries, streetscapes, and designated shared areas.
HOA structure and fees
Master and sub-associations
Both ArrowCreek and Somersett are master-planned communities that often use a layered structure:
- Master association: Maintains major shared assets and enforces community-wide CC&Rs.
- Sub-associations: Manage neighborhood-level landscaping, gates, or amenities. Rules and fees can vary by village.
- Private clubs: Separate legal entities that operate golf or full-service club facilities with their own dues and membership terms.
Ask your agent for the complete list of associations that apply to the property you are considering.
What dues typically cover
Regular HOA assessments usually fund:
- Common-area maintenance, landscaping, and utilities
- Management and insurance for common property
- Reserve funding for long-term repairs and replacements
Dues vary by association and included amenities. Always request the current dues schedule for the specific property.
Club membership is separate
If you plan to use golf or full-service club amenities, budget for club initiation fees and monthly dues. These are separate from HOA dues and can be significant. Ask about wait lists, transfer policies, and whether nonresident memberships are offered.
Capital contributions, transfers, and special assessments
Many associations collect a one-time capital contribution or transfer fee at closing. You should also ask whether there have been recent special assessments or any planned projects that could impact costs. Review the budget, reserve study, and meeting minutes to gauge financial health.
Architectural review and design control
Both communities commonly use an Architectural Review Committee (ARC) to maintain exterior standards. Expect to submit applications for exterior changes like paint, landscaping, solar panel placement, fencing, and additions. Ask about timelines, fees, and required plans.
Leasing and short-term rentals
Rental policies vary by association. Some communities limit short-term rentals or set minimum lease terms. Read the CC&Rs and rules carefully and check recent enforcement history.
Governance and owner rights in Nevada
Common-interest communities in Nevada are subject to state statutes that govern notice, meetings, reserves, and homeowner protections. Boards are elected and must follow their governing documents. If you need legal interpretation, consult a real-estate attorney.
Buyer due-diligence checklist
Use this list during offer preparation or escrow. Your goal is to confirm exactly what you get, what you pay, and how the community is managed.
HOA and community documents
- CC&Rs, bylaws, and rules and regulations
- ARC/design guidelines and application forms
- Current year operating budget and last 2–3 years of financials
- Latest reserve study and current reserve balance
- Board meeting minutes for the past 12 months
- List of regular assessments, any past special assessments, and planned capital projects
- Estoppel/resale certificate showing outstanding dues, transfer fees, fines, or liens
- Insurance summary for common areas and board/fidelity coverage
Key questions for the HOA or management company
- Which amenities are included in dues and which require separate membership?
- How do access privileges differ by neighborhood or sub-association?
- Are there any current or planned special assessments or major projects?
- What are the rules for rentals and short-term rentals? Please cite the CC&R section.
- What is the ARC submission process, typical review timeline, and fee schedule?
- How are snow removal, road maintenance, and landscaping responsibilities divided?
- What are typical response times for maintenance requests and owner inquiries?
On-the-ground checks before you commit
- Visit amenities at different times to gauge crowding and upkeep
- Speak privately with residents about daily operations and rule enforcement
- Confirm gate operations where applicable, including guest access procedures
- Inspect the condition of roads, sidewalks, courts, pool decks, and trailheads
- Drive the community at night to assess lighting and overall maintenance
Choosing your best fit
If you prioritize golf-oriented living, privacy, and tight architectural control, ArrowCreek commonly aligns with that lifestyle. If you want a wider range of neighborhood types, community programming, and a mix of parks, pools, and trails, Somersett often fits those goals. In either case, your monthly and annual costs depend on the specific property’s associations and whether you plan to join any private clubs.
Focus your decision on three things:
- Your daily lifestyle: Which amenities will you actually use?
- Your total cost: Add HOA dues, any sub-association dues, club membership, and likely utility and landscaping costs.
- Your risk tolerance: Review reserves, meeting minutes, and potential assessments before you close.
Ready to compare properties, documents, and costs side by side? Schedule a Private Consultation with Amy Keiffer with Dickson Realty for discreet, detailed guidance tailored to your plans.
FAQs
Are golf facilities included in HOA dues in ArrowCreek or Somersett?
- Often no. Golf and full-service club amenities are usually separate private clubs with their own initiation fees and dues. Confirm current terms before you buy.
How do HOA rules impact exterior changes in these communities?
- Most homes are subject to ARC review for exterior changes like paint, landscaping, additions, and solar placement. Ask for guidelines and approval timelines.
Can I rent my home short-term in ArrowCreek or Somersett?
- Policies vary by association. Some communities limit short-term rentals or set minimum lease terms. Check the CC&Rs and recent enforcement.
What do typical HOA dues cover in these master-planned communities?
- Dues generally fund common-area maintenance, management, insurance for shared property, and reserves. Ask for the current dues schedule and budget.
What legal protections do Nevada homeowners have in HOAs?
- Common-interest communities and homeowners are subject to state statutes that address governance, notice, reserves, and owner rights. Consult an attorney for legal advice.
How do gated sections and security usually work in large master plans?
- Some neighborhoods are gated and may have separate rules, budgets, and access procedures managed by a sub-association. Verify gate operations and any added fees.
