Master HOA vs Sub‑HOA: How Heron Bay Works

Trying to figure out why some homes in Heron Bay show two different HOA dues? You are not alone. In large, master‑planned communities in 33076, it is common to have a master association plus a neighborhood sub‑association, and the details matter for your budget and daily life. In this guide, you will learn how the layers typically work, what to ask before you buy, and where to find Heron Bay‑specific answers. Let’s dive in.

Master HOA vs sub‑HOA basics

A master homeowners association manages the big, shared pieces of the community. Think community‑wide amenities, entry gates, main roads if private, perimeter landscaping, and overall security. The master HOA collects an assessment that every owner in the community pays.

A sub‑association focuses on a specific neighborhood or product type within the master plan. It enforces local rules and may handle services like lawn care for certain homes, neighborhood entry features, or exterior building maintenance for condos or townhomes. Sub‑HOAs usually have smaller, more frequent budgets and dues.

Developers set up both layers to divide responsibility. The master covers shared infrastructure and amenities. Sub‑associations handle services and standards that fit the home type or section, so owners pay for what they actually use.

What your dues may cover in 33076

Your total carrying cost often includes more than one fee. Typical HOA expenses fund:

• Operating needs like landscaping, pool and clubhouse upkeep, community insurance on common areas, security, and management.
• Reserves for long‑term replacements, such as resurfacing roads or major amenity repairs. Strong reserves lower the risk of special assessments.
• Utilities tied to common areas, including irrigation and neighborhood lighting in some sections.

At the sub‑HOA level, dues can also cover lawn service, exterior maintenance for attached homes, neighborhood amenities, and local architectural reviews. Always verify exactly what is included for the specific home and section you are evaluating.

The fee stack to budget for

To compare apples to apples across Heron Bay sections, look at the full stack of recurring and one‑time costs:

• County and municipal taxes: Your Broward County tax bill may also include non‑ad valorem assessments, such as a Community Development District (CDD) if applicable. Confirm whether the property is inside any CDD.
• Master HOA assessment: Supports community‑level amenities and operations.
• Sub‑HOA assessment: Covers neighborhood‑level services. Attached products often have higher sub‑HOA dues if building insurance and exterior maintenance are included.
• Optional or program fees: Some amenities or programs may require separate memberships or guest fees.
• One‑time transfer costs: Estoppel or resale certificate fees, move‑in deposits, key fobs or gate remotes, and any capital contributions if applicable.

Use annualized figures for each item so you can compare total costs between homes and neighborhoods.

Approvals, rules, and everyday life

Most master‑planned communities use architectural approvals to keep a consistent look. You may need two layers of review:

• Sub‑HOA Architectural Review Board: Paint colors, fencing, driveways, and landscaping that affect the immediate neighborhood.
• Master Architectural or Design Review: Community‑wide guidelines visible from common areas, such as roof colors or major exterior changes.

Expect to submit a simple application and plans, follow a stated timeline, and pay a small review fee if required. Noncompliance can lead to fines or required removal.

Amenity access, passes, and guest policies are typically managed by the master HOA. Some neighborhoods may also maintain smaller local amenities. Ask about pass issuance, guest limits, any fees, and reservation rules for larger events.

Rules that often matter for families include rental restrictions, pet rules, parking limits, and supervision requirements for amenities. If you plan to rent in the future or add a pool, outdoor kitchen, or playset, confirm the restrictions and approval timelines before you commit.

How this plays out in Heron Bay

If you are comparing two sections, start with total monthly cost: master dues plus the sub‑HOA dues, along with any lawn, exterior, or utility items not included. Then look at amenity access and proximity to the features you will use most.

Planning to build a pool or update the exterior? You may need approvals from both the sub‑HOA and the master committee. Ask about recent decisions and typical turnaround times.

Prefer lower maintenance? Some sections include lawn care in the sub‑HOA dues, while others expect owners to handle it. Verify what the neighborhood covers versus what you will handle yourself.

Documents to request early

Before you fall in love with a home, gather the paperwork that shows how the associations work and what they cost. For the specific property and section, request:

• Recorded declarations of covenants for the master and the sub‑association.
• Articles of incorporation and bylaws for both associations.
• Current rules and regulations or the community handbook.
• Current budgets, recent financials, and the most recent reserve study for both master and sub.
• Board meeting minutes for the last 12 to 24 months.
• The estoppel or resale certificate showing exact dues, outstanding balances, transfer fees, special assessments, and any disclosed litigation.
• Insurance summaries for common areas and any building coverage for attached products.
• Architectural guidelines and the ARB application packet with timelines.
• Written amenity membership and guest policies.

These documents will answer most cost and policy questions and help you avoid surprises during escrow.

Where to find answers in Broward

• Seller and your Realtor: The seller typically provides the estoppel or resale certificate and basic HOA documents.
• HOA management company: The community manager for the master and the sub‑association can supply budgets, minutes, rules, and approval forms.
• Broward County records and property appraiser: Confirm recorded covenants, plats, and whether any CDD adds a line to the tax bill.
• Community website: Many master communities post governing documents and forms.
• Title company or closing attorney: They verify liens and recorded assessments and help interpret the estoppel.
• Real estate attorney: Consider counsel for complex questions about cross‑easements, litigation, or responsibility allocations.

Red flags to watch before you sign

• Large or frequent special assessments without a clear long‑term plan.
• Reserves that are underfunded relative to the reserve study.
• Significant litigation disclosed in minutes or financial notes.
• Unclear responsibility for services like exterior maintenance or irrigation repairs.
• Long estoppel turnaround times that could delay closing.

If you spot any of these, ask follow‑up questions and factor the risk into your decision.

Quick buyer checklist

Before you write an offer

• Ask the seller or agent for the estoppel or resale certificate and HOA contacts.
• Request master and sub‑HOA budgets, reserve studies, and the last 12 months of minutes.
• Check the Broward County tax bill to confirm whether a CDD applies.

After you are under contract

• Order the estoppel early and verify outstanding balances and transfer fees.
• Ask management about pending capital projects and any special assessments being considered.
• Confirm ARB rules and timelines for planned improvements.
• Ask about amenity passes, guest rules, and any optional membership costs.
• Have the title company or closing attorney confirm recorded liens or assessments.

Work with a local advocate

Buying in a layered HOA community can be straightforward when you know what to ask and where to look. If you want help comparing sections, reading budgets, or coordinating documents, reach out to a local advisor who works Heron Bay and North Broward every day. Connect with Portia Voss for clear guidance and next‑step support tailored to your move.

FAQs

What is the difference between a master HOA and a sub‑HOA in Heron Bay?

• The master HOA manages community‑wide items like major amenities, gates, and perimeter landscaping, while the sub‑HOA focuses on neighborhood‑level services and rules for a specific section.

How do HOA dues typically work for Heron Bay homes in 33076?

• Most owners pay a master assessment plus a sub‑HOA assessment, and may also see optional program fees and one‑time transfer costs at closing.

Do I need approval from both associations for exterior changes in Heron Bay?

• Often yes; neighborhood changes go to the sub‑HOA, and community‑visible changes may require master approval, so plan for two reviews.

How can I confirm if a Heron Bay property has a CDD assessment in Broward?

• Review the Broward County tax bill for non‑ad valorem assessments and verify with county records or the property appraiser.

What documents should I review to avoid special assessment surprises?

• Request current budgets, the latest reserve study, recent meeting minutes, and the estoppel to see any approved or pending assessments.

How are amenities and guest passes usually handled in master‑planned communities?

• The master HOA typically controls major amenities and issues resident passes, with written policies for guests, any fees, and reservations for larger events.