In Hot Springs Village, a Water Meter Changes What a Lot Costs

Every vacant lot inside Hot Springs Village comes with an account at the Hot Springs Village Property Owners' Association. That account goes with the parcel through closing, and its charges climb sharply once a water meter goes in. For most lot purchases, it affects the buyer's long-term cost more than the asking price does.

The 2026 numbers show why. Under the POA's 2026 Fee Schedule, an unimproved lot is assessed $51.58 a month, or $618.96 a year. An improved property is assessed $115.79 a month, or $1,389.48 a year. The rate depends on which column a property sits in, and the POA's own reporting defines what puts it there.

The meter decides which column you're in

The POA's mid-2026 collections report, covered by the Hot Springs Village Voice on Aug. 11, 2026, defines an improved lot as "a lot with a water meter." That means the assessment follows a utility connection, not a finished house or a certificate of occupancy. Here is how the 2026 schedule treats the two kinds of lots:

At 2026 rates, the improved assessment is about 2.2 times the unimproved one, a difference of $770.52 a year. The improved buy-in fee is nearly seven times the unimproved fee. Assessments rise year to year. For 2026, the general manager proposed a 2.3% increase in October 2025, the Voice reported, and the schedule above was the result.

The buy-in fee is set by the POA's policy guide. As a general rule, it applies to a buyer taking title in the Village for the first time, and to a former owner who sold out more than a year before buying again. The policy also lists exemptions, including certain inheritances and trust transfers. The fee is "payable upon closing or, if not feasible, when the Buyer registers themselves as the owner of the property" with the POA. The deeded owner change fee is $150, and an assignment is $50. The policy makes land transfer fees "immediately due and owing by the Grantee," and they become past due 31 days after the transfer.

Building moves the lot to the higher rate and adds fees of its own

If the plan is to build, the move from one column to the other comes with connection and permit charges. The 2026 schedule lists:

• New Home Roadway Fee: $2,000
• New Home Water and Sewer Force Main Service: $2,800
• Electrical Connection Fee: $750
• Residential construction inspections, covering all required inspections: $550
• Residential plan review: $125
• Residential permit for homes over 1,000 square feet: $0.50 per square foot, capped at 10,000 square feet per building

Take a 2,000-square-foot house as an example. The per-square-foot permit comes to $1,000, and the POA-side line items above total roughly $7,225 before a contractor breaks ground. That figure covers only fees the POA publishes. Construction, design and financing costs come on top. Once the water meter is in, the lot is charged at the improved rate, and the yearly assessment is about $770 higher at 2026 rates.

None of these costs show up in a lot's asking price. Every lot carries the same fee schedule, so comparing two lots by sticker alone misses what actually sets them apart. Account history, utility access and buildability decide how and when those fees come due.

Over 6,700 unimproved lots past due, compared with 139 improved lots

The POA's collections numbers show which column carries the delinquency. Through June 30, 2026, 6,739 unimproved lots not owned by the POA were 31 to 60 days past due on assessments. Only 139 improved lots were delinquent. The Voice noted that the 31-to-60-day numbers "have fallen steadily in recent months."

These figures are a mid-2026 snapshot of one aging bucket. They count past-due accounts in each category, not delinquency rates, and they don't cover every lot in the Village. Even so, nearly all of the past-due accounts in that snapshot are unimproved lots. For a buyer, that means the account check matters most on exactly the kind of parcel being bought.

The same report points the other way for building activity. New home permits reached 82 in the first half of 2026, compared with 61 at that point in 2025 and 62 in 2024. Year-to-date buy-in fee revenue was $517,309.63, compared with $482,510.30 a year earlier and $292,500 in the first half of 2024. So the Village is gaining new owners and new houses while thousands of vacant lots sit behind on their dues. The lot market has real buyers, and it also has a large supply of parcels whose accounts need checking before anyone signs.

The balance follows the parcel

Under the POA's policy guide, collection on a delinquent account can include late penalties, interest, suspension of owner privileges, and acceleration of the annual assessment. It can also include a notice of lien recorded with the county, referral to a collection agency, reporting to credit agencies, and foreclosure. The 2026 schedule lists a $15 late fee and a $100 lien administrative fee.

The POA does write off very old balances, but only for its own accounting. Balances more than three years past due are treated as uncollectable. The policy states that such write-offs are:

"for the purpose of HSVPOA internal accounting only and is not intended to dismiss the obligation of the delinquent part of any past or future amounts due."

In other words, a lot that has gone quiet on the POA's books may still owe money. Two other rules affect a new owner directly. The POA will not sell any POA-owned lot to an owner or company that is not in good standing. And no membership cards or ownership privileges are issued until all land fees are paid in full. A buyer who closes without confirming the account can end up owning a parcel without gate cards or amenity access until the fees are settled.

What came before the board this fall

Several of these mechanics are being worked on right now. At the board's Sept. 9, 2026 meeting, the Voice reported that collections supervisor Suzy Griffis asked to add water service disconnection "for eligible improved properties as an additional collection remedy for delinquent property dues and assessments." At the same meeting, Contracts and Development supervisor Ginger George presented a framework for working with builders who extend infrastructure into undeveloped parts of the Village. "The objective is to coordinate with contractors who are prepared to build multiple homes in areas where additional infrastructure is needed," George said, according to the Voice. Under the framework, the developer would share costs and make the required payments before work begins, and the POA's obligations would be limited to the defined area. The Voice cited Estrella Way, where seven homes were under construction, as a case in point. The agreement there is expected to serve as a template.

That framework matters to lot buyers. In parts of the Village, the obstacle to building is not the assessment but the roads, water and sewer lines that do not yet reach the lot. Under the proposal, the cost of extending them would be shared with the developer rather than carried by the POA alone.

Controller Phillis Shaddix also presented a proposed 2027 fee schedule at the Sept. 9 meeting. It covers assessments, amenities and other fees and will be incorporated into the 2027 operating budget. As of Oct. 12, 2026, no proposed 2027 amounts have been published, and no vote results on the 2027 schedule, the disconnection remedy or the developer framework have been reported. The next board discussion meeting is set for Oct. 14. Last year, the 2026 fees and budget went to the board for approval in November. Any lot contract written this fall that runs into 2027 will be priced against assessments that have not been set yet.

Questions to settle before you write the offer

1. What is the lot's current account status with HSVPOA? That includes past-due assessments, late fees, accelerated balances, and any lien notice recorded with Garland or Saline County.
2. Does the lot have a water meter? The answer tells you which assessment column applies on closing day.
3. Does the lot have road, water and sewer access now? If not, is the area covered by an infrastructure agreement like the one at Estrella Way?
4. Who pays the buy-in fee and the $150 deeded owner change fee at closing? Write the answer into the contract.
5. When does the board approve the 2027 assessment? Know how a January rate change affects your holding cost.

Quick answers

Does a buyer pay the buy-in fee again after building on a lot? The policy charges the buy-in to a new property owner when title is acquired, subject to its listed exemptions. The 2026 schedule lists $300 for an unimproved lot and $2,000 for an improved one. The board sets the amount each year.

If an old balance was written off, is it gone? Under the POA's policy, no. A write-off is for internal accounting only and does not dismiss the obligation.

Are 2027 assessments known yet? Not as of Oct. 12, 2026. The proposed 2027 schedule was presented Sept. 9, and no amounts or approval have been reported.

If you're weighing a Village lot and want the account status, the meter question and the 2027 timing sorted out before you make an offer, Trademark Real Estate, Inc can help you work through each item with the POA. Let's Connect.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.