Weighing a townhome at St. Andrews in Hastings-on-Hudson and wondering what the HOA fees really cover? You want a clear picture of how the pool, clubhouse, fitness center, and tennis courts play into your monthly costs and long-term value. In this guide, you’ll learn what dues typically include, how amenities affect price and ownership costs, which documents to request, and the on-site checks that protect your investment. Let’s dive in.
What St. Andrews HOA dues cover
At St. Andrews and similar Westchester townhome communities, HOA dues fund the operations, maintenance, insurance, and reserves that keep amenities and common areas running. The specifics come from the community budget and governing documents, but you can expect coverage across several buckets.
Grounds and snow services
St. Andrews’ dues typically fund common-area landscaping, tree care, irrigation, mulching, and exterior lighting. They also cover pathway repairs and seasonal plantings to keep shared spaces looking tidy. In winter, a significant line item goes to snow plowing, sanding, and sidewalk clearing, which is essential in Westchester.
Pool operations
A community pool brings consistent operating costs. Dues usually cover seasonal opening and closing, chemicals and filtration, cleaning, and fencing upkeep. If lifeguards or attendants are required, expect staffing and additional insurance to appear in the budget.
Clubhouse and fitness
Clubhouse operations often include utilities, cleaning, supplies, and booking administration for events. Furniture and interior upkeep fall into this category. Fitness centers require regular equipment maintenance or replacement, cleaning, ventilation, and service contracts for cardio and weight machines.
Tennis courts
Day-to-day tennis court costs are relatively light, but resurfacing cycles are meaningful capital expenses every few years. Dues generally cover nets, fencing repairs, court line work, and lighting if offered.
Insurance, management, and reserves
Your dues support the master property and liability insurance for common elements, along with directors and officers coverage. Professional management, legal and accounting services, and contributions to the reserve fund are standard. Reserves help fund larger projects like pool equipment replacement, clubhouse HVAC, roofing, and paving.
Utilities and shared services
Common-area water and sewer, trash and recycling for shared bins, and any bulk cable or internet contracts are typically paid through dues if the association provides them. Check the budget and resale certificate to confirm exactly what is included.
How amenities affect price and monthly costs
Amenities can add lifestyle value and support resale strength, but they also increase operating complexity. Budget for both effects when you evaluate a St. Andrews purchase.
Your full carrying cost
Add up every component, not just principal and interest:
- Mortgage principal and interest
- Property taxes
- Homeowners insurance at the unit level
- HOA dues and any special assessments
- Utilities you pay independently versus HOA-covered services
- Maintenance allowances for owner-responsible items
Amenity impact on value
Pools, clubhouses, fitness, and tennis often improve marketability and can support higher sale prices for buyers who value them. That said, higher purchase price does not offset the ongoing cost of dues. Poorly maintained amenities or large unexpected projects can dampen values and lead to special assessments.
Financing and insurance considerations
Lenders and appraisers review association health, including reserves, litigation, and assessment history. Low reserves or frequent assessments can complicate underwriting. If you need government-backed financing, confirm project eligibility early. Pools and fitness amenities also raise liability exposure, which can increase the master insurance premium that owners indirectly pay through dues. Clarify whether the master policy covers only exteriors and common areas or provides broader interior coverage.
Reserves and special assessments
Associations with pools, clubhouses, and courts need realistic reserve funding. When reserves lag behind the replacement timeline for major components, owners may face special assessments. Ask how reserves track against the latest reserve study and whether large projects are planned.
Documents to request before you commit
Obtain and review the full resale packet early. A thorough review gives you the clearest view of dues, rules, and upcoming projects.
- Current budget and most recent year’s budget vs. actuals
- Reserve study or reserve fund balance details
- Financial statements for the last two to three years
- Board meeting minutes from the last 12 to 24 months
- Declaration, bylaws, CC&Rs, and rules and regulations
- Insurance certificate with coverages, deductibles, and limits
- Rental and owner-occupancy mix, plus any delinquent accounts
- Litigation disclosures and related correspondence
- Vendor contracts for pool, landscaping, snow removal, and fitness servicing
- Planned or recent capital projects, bids, and any scheduled assessments
- Resale certificate or estoppel letter itemizing dues and outstanding amounts
What to evaluate in those documents
- Budget: How much funds operations versus reserves, and where are the largest line items?
- Reserve study: Replacement timelines and funding for pool systems, clubhouse HVAC, tennis resurfacing, roofs, and paving.
- Minutes: Notes about deferred maintenance, vendor issues, dues increases, or amenity access concerns.
- Litigation: Subject, insurance coverage, exposure, and who pays legal fees.
- Occupancy and delinquencies: Higher rental percentages and owner arrears can affect stability and underwriting.
- Insurance: Coverage scope, deductibles, and whether owners could be responsible for deductibles relating to their unit.
- Rules: Amenity access and guest policies, pet rules, parking allocations, and short-term rental restrictions.
Smart questions to ask the HOA
- When was the pool last renovated and when is the next major project?
- Are any special assessments planned in the next one to five years?
- What is the current reserve balance compared with the reserve study target?
- How are utilities and common expenses allocated among units?
- How much have dues increased annually over the past five to ten years?
- What percentage of units are owner-occupied and how many owners are delinquent?
- Are there any ongoing maintenance or safety concerns being addressed?
On-site checks at St. Andrews
Tour the amenities and common areas with a critical eye so you can align what you see with what the documents say.
Amenities condition and usage
- Pool: Water clarity, safety equipment, lifeguard presence if required, and the condition of the deck and fencing.
- Clubhouse: Cleanliness, odors, HVAC performance, and the event calendar to gauge usage.
- Fitness center: Equipment age and maintenance tags, cleanliness, ventilation, and access control.
- Tennis courts: Surface cracks, net condition, line clarity, and lighting function if used after dusk.
- Landscaping: Irrigation health, tree care, and any signs of deferred maintenance in common areas.
Parking and access
Confirm assigned spaces and guest parking rules. Look at winter snow-clearance routes and how overflow is handled.
Community culture and enforcement
Read posted rules for noise, pets, and amenity usage. If possible, speak with a few residents to understand management responsiveness.
Red flags to escalate
- Recent or frequent special assessments without visible improvements
- Large or unexplained dues increases
- Low reserves alongside known deferred maintenance
- Litigation around structural defects, water intrusion, or management disputes
- Many units in arrears or a high rental percentage
- Closed or poorly maintained amenities without clear timelines
Westchester context that affects dues
Hastings-on-Hudson offers strong commuter access and sought-after village living, which often supports demand for amenity-rich communities. Property taxes are a sizable part of your total carrying cost, so evaluate taxes alongside HOA dues and insurance. Winters here require reliable snow contracts that can materially impact operating budgets. Confirm any village regulations that affect exterior work, signage, or parking, since local approvals can shape timing and costs for common-area projects.
Next steps for serious buyers
- Request the full resale packet and review it with a real estate attorney familiar with HOAs and townhome communities.
- Compare what St. Andrews dues include with other nearby communities so you can make an apples-to-apples cost assessment.
- Confirm financing compatibility with your lender early, especially if you plan to use government-backed loans.
- Visit amenities at different times of day or week to gauge usage and rule enforcement.
- Budget holistically for mortgage, taxes, insurance, HOA dues, utilities, and a prudent allowance for potential assessments.
If you want a clear, finance-forward view of St. Andrews and how its HOA will affect your monthly budget and long-term value, we’re here to help. Connect with Sheila Stoltz for a thoughtful, data-driven evaluation and a smooth path to closing.
FAQs
What do St. Andrews HOA fees usually include?
- Dues typically fund landscaping, snow removal, pool, clubhouse, fitness, tennis upkeep, master insurance, management, utilities for common areas, and reserves.
How do amenities affect my monthly costs in Hastings-on-Hudson?
- Amenities improve lifestyle and marketability but increase operating complexity, so expect higher dues and plan for reserves and possible assessments.
What documents should I review before buying at St. Andrews?
- Request the current budget, financials, reserve study, minutes, insurance certificate, governing documents, vendor contracts, litigation disclosures, and the resale certificate.
How can I assess the risk of special assessments?
- Compare reserve balances to the reserve study, review minutes for deferred maintenance, and ask about upcoming projects and planned timelines.
Can I use FHA or VA financing for a St. Andrews purchase?
- Confirm early with your lender, since some government-backed loans have project eligibility requirements that the association must meet.
What insurance will I need as an owner?
- Most owners carry an HO-6 policy for interior elements and contents, since the master policy typically covers only exteriors and common areas.
What should I look for during an on-site tour?
- Check the condition and cleanliness of the pool, clubhouse, fitness center, and courts, plus parking rules, snow access, and overall maintenance quality.
