HOA Fees In Lake In The Hills: What To Expect Before You Buy

Are HOA fees in Lake in the Hills going to make or break your budget? If you are eyeing a townhome, condo, or a single-family home in a managed subdivision, you want clear answers before you write an offer. You deserve to know what dues typically cost, what they include, and how they affect your loan approval and monthly payment. This guide breaks it down and gives you a smart checklist to review before you buy. Let’s dive in.

Typical HOA fees in Lake in the Hills

HOA dues vary by community, amenities, and what services are included. There is no single public database with exact amounts, so the most accurate number comes from the seller’s resale package or estoppel during your purchase.

Townhomes and attached units

• Common range is $150 to $500+ per month.
• Many mid-range communities fall around $200 to $350.
• Expect higher dues where exterior maintenance, snow removal, landscaping, and amenities like a pool or clubhouse are included.

Condominiums

• Common range is $250 to $600+ per month.
• Fees depend on building age, insurance coverage, shared utilities, and amenities.
• If water, sewer, or cable are included, dues often land at the higher end.

Single-family subdivisions

• Common range is $25 to $200 per month, or a low annual fee in some areas.
• Lower fees typically cover common area landscaping and signage.
• Private roads, gates, or large amenities tend to push dues higher.

What HOA dues usually cover

Each association is different, but dues commonly include some mix of the following:

• Exterior and common area maintenance, lawn care, irrigation, and snow removal
• Amenities, such as pools, clubhouses, fitness rooms, or courts
• Building exterior upkeep for condos and many townhomes, like roofs and siding
• Master insurance for the building exterior and common areas, not your interior
• Utilities in some communities, such as water, sewer, or trash
• Management, accounting, legal, and administrative costs
• Reserve fund contributions for long-term capital projects

Fees are not fixed forever. Boards can adjust dues and levy special assessments to cover major repairs or unexpected costs. Older communities with low reserves have higher risk for assessments.

Why fees matter for your loan

Lenders count your HOA dues when they calculate your debt-to-income ratio. Your total monthly housing cost includes principal and interest, property taxes, insurance, and HOA dues. Higher dues reduce the amount of mortgage payment you can qualify for at a given income.

If you are buying a condo, some loan programs also review the project’s eligibility. Factors can include owner occupancy percentages, reserve funding, insurance coverage, and any pending litigation. If a condo project is not approved for certain programs, your loan options may be limited or require extra review. Attached townhomes that are not condos are often treated differently at the project level, but lenders still include the dues in your qualifying numbers.

Lenders usually verify dues with the resale package or estoppel. Some may require proof that dues are current before closing.

What to review before you buy

You can avoid surprises by getting the right documents early. In Illinois, condos and common-interest communities operate under state laws that set rules for governance and disclosures. Ask for the seller’s resale package promptly and review it carefully.

Must-have documents

• Resale package or estoppel certificate, showing current dues, payment status, and any pending assessments
• Current budget and most recent financial statements
• Reserve study or evidence of a reserve funding plan and the current reserve balance
• Governing documents, including the declaration, bylaws, and rules
• Minutes from recent board meetings, ideally 12 to 24 months
• Master insurance policy declarations, with coverage limits and exclusions
• Any disclosures about pending litigation
• List of recent special assessments and reasons
• Management contract, if applicable, and the owners’ delinquency rate
• Rental policy and any occupancy restrictions if that matters for your plans

Red flags to watch

• Low or near-zero reserves paired with big upcoming repairs
• High delinquency rates, often a sign of financial stress
• Ongoing or recent litigation involving the association
• Large projects without a clear funding plan
• Frequent dues increases well above typical inflation
• Rules or restrictions that do not fit your intended use, such as pets or parking

Verify the numbers lenders use

• Confirm the exact monthly dues in the estoppel or resale certificate.
• Ask if any utilities are included in the dues, since that changes your budget.
• If a dues increase is pending, get documentation on timing and amount.

Budgeting example for local buyers

A simple way to estimate your total monthly cost is to use this formula:

• Total monthly cost = Mortgage principal and interest + Monthly property tax + Homeowner’s insurance + HOA dues + Utilities and a maintenance reserve

Here is an illustrative example:

• Mortgage principal and interest: $1,400
• Property taxes: $400
• Homeowner’s insurance: $75
• HOA dues: $300
• Utilities and maintenance reserve: $150
• Estimated total: $2,325 per month

Change the HOA dues by plus or minus $150 and your total shifts by the same amount. That can make a meaningful difference in your approval and comfort level.

HOA vs non-HOA neighborhoods

There is no one right answer. It comes down to lifestyle and budget.

• Benefits of HOAs: predictable exterior maintenance, snow removal, and possible amenities that many owners value. Architectural standards can help maintain a consistent neighborhood look.
• Tradeoffs: ongoing dues, rules that limit certain uses, and the possibility of special assessments.
• Non-HOA areas: lower recurring fees and more autonomy, but you are fully responsible for exterior care and saving for big-ticket items like roofs and driveways.

Compare neighborhoods by total ownership cost, not just the sale price. The right fit balances your routine expenses with the maintenance responsibilities you prefer.

Smart steps to take next

• Ask for the resale package early and review the budget, reserves, and minutes.
• Confirm what the master insurance policy covers versus your own policy.
• Get a lender estimate that includes the HOA dues and how they verified them.
• If you are buying a condo, ask your lender about project eligibility for your loan type.
• Build a small contingency for potential special assessments, especially in older communities.

Buying in Lake in the Hills should feel confident, not confusing. If you want a second set of eyes on the HOA documents or need help comparing total monthly costs across neighborhoods, our local team is ready to help. Reach out to the bilingual professionals at Zamudio Realty Group to get clear answers and a smooth path to closing.

FAQs

What are typical HOA fees in Lake in the Hills?

• Townhomes often range from $150 to $500+ per month, condos from $250 to $600+ per month, and single-family HOAs from $25 to $200 per month depending on services.

How do HOA fees affect mortgage approval?

• Lenders include monthly HOA dues in your debt-to-income ratio, which reduces the mortgage amount you can qualify for at a given income.

What do HOA dues usually include in townhome communities?

• Common items include exterior maintenance, snow removal, landscaping, master insurance for exteriors, and sometimes water, sewer, trash, or amenities.

What documents should I request before buying into an HOA?

• Ask for the resale package or estoppel, budget and financials, reserve study, board minutes, insurance declarations, litigation disclosures, rules, and any special assessment history.

Can HOA fees increase after I buy?

• Yes, boards can raise dues and levy special assessments for major repairs or unexpected costs, so review reserves, minutes, and planned projects carefully.