Here’s the reality most agents won’t tell you: choosing the right neighborhood in North Texas isn’t just about square footage and school districts. The HOA governing your property can determine whether you’re building a dream life or fighting bureaucratic battles for the next decade.
I’ve watched buyers stumble into HOA nightmares that could’ve been avoided with proper intelligence gathering. Whether you’re looking at master-planned communities in Frisco or established neighborhoods closer to Waxahachie, this guide gives you the strategic framework to evaluate HOA communities like a seasoned investor, not a first-timer hoping for the best.
Understanding What HOAs Can Actually Control in Texas
Before you fall in love with a property, you need to understand the power dynamics at play. Texas HOAs wield substantial authority through their governing documents, but state law creates important boundaries. Knowing both sides gives you negotiating leverage and helps you avoid communities where the rules don’t match your lifestyle.
The Restrictions You’ll Encounter in Most Communities
Architectural and Exterior Modifications represent the most common friction point between homeowners and HOAs. Most associations require written approval before you change anything visible from the street, paint colors, roofing materials, fencing styles, landscaping alterations, even window replacements. The Architectural Control Committee reviews these requests, and the process typically takes two to six weeks. If you’re planning renovations immediately after closing, factor this timeline into your strategy.
Vehicle and Parking Regulations catch many buyers off guard. Most North Texas HOAs prohibit RVs, boats, and trailers from being visible on your property. Some allow temporary parking for loading and unloading, but limits typically run 24 to 72 hours. Commercial vehicles often face restrictions too. If you drive a work truck home every night, verify this won’t create compliance issues.
Pet Ownership Limitations deserve careful scrutiny if you have animals. Many HOAs implement breed restrictions targeting pit bulls, rottweilers, and similar breeds. Weight limits commonly cap at 25 to 50 pounds, and you’ll often see limits of one to three pets per household. However, and this is critical, HOAs cannot enforce breed or size restrictions on service animals or emotional support animals under federal fair housing laws.
Landscaping and Yard Maintenance Standards dictate everything from lawn height to acceptable plant types to holiday decoration timelines. Texas has provided important protections here. Under House Bill 517, HOAs must suspend enforcement of any restriction requiring green grass during residential watering restrictions, and for 60 days after those restrictions lift.
Your Non-Negotiable Rights According To Texas Law
This is where strategic buyers gain advantage. Texas law has established several ironclad limitations on HOA authority.
Solar Energy Devices receive strong protection under Texas Property Code Section 202.010, as amended by House Bill 431 in 2025. Your HOA cannot prohibit solar panels or solar roof tiles. They may impose reasonable restrictions regarding placement and color, but they cannot deny your right to install solar outright. Here’s the strategic nuance: if an alternate location increases your estimated annual energy production by 10 percent or more, verified by the National Renewable Energy Laboratory’s PVWatts tool, you have the legal right to use that alternative location.
Security Measures receive protection under Texas Property Code Section 202.023. HOAs cannot ban reasonable security measures like cameras, motion detectors, or perimeter fences, though they may impose reasonable appearance restrictions. Senate Bill 711, effective September 2025, supplements these protections while allowing HOAs to impose additional restrictions on security fencing in front yards or areas affecting safety, but only if explicitly stated in governing documents.
Rainwater Collection and Water Conservation practices are protected under Texas Property Code 202.007. Your HOA cannot prevent you from collecting rainwater, composting, implementing drip irrigation, or using drought-resistant landscaping.
Reasonable Accommodations for Disabilities must be provided under both the Federal Fair Housing Act and Texas Fair Housing Act.
The Real Cost of HOA Living: Why Townhomes and Condos Demand Extra Scrutiny
Understanding HOA fees requires looking beyond the monthly number. Smart buyers analyze total cost of ownership including potential special assessments and fee increase trajectories—and this matters exponentially more for attached housing.
The Townhome and Condo Fee Reality
Here’s what most buyers don’t realize until they’re already committed: townhome and condo HOA fees in North Texas run dramatically higher than single-family home communities, typically ranging $200 to $400 or more per month. Some luxury or high-amenity buildings exceed $500 monthly.
Why the severe increase? The HOA covers far more than common area landscaping. In attached housing communities, your monthly dues typically fund exterior building maintenance including roof repairs and replacements, exterior painting and siding work, foundation maintenance for shared structures, building insurance for common elements, elevator maintenance and eventual replacement in mid-rise buildings, shared utility costs for hallways and common areas, and parking structure upkeep.
This creates a fundamentally different financial equation. When you buy a single-family home, you control when and how to address major repairs. When you buy a townhome or condo, the HOA makes those decisions, and you pay your proportional share whether you agree with the timing or not.
I’ve seen townhome communities in the Dallas-Fort Worth area hit owners with special assessments of $5,000 to $15,000 for roof replacements or major exterior repairs. The HOA had deferred maintenance to keep monthly fees artificially low, then the bill came due all at once. This is why reserve study analysis matters even more for attached housing, inadequate reserves almost guarantee future special assessments.
Current Fee Ranges Across North Texas
For single-family homes, Dallas area HOA fees average approximately $154 per month, with ranges spanning $100 to $450. Fort Worth communities generally range $200 to $400 monthly. Growing suburbs like Frisco and Prosper see newer communities charging $150 to $300 monthly, while master-planned communities with extensive amenities can reach $300 to $500 or higher.
Critical Intelligence Gathering: Request the HOA’s reserve study before purchasing. A financially healthy HOA should maintain reserves equal to at least 10 percent of annual dues. For townhomes and condos specifically, scrutinize the reserve allocations for major building components, roof, exterior, foundation, and any mechanical systems. Inadequate reserves lead to surprise special assessments that can cost thousands.
Special Assessments: The Financial Surprise That Catches Unprepared Buyers
Special assessments are one-time fees levied when the HOA needs to fund major repairs exceeding the operating budget. Texas law provides some protections. Under Texas Property Code Section 209.0051, HOA boards must discuss and vote on special assessments during an open board meeting where all homeowners can attend. For HOAs with at least 15 lots, Section 209.0062 requires associations to allow payment plans for delinquent special assessments.
However, Texas law does not cap special assessment amounts. Your governing documents may contain specific restrictions, which is why reviewing CC&Rs before purchase isn’t optional, it’s essential.
Essential Documents That Determine Your Quality of Life
Before finalizing your purchase, request and thoroughly review these critical documents.
Declaration of Covenants, Conditions, and Restrictions (CC&Rs) functions as the HOA’s constitution outlining all rules, restrictions, and association powers. Pay particular attention to property use restrictions, architectural standards, enforcement procedures and fine schedules, and assessment increase limitations.
Financial Documents provide the most objective view of HOA health. Request the most recent annual budget, monthly financial statements for the past 12 months, reserve study, list of pending or recent special assessments, and current delinquency rates. High delinquency rates above 5 to 10 percent signal potential financial instability.
Meeting Minutes from the past 12 to 24 months reveal common disputes and resolution patterns, upcoming projects, board decision-making tendencies, and homeowner participation levels.
Resale Certificate is required by Texas law and includes vital information about fees, assessments, violations, and financial condition.
Strategic Questions That Protect Your Investment
These aren’t just conversation starters, they’re intelligence-gathering tools that reveal whether a community will support or hinder your goals.
Financial Health Questions
What are current HOA dues, and how frequently have they increased over the past five years? Rapid increases signal poor financial management or deferred maintenance catching up. Are there pending or planned special assessments? What percentage of homeowners are delinquent? Does the HOA maintain adequate reserves, aim for at least 10 percent of annual operating costs? Has the association faced legal action or large settlements?
Rules and Restrictions Questions
What approval is required for exterior modifications, and how long does architectural review typically take? Are there rental restrictions or caps, critical if you may rent later? What are pet policies? Where can you park RVs, boats, or trailers?
Enforcement Questions
How does the HOA handle violations? What is the fine schedule? Does Texas Property Code Section 209.006 apply, granting homeowners hearing rights before fines? Is enforcement consistent across all homeowners?
Your Rights as a Voting Member
Texas law provides important protections for homeowner participation. Owners cannot be denied voting rights based on financial status including unpaid dues. All votes must be in writing and signed. Members must receive 10 to 60 days’ notice before votes at members’ meetings.
According to Texas Property Code Section 209.0051, all HOA board meetings must be open to members. The board cannot vote on fines, special assessments, enforcement actions, budget approvals, or 12 other specified categories without holding an open meeting with proper notice.
Federal Protections Every Buyer Should Understand
The Fair Housing Act prohibits discrimination based on race, color, religion, sex, national origin, familial status, and disability. HOAs cannot take adverse action based on protected class membership. In Dallas, the Fair Housing Ordinance incorporates these same protections.
The Real Estate Settlement Procedures Act protects homebuyers during closing with early cost estimate disclosures and prohibition of kickbacks.
The NAR settlement effective August 2024 changed commission structures, buyers now must have signed buyer agency agreements before showings and are responsible for ensuring agent compensation.
Recognizing Red Flags Before You Commit
Financial Red Flags
Reserves below 10 percent of annual budget signal potential special assessments. High delinquency rates above 5 to 10 percent threaten community stability. Vague financial reporting suggests poor governance.
Governance Red Flags
High board turnover indicates dysfunction. Lack of transparency breeds mistrust. Failure to hold required meetings violates Texas law. Selective enforcement creates legal liability.
Operational Red Flags
Deferred maintenance reveals financial stress. Poor vendor management affects service quality. Chronic communication gaps frustrate homeowners.
HOA vs. Non-HOA: Making the Strategic Choice
HOA Community Advantages
Well-maintained common areas provide lifestyle benefits. Consistent aesthetics can protect property values. Access to pools and fitness centers adds options. Reduced maintenance responsibilities free up time.
HOA Community Disadvantages
Monthly fees add $100 to $500 or more to housing costs. Restrictive rules limit modifications. Special assessment risk threatens financial planning. Rental restrictions limit investment flexibility.
Non-HOA Alternatives
Non-HOA neighborhoods eliminate dues and maximize personal freedom. No approval processes for modifications. No rental restrictions. These are common in older North Texas areas like East Richardson, Lake Highlands, and established Fort Worth suburbs. Tradeoffs include personal responsibility for all maintenance and no guaranteed amenities.
Your Pre-Purchase Action Plan
30 to 60 Days Before Making an Offer
Request all HOA governing documents. Attend at least one board meeting. Review 12 to 24 months of meeting minutes. Obtain the reserve study. Review financial statements. Talk to current residents.
During Due Diligence
Include an HOA contingency allowing withdrawal if documents are unsatisfactory. Have an attorney review restrictive governing documents. Calculate total monthly costs including HOA fees. Verify planned assessments. Confirm architectural guidelines won’t restrict your modifications.
Before Closing
Obtain the resale certificate. Verify HOA fees are current. Confirm move-in requirements. Get board and management contact information.
Challenging Unfair Rules
If your HOA enforces unreasonable rules, Texas law provides remedies. Review state statutes to confirm violations. Request written documentation from the board. Attend meetings and present concerns during open comment periods. Document all communications. Submit formal written disputes. Consider mediation before litigation. If needed, consult HOA attorneys like Manning & Meyers in Dallas.
Unenforceable rules worth challenging include those inconsistent with governing documents, those violating state law, vague rules enforced arbitrarily, retroactive enforcement, and selective enforcement targeting specific homeowners.
The Bottom Line: Intelligence Before Investment
Here’s what separates informed buyers from those who stumble into HOA nightmares: strategic intelligence gathering. Every document you review, every meeting you attend, every question you ask builds a complete picture of what life in that community will actually look like.
This isn’t about finding communities without rules. It’s about finding communities where the rules match your lifestyle and the governance supports your goals.
Whether you’re considering a master-planned community in Frisco, an established neighborhood in Plano, or something closer to Waxahachie, the principles remain the same. Gather intelligence. Ask strategic questions. Review documents thoroughly. Attend meetings. Talk to residents. Then make an informed decision based on complete information rather than assumptions.
That’s how you turn a house purchase into a lifestyle investment that actually delivers.
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Bobby Franklin – REALTOR®
Legacy Realty Group – Leslie Majors Team
Serving Ellis County & DFW
This article provides general information about HOA restrictions and neighborhood regulations in Texas and does not constitute legal advice. For specific legal guidance regarding HOA disputes, consult a qualified Texas real estate attorney. For mortgage pre-approval and financing questions, contact Denise Donoghue at The Mortgage Nerd or Andrew Bryan at Miramar Mortgage Broker. Information current as of November 2025.
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