Thinking about a home in Highlands Ranch and wondering what the HOA really includes? You are not alone. Buyers love the pools, trails, and community vibe, but want clarity on fees and what they actually cover. In this guide, you will learn how the Highlands Ranch Community Association (HRCA) works, which amenities you can expect, how fees are structured, and what to check before you buy. Let’s dive in.
What HRCA Is and How It Works
HRCA is the master community association serving much of Highlands Ranch in Douglas County. It is a nonprofit organization governed by a board of directors and by recorded documents you will see in a transaction, such as CC&Rs, bylaws, and association rules. Those documents outline rights, responsibilities, and access to community amenities.
Many properties in Highlands Ranch also sit inside a neighborhood sub‑association or a local metro district. That means your home can fall under more than one set of rules and fees. You want to confirm three things early in your search:
- Is the property subject to HRCA membership or assessments?
- Is there a neighborhood HOA with its own dues and rules?
- Is the property inside a metro district that levies additional taxes or fees?
Colorado’s community association laws are set by the Colorado Common Interest Ownership Act (C.R.S. §38‑33.3‑101 et seq.). It outlines disclosure requirements, resale certificates, budgets, meetings, and enforcement procedures. During a sale, you will receive a resale certificate and governing documents so you can review fees, rules, and upcoming projects before you close.
Amenities and Lifestyle Perks
Highlands Ranch is widely known for its community amenities and programming. HRCA typically operates or coordinates a mix that supports year‑round activity and social connection.
Recreation centers and fitness
You can expect well‑equipped community centers with cardio and weight rooms, group fitness studios, locker rooms, and multipurpose spaces. Many buyers value easy access to workout options close to home.
Aquatics and pools
There are indoor pools that support year‑round swim programs and outdoor pools for summer fun. Families often use a mix of lap lanes, swim lessons, and open swim times, with program schedules set seasonally.
Trails and open space
Highlands Ranch features a network of community trails that connects neighborhoods to parks and natural areas. You will find both paved and natural surfaces for walking, running, and biking. Trail upkeep can be shared among HRCA, county open‑space programs, and metro districts, depending on the location.
Parks, fields, and courts
Neighborhood parks and playgrounds offer casual green space for everyday use. Athletic fields, tennis and pickleball courts, and multi‑use spaces support youth and adult sports leagues.
Programs and classes
You will see robust youth and adult options, including sports leagues, camps, enrichment classes, fitness classes, and sometimes preschool or child‑care programs. These activities usually have separate sign‑up fees.
Community events and rentals
From seasonal celebrations to community gatherings, HRCA programs a calendar of events. Facilities can also be available for private rentals, with rules and booking processes published by the association.
Access, guest passes, and seasonality
Expect access controls for residents and members, with guest passes and day‑use options available. Many outdoor amenities are seasonal, while indoor fitness and aquatics run year‑round with holiday closures. If you plan your routine around pools or leagues, check schedules and program details directly with HRCA.
Understanding Fees in Highlands Ranch
Fees in Highlands Ranch come in layers. Knowing how they stack helps you budget accurately and avoid surprises.
Recurring fee types
- HRCA master association assessments: Recurring assessments for community‑wide services and amenities. Billing cadence can vary.
- Neighborhood HOA dues: Additional assessments in sub‑associations for neighborhood‑specific services such as private landscaping, snow removal on private roads, or a neighborhood pool.
- Metro district taxes and fees: Property taxes or assessments that fund infrastructure, open space, stormwater, and debt service for improvements.
Program and user fees
Classes, camps, lessons, guest passes, and facility rentals typically carry per‑use fees. These are separate from your recurring assessments.
One‑time transaction fees
You may see transfer, document, or resale certificate fees during a home sale. Associations sometimes levy special assessments for large repairs or capital projects if reserves are not sufficient.
What assessments usually cover
- Operation and maintenance of recreation centers and fitness facilities
- Pool staffing, chemicals, and mechanical systems
- Groundskeeping and landscape care for common areas
- Trail maintenance and safety repairs on association‑owned trails
- Community programming and events
- Insurance for common areas and directors/officers coverage
- Administrative costs, professional services, and management
- Reserve fund contributions for capital replacements like pool equipment or playgrounds
What assessments do not cover
- Your individual utilities such as water, gas, or electricity unless the dwelling type specifies otherwise
- Interior maintenance and repairs for single‑family homes
- Landscaping or hardscaping inside your lot unless the CC&Rs assign that duty to the association
- Your mortgage, property taxes, or private homeowners insurance
How to find current amounts
Assessment amounts, billing schedules, and any recent special assessments appear in association budgets and the resale certificate. Colorado law requires specific disclosures at resale, and associations may charge a document or resale‑certificate fee. For the latest program fees and schedules, always confirm directly with HRCA.
Buyer Checklist for a Highlands Ranch Home
Taking a systematic approach helps you understand both the lifestyle value and the total cost of ownership.
Verify the layers for your specific address
- Confirm whether the property is in HRCA and what that membership includes
- Check for a neighborhood HOA and its services
- Identify the metro district and any taxes or fees associated with it
Request these documents early
- Resale certificate or estoppel letter
- Current budget and recent financials
- Reserve study and reserve fund balance
- Governing documents: CC&Rs, bylaws, rules and regulations, architectural guidelines
- Recent board meeting minutes, ideally the last 6 to 12 months
- Amenities list and amenity rules, including hours and guest policies
- Insurance summary for common areas
Watch for red flags
- Low reserve balances or no recent reserve study
- Planned major capital projects that could require special assessments
- High owner delinquency rates
- Pending litigation affecting the association
- Use restrictions that do not match your plans, such as rules for pets, rentals, or exterior modifications
Common questions answered
- Are HRCA fees mandatory? It depends on the property. Many homes are in HRCA, while others are only in a neighborhood HOA or metro district. Verify with recorded CC&Rs and the resale certificate.
- Will HOA fees be included in my mortgage payment? Lender practices vary. Many buyers escrow HOA dues along with taxes and insurance. Confirm with your lender.
- Do assessments include access to all HRCA amenities? Generally, yes for association‑covered amenities, though many classes and specialty programs have separate fees. Clarify what “access” means for your home.
- Are short‑term rentals allowed? Rental rules are set by CC&Rs and local regulations. Review the association’s rental policies and county rules before you buy.
- Who enforces rules and fines? The association board enforces CC&Rs and rules. Colorado law provides notice and hearing requirements for enforcement actions.
How We Help You Navigate HRCA
You want confidence that the neighborhood lifestyle and the fee structure match your plans. Our team reviews the layers of HRCA, neighborhood HOA, and metro district items for every Highlands Ranch listing you consider. We help you request and interpret resale certificates, budgets, and reserve studies, and we flag items that could affect your budget or daily life.
If you are relocating or moving up, we will also align amenities with your routine, from pool schedules and league options to trail access and seasonal programs. The goal is a smooth, informed decision with no surprises at closing.
Ready to explore Highlands Ranch with a trusted local guide? Connect with North Star Living Colorado to start your search and get clear, step‑by‑step support.
FAQs
Are HRCA fees required for every Highlands Ranch home?
- No. Many homes are in HRCA, but some are only in a neighborhood HOA or a metro district; confirm by reviewing recorded CC&Rs and the resale certificate for the address.
What do HRCA assessments typically cover for homeowners?
- They usually fund community operations such as recreation centers, pools, common‑area landscaping, trails, programming, insurance for common areas, administration, and reserve contributions.
How do metro district taxes differ from HOA or HRCA dues?
- Metro districts levy property taxes or assessments for public infrastructure, open space, or debt service, while HOA or HRCA dues fund private association amenities and operations.
Where can I see the current HRCA fee amount and billing schedule?
- The most reliable sources are the association’s posted budget and the resale certificate provided during a home sale, which list current assessments and any special assessments.
Do HRCA dues include classes, camps, and swim lessons?
- Not usually; many programs have separate user fees even if you have access to association facilities, so review program pricing directly with HRCA.
Who handles rule enforcement and fines in Highlands Ranch associations?
- The association board enforces CC&Rs and rules in line with Colorado law, which requires notice and a hearing process before fines or suspensions are imposed.
