Looking at homes in Eidelweiss and wondering what the HOA fees actually pay for? You want lake access and year-round convenience without surprise costs. In this guide, you’ll learn what Eidelweiss Village Association (EVA) assessments commonly cover, what they do not, how fees can vary by property type, and the smart questions to ask before you buy. Let’s dive in.

Eidelweiss HOA basics

Eidelweiss Village is a private community association in Madison, New Hampshire. HOA assessments fund shared infrastructure and amenities within the community, while town property taxes and municipal services remain separate. You will typically see two kinds of charges: regular recurring dues for operations and maintenance, and special assessments or user fees for big projects or extra services.

What fees usually cover

Roads and winter maintenance

Expect a portion of dues to support private road care and winter operations.

• Routine grading, pothole repairs, drainage fixes, and roadside cleanup.
• Snow plowing and sanding during winter, with seasonal snow hauling when needed.
• Long-term road projects like repaving or culvert replacement are often handled through reserves or special assessments.

Beaches and common-area amenities

Community dues commonly maintain shared outdoor spaces and facilities.

• Beach upkeep, sand replenishment, shoreline stabilization, and dock or boat launch repairs.
• Basic maintenance for recreational areas such as playgrounds, courts, trails, or parking at common areas.
• Landscaping and signage at community entrances and common property.

Community water system administration

Many private communities operate a water system. Fees may fund:

• System operations, routine testing, lab fees, treatment chemicals, and regulatory reporting.
• Distribution maintenance and emergency repairs.
• Some communities bill water as a separate user fee or metered charge rather than including it within general dues.

Administration and insurance

Your dues also keep the association running safely and compliantly.

• Management services or staff, board and meeting costs, legal and accounting.
• Insurance for common property and liability coverage for association activities.
• Audits or tax preparation when required.

Utilities and contracted services

Common-area utilities and optional services can be part of the operating budget.

• Electricity, water, or propane for community buildings.
• Trash and recycling at common areas; some communities offer household trash programs, while others do not.

Reserve fund contributions

Well-managed associations build reserves to handle predictable big-ticket items.

• Annual line items to fund future road work, water system projects, docks, and major building repairs.
• A current reserve study and steady contributions signal proactive planning.

Enforcement and compliance

Associations may budget for covenant compliance.

• Costs to enforce rules, collections processes, and lien filings related to delinquent accounts.

What fees do not cover

HOA assessments usually do not include:

• Town property taxes or other municipal charges.
• Utilities serving your home, such as electricity, propane, cable/internet, and private septic or well expenses if applicable.
• Homeowners insurance for your structure and personal property.
• Repairs or upgrades to your home or private lot, such as roofing, foundation work, or driveway paving.
• Personal finance costs like mortgage fees or income taxes.
• Fee-for-service items like guest badges, boat slip rentals, or event space rentals when applicable.

How fees vary by property type

Assessment structures

Billing methods can differ across New Hampshire associations.

• Flat per-lot fee where each lot pays the same base amount.
• Tiered rates by category, such as year-round homes, seasonal cottages, undeveloped lots, or condos.
• Separate user fees or metered charges for water and select amenities.
• One-time special assessments for capital projects, allocated per governing documents.

Differences by property type

Use and property status often influence assessments.

• Year-round homes typically pay full operating and reserve contributions.
• Seasonal cottages or camp lots may have reduced assessments in some communities, though many charge the full rate.
• Undeveloped lots often pay a lower maintenance or “vacant lot” fee, but still contribute to reserves.
• Condominium units, if present, may pay internal condo dues plus master association dues.

What drives fees higher

Several conditions can increase costs.

• Aging roads or water infrastructure that require near-term investment.
• Upcoming capital projects such as repaving, water treatment upgrades, or dock reconstruction.
• New regulatory requirements affecting water systems or public health standards.
• Expanded amenities or staffing that raise operating costs.
• Low reserve balances and deferred maintenance, which can lead to special assessments.

Special assessments and reserves

Special assessments are typically used for major capital needs. Association bylaws set the required approval process, notice rules, and any borrowing authority. Communities with current reserve studies and steady reserve contributions tend to avoid large surprises. Those with limited reserves are more likely to levy larger one-time assessments to catch up on big projects.

Due diligence checklist

Before you buy in Eidelweiss, request and review:

• Current annual budget plus the prior 2–3 years of budgets and actuals.
• Most recent 12–24 months of board meeting minutes, with attention to roads and water system updates.
• Any reserve study and a date-stamped reserve fund balance.
• Master Deed or Declaration, Covenants, Bylaws, and Rules & Regulations.
• Current assessment schedule and the history of fee changes.
• Details on recent special assessments, including purpose and status.
• Water system documents, such as the operator’s name and recent testing or compliance reports.
• Insurance declarations for common-area and liability coverage.
• Management and vendor contracts for plowing, road work, and trash services.
• Rental, parking, and badge policies, plus a map of deeded beach or shoreline access.
• Delinquency percentages and the association’s collections policy.

Key questions to ask

• What services are included in dues, and what is billed separately? Is water included or billed as a user fee?
• How are assessments allocated by lot type? Are there different rates for seasonal or undeveloped properties?
• When were roads last paved? What is the future paving schedule?
• What capital projects are planned in the next 3–5 years, and how will they be funded?
• What is the current reserve balance and the target reserve level?
• Are there any compliance issues, open lawsuits, or pending code concerns?
• How often have special assessments occurred in the past decade and why?
• Are beach attendants or lifeguards included? Are badges or guest passes required and at what cost?
• For second-home use, what winter services are provided and is year-round access supported?

Compare Eidelweiss to other lake communities

A smart comparison looks at total annual cost, not just the headline dues.

• Add HOA dues, typical special assessments averaged per year, water user fees, property taxes, and insurance/utilities.
• Itemize what is included versus billed separately. A lower fee can hide larger user charges, while a higher fee can be cost-effective if it includes water, trash, or winter plowing.
• Confirm deeded beach rights versus permit-based or temporary access.
• Review rental policies that may affect income potential or use.
• Check whether winter services are provided if you plan seasonal or part-time occupancy.

Red flags to watch

• No or outdated reserve study and low reserve balances relative to known projects.
• Frequent or recent special assessments, especially large ones.
• High owner delinquency rates, which strain budgets and can shift costs.
• Active litigation that could drain funds or increase risk.
• Repeated water compliance notices or boil-water advisories.
• Poor transparency, missing minutes, or unclear budgeting processes.

Budgeting tips for buyers

• Ask for the current annual assessment and any scheduled special assessments. Add a 5–10% contingency if reserve adequacy is unclear.
• If on a community water system, request recent usage bills to estimate realistic costs.
• For second homes, verify winter services and consider added expenses for winterization or caretaking if needed.
• Factor in any transfer or move-in fees and required escrow contributions.

Buying in Eidelweiss can deliver convenient lake access and community infrastructure, but the value depends on what the fee actually includes and how well the association plans for long-term needs. If you want help reviewing documents, estimating total ownership cost, or comparing Eidelweiss to other Mount Washington Valley options, connect with the local team at Pinkham Real Estate.

FAQs

What do Eidelweiss HOA fees cover for roads and winter?

• They commonly fund private road upkeep plus winter plowing and sanding, with large projects like repaving often handled via reserves or special assessments.

Are Eidelweiss water charges included in dues?

• Some communities bill water as a separate user fee or metered charge, so confirm whether water is included or billed separately in the current EVA budget.

Do undeveloped lots pay the same in Eidelweiss?

• Many associations charge a lower maintenance or vacant-lot fee, but policies vary by governing documents; ask for the current assessment schedule.

How often do Eidelweiss special assessments happen?

• Frequency depends on reserve strength and upcoming projects; review minutes, reserve data, and the history of assessments over the past decade.

What documents should I review before buying in Eidelweiss?

• Request budgets, minutes, reserve study, governing documents, fee schedules, water records, insurance declarations, and recent special assessment details.

Are town taxes included in Eidelweiss HOA fees?

• No. Municipal property taxes in Madison are separate from HOA assessments and must be budgeted independently.

How do Eidelweiss fees compare to other NH lake communities?

• Compare total annual cost, including dues, likely special assessments, water fees, taxes, and utilities, and note what services are included versus extra.