Why do HOA fees look so different between builders inside the same Painted Tree community?

Why do HOA fees look so different between builders inside the same Painted Tree community? Builders in Painted Tree often sell in different sections with separate sub-associations, amenity phases, or builder-added fees, so two homes a few streets apart in this McKinney community can carry noticeably different HOA costs.

If you've been touring model homes in Painted Tree and comparing paperwork, you've probably noticed the HOA line item doesn't match from builder to builder, even though everyone is technically buying into the same master-planned community. That's not a mistake, and it's not necessarily a red flag. It usually comes down to how the community is structured behind the scenes: a master HOA that covers the big shared amenities, plus smaller sub-associations or sections tied to specific builders or phases of development. Some builders also bundle in extra charges, like a capital contribution, a transfer fee, or a temporary builder-controlled assessment, that show up as part of the HOA disclosure but aren't the same as the ongoing monthly or annual dues you'll pay long term. For buyers comparing builder contracts side by side, this can make it genuinely hard to tell which home is actually the better financial deal, and which one just looks cheaper because of how the fee is presented on a spec sheet. This matters more in a community like Painted Tree, where the amenity package, McKinney's growth, and Collin County's ongoing development mean these fee structures can keep shifting as new phases open. Below, we'll walk through the main reasons HOA fees vary builder to builder in the same neighborhood, what to actually read in the disclosure, and how to make sure you're comparing apples to apples before you sign anything.

It's Rarely Just One HOA

Painted Tree, like many large master-planned communities in McKinney, is often structured with a master association covering the big shared amenities, such as trails, pools, and community centers, plus smaller sub-associations tied to individual sections or phases. Different builders frequently sell into different sections, and each section can carry its own dues on top of the master fee.

So when you compare a quote from one builder to another, you may not actually be comparing the same total obligation. One number might be the master HOA fee alone, while another includes a section-level fee layered on top.

Builders Bundle Costs Differently

Beyond the actual recurring dues, builders often include other charges in the same disclosure packet that get lumped in with the HOA fee, even though they aren't part of your ongoing costs. Common examples include:

• A one-time capital contribution paid at closing to fund the HOA's reserves
• A resale or transfer fee that applies only if you sell later
• A temporary builder-controlled assessment during early phases, before the HOA turns over to homeowner control
• Front-yard maintenance or irrigation fees bundled into certain sections but not others

None of these are wrong to charge, but they can make one builder's HOA number look artificially high or low compared to another's if you're only glancing at a single figure.

Amenity Phasing Changes the Math

In a community still being built out, the amenities available today aren't necessarily the amenities you'll have in two or three years. Builders selling into newer phases sometimes set dues based on projected future amenities that haven't opened yet, while builders in earlier phases may already be paying for amenities that are fully operational. If you're weighing this tradeoff, it's worth reading our post on buying into a community while it's still under construction versus waiting until amenities are finished, since the same logic applies inside Painted Tree's different sections.

What to Actually Read in the Disclosure

The HOA disclosure packet is where the real answer lives, not the sales sheet. Before you compare fees across builders in Painted Tree, look for:

• The current recurring dues amount and how often it's billed (monthly, quarterly, annually)
• Any one-time fees due at closing, and whether they're refundable or go into reserves
• Whether the fee is set by a master association, a sub-association, or both
• Language about scheduled increases tied to amenity completion or turnover to homeowner control
• What the fee currently covers versus what it's expected to cover once the community build-out finishes

It's also reasonable to ask the builder's sales office directly whether the quoted number is the full obligation or just one piece of it. A good builder rep should be able to walk you through this without hesitation.

Why This Matters More in McKinney Right Now

Collin County has seen a wave of new master-planned communities over the past several years, and Painted Tree is one of the more actively developing options in McKinney. That pace of growth is exactly why fee structures can vary section to section within the same community, as builders adjust pricing and amenity commitments over time. If you're weighing new construction in Painted Tree against resale homes elsewhere in McKinney, it's also worth checking where the broader market stands; our post on whether McKinney is currently a buyer's or seller's market can help you frame that decision. And if you're managing this process from out of state, the disclosure comparison becomes even more important since you can't easily walk the sections yourself; see our guide on buying a McKinney home without seeing it in person first for more on that.

Frequently Asked Questions

Do all Painted Tree homeowners pay into the same HOA?

Not necessarily. Many homeowners pay into a master association for shared community amenities, plus a section-specific sub-association depending on which builder and phase they bought into.

Can HOA fees in Painted Tree go up after I buy?

Yes, this is common in growing master-planned communities. Fees can rise as amenities are completed, as reserves are funded, or once control transfers from the builder to a homeowner-elected board.

Is a lower HOA fee always the better deal?

Not automatically. A lower quoted fee might exclude a section-level charge, a future assessment, or a service another builder's fee already covers, so it's important to compare the full disclosure, not just the headline number.

Comparing builder contracts in Painted Tree? Send me the HOA disclosure and I'll break down exactly what you're paying for before you sign. Reach out to Jane Clark with Keller Williams McKinney for a clear read on what each builder's fees really mean for your budget in McKinney and Collin County.