Sorting out HOA dues versus private club costs at Mediterra can feel confusing at first glance. You want a clear view of what you are paying for, which fees are optional, and how to compare communities confidently. In this guide, you will learn how Mediterra is typically organized, what common fees cover, which documents to request, and the key questions that protect you from surprises. Let’s dive in.
How Mediterra is organized
Mediterra is a gated, golf-oriented community with a residential association structure and a separate private club. In most luxury golf communities, a master HOA oversees community-wide items like gates, main roads, common-area landscaping, lighting, and architectural review. Many neighborhoods also have a sub or village association that handles local landscaping or exterior upkeep specific to that product type.
The private club is generally a distinct entity from the HOA. Club membership, if you choose to join, is a separate contract with its own initiation fee, monthly dues, categories of membership, and rules. Whether any village requires membership can vary by neighborhood and over time, so you should confirm current policies directly with the master association, the relevant sub-association, and the club.
Florida statutes outline how associations operate and disclose information. Chapter 720 covers most HOAs, and Chapter 718 applies to condominiums. These rules inform budgets, reserves, and resale documents you will review during due diligence.
HOA fees at a glance
Regular HOA assessments are collected monthly, quarterly, or annually. They typically fund gate and security operations, common-area landscaping, community insurance for shared elements, management contracts, and basic amenity upkeep. Amounts and inclusions vary by neighborhood and housing type.
A portion of your dues usually goes to reserves. Reserves are savings for long-lived assets like repaving, gate equipment, or roof replacement for association-owned buildings. Strong reserves lower the chance of special assessments.
Special assessments can occur when unexpected repairs arise or when reserves are not sufficient. You should review recent minutes and budgets to understand history and any planned projects. Transfer fees and capital contributions, if applicable, are typically due at closing and should be confirmed in writing before you sign.
Club fees and membership
Club fees are separate from HOA dues. Most private clubs charge a one-time initiation fee and ongoing monthly dues. These funds cover golf course maintenance, pro shop and staff, dining operations, fitness and spa staffing, and programming.
Clubs usually offer several membership categories. A full golf membership typically includes golf and practice facilities plus access to most amenities. Social memberships generally include dining, events, fitness, and racket sports, but golf access may be limited or pay-per-play. You may also see junior, trial, or seasonal categories with tailored privileges.
Plan for potential food and beverage minimums, cart or caddie fees, locker fees, guest fees, and occasional capital assessments for renovations or course work. If you are evaluating the initiation fee as an investment, ask whether the membership is refundable or can be resold, and how the resale list is managed.
What HOA dues usually exclude
It is common for HOA dues to exclude private club costs, personal utilities, interior maintenance, and homeowner insurance. For fee-simple lots, some exterior items may remain the owner’s responsibility depending on the covenants. Guest-related club fees are typically separate as well.
Documents to request before you buy
Request these items early, ideally at the offer stage or during due diligence:
- Governing documents: Declaration or CC&Rs, Bylaws, Articles, and Rules.
- Current-year HOA budget and the latest audited or reviewed financials.
- Reserve study and the association’s reserve funding policy.
- Meeting minutes for the last 12 months and any litigation disclosures.
- An assessment schedule showing current dues, timing, and planned increases.
- History of special assessments and any planned capital projects.
- Rental and use restrictions that could affect your plans.
- Association insurance summary outlining what the HOA insures and what you must insure.
- A resale certificate or demand letter at contract for exact closing amounts.
- For condos, the required condominium resale disclosures.
- If you plan to join the club: the membership agreement, dues and fee schedule, initiation fee policy, refund or resale terms, guest and tee-time policies, and any capital project plans.
Red flags and smart questions
Watch for low reserve balances relative to the reserve study. This can increase the risk of special assessments. Frequent assessments without a long-term plan, large legal fees, or frequent board turnover can signal governance issues.
Ask these questions directly to the HOA manager, treasurer, or club membership office and verify answers in writing:
- What is the current regular assessment and collection frequency? When were the last and next increases?
- Can you share the last three years of financial statements and the latest reserve study?
- Are there planned special assessments or major capital projects in the next 1 to 5 years?
- Is club membership required in any village, or is it optional? If required, which category and at what current initiation and dues?
- Are there rental restrictions, minimum lease terms, or caps that affect owners?
- Are there any pending or threatened lawsuits involving the association or the club?
For closing confidence, compare verbal answers to the governing documents and minutes. Obtain a written resale certificate or payoff demand for binding fee numbers at closing. For taxes, confirm parcel details with the county records.
How Mediterra compares locally
When you compare Mediterra to other North Naples and Bonita Springs golf communities, focus on the structure and scope of both the HOA and the club. Some clubs are equity or member-owned with transferable memberships and established initiation fees. Others are operator-owned and may offer different resale terms or promotional pricing structures.
Membership requirements also vary. Many communities keep membership optional, while a few may require certain categories in specific neighborhoods. Look closely at amenity breadth, whether certain services are included in dues, and how guest fees are handled. Pay attention to tee-time access policies and whether there are reciprocal arrangements with other clubs.
On the HOA side, some neighborhoods bundle landscaping and exterior maintenance into the dues, especially for villas or coach homes. Others keep dues lean and leave more to the homeowner. These differences can materially change your monthly carrying costs.
Simple buyer checklist
Use this quick checklist while touring and during due diligence:
At first tour
- Ask if club membership is required or optional for the home type you are considering.
- Request the current HOA dues schedule and the club membership packet.
- Ask about any planned or pending special assessments for both HOA and club.
Before you write an offer
- Review HOA governing documents, the current budget, and the reserve study.
- If interested in membership, request the initiation fee and dues schedule, plus refund or resale policies.
- Confirm rental rules and any minimum lease periods.
During due diligence
- Obtain the formal HOA resale certificate or demand letter for exact closing figures.
- Review the last 12 months of HOA minutes and the last 2 to 3 years of financials.
- Request club financial insights or a statement of planned capital projects and funding.
- Confirm all transfer fees and who pays them per the contract.
- Verify whether the initiation fee is refundable or resellable and whether a waiting list exists.
After closing
- Calendar due dates for HOA and club dues to avoid late fees.
- Budget for food and beverage minimums, cart fees, guest fees, and any seasonal assessments.
- If renting, confirm guest access policies and any required approvals.
Final thoughts
Understanding the difference between HOA obligations and private club commitments is the key to a smooth Mediterra experience. When you collect the right documents, confirm numbers in writing, and ask focused questions, you can align privileges and costs with your ideal lifestyle. A clear picture up front helps you choose the right village, the right membership, and the right home.
If you want a concierge-level walkthrough of dues, membership options, and neighborhood nuances, connect with [Unknown Company] to Explore My Properties.
FAQs
What is the difference between Mediterra HOA dues and club dues?
- HOA dues fund community governance and maintenance. Club dues fund the private club’s operations and amenities. They are separate payments to different entities.
Are Mediterra club initiation fees refundable or resellable?
- It depends on the club’s bylaws and ownership structure. Many equity clubs offer transferable memberships, but you should confirm current policies and resale mechanics directly with the club.
Can HOA or club dues increase after I purchase in Mediterra?
- Yes. Associations and clubs can adjust dues according to their governing documents and applicable Florida statutes. Review budgets, minutes, and notice requirements.
How can I reduce the risk of special assessments at Mediterra?
- Look for a recent reserve study, healthy reserve funding, a stable assessment history, and a clear plan for upcoming capital projects. Validate details in board minutes.
What documents give me binding numbers for closing in Mediterra?
- The HOA resale certificate or demand letter provides current assessments and transfer fees. The club membership agreement and payment schedule outline initiation and dues owed on activation.
