ArrowCreek HOA: dues, the Residents' Center and selling

At a glance

Who runs the ArrowCreek HOA?

The association's legal name is ArrowCreek Homeowners Association. It was incorporated in Nevada in May 1997 as a nonprofit under NRS Chapter 82, and its 2019 restated CC&Rs describe it as a unit-owners' association under NRS 116, the state's common-interest community law. A seven-member volunteer board sets policy and approves the budget.

Associa Sierra North handles the day-to-day work

Associa Sierra North runs management, billing and resale paperwork from 10509 Professional Circle, Suite 200, Reno, NV 89521. The ArrowCreek line is (775) 626-7333 and the email is acservice@associasn.com, Monday to Friday, 9 AM to 5 PM. The HOA posts its CC&Rs, rules, design guidelines and fee schedules on arrowcreek.com, and owners see budgets and the reserve study on the TownSq portal. This site isn't affiliated with the HOA; we cite its documents so you can check them yourself.

How much are ArrowCreek HOA dues in 2026?

Dues are $392 a month for 2026, a 2.5% increase the board approved in November 2025 and ratified that December. Over a year that's $4,704. A buyer will add it to their monthly housing cost, so it belongs in your listing, stated exactly.

Where the $392 goes

The reserve share is about 41% of the bill, and that's the money that pays for roads and other long-lived items. The total has risen from $353.50 a month in 2024 to $382.25 in 2025 and $392 in 2026.

Homes behind a sub-gate pay $7 more

Some neighborhoods inside ArrowCreek have their own sub-gates, and owners there pay an extra $7 a month. That's why October 2026 Zillow listings show $392 for some ArrowCreek homes and $399 for others. Check your own statement before you put a dues figure in a listing.

Due dates and late fees

Assessments are due on the 1st of each month and late if not received by the 30th, with a $25 late fee plus interest as the law allows. Owners pay through TownSq. Any unpaid balance shows up on the statement of demand at closing, and paying that statement settles what you owe the HOA, so clear arrears before you list.

Reserves and the 2026 road work

The 2026 operating budget is $2,956,702. The reserve fund started the year at $8,307,492 and was projected to finish near $7.49 million, above the board's $5 million minimum, after more than $2.2 million of road work focused on the Sundance community. A reserve summary goes into the resale package, so your buyer will read these figures too.

What do ArrowCreek HOA dues pay for?

The HOA's articles list what it maintains: private streets, entrance gates and gatehouses, private security, snow removal, landscaping, parks, paths, open space, fuel breaks and golf cart crossings. Golf club dues aren't part of the assessment.

The gatehouse and security

ArrowCreek is gated, with a staffed gatehouse at 2650 Arrow Creek Parkway and 24/7 security; guests are cleared through QuickPass. Resident vehicles use transponders, $25 each. The HOA's welcome packet describes vacation checks by Security, twice a day, for owners who are out of town; if you move out before closing, ask Security whether that applies while your home is listed. The gatehouse number is (775) 850-4450.

The Residents' Center, sometimes called the Residents Club

People search for it as the ArrowCreek Residents Club; the HOA calls it the Residents' Center. It covers more than 10,000 square feet, with three pools including a junior Olympic lap pool, a hot tub, a fitness room, tennis and pickleball courts, bocce, a basketball court, playgrounds and a multipurpose room. It's open daily from 5 AM to 10 PM. Entry is by an HOA-issued photo key card, and a replacement costs $100.

Roads, open space and wildfire work

The streets are private and the HOA clears the snow. It also keeps 525 acres of open space and, by its count, more than 30 miles of trails, along with three parks, art installations and a workout circuit. The HOA has a wildfire evacuation map and emergency plan, and it won a fuels-reduction grant of over $400,000 for ArrowCreek and the golf club, with the work starting in 2026.

Which HOA rules affect an ArrowCreek sale?

Real estate and open-house signs

Only HOA-approved ArrowCreek real estate signs are allowed, and the management office has the details. A lot gets one sign, or two if it's on the golf course: one facing the course and one facing the street. Security must be told in advance of every open house, and open-house signs come down each day as soon as the event ends.

Design review deposits and open projects

Exterior changes need approval from the Architectural Design Review Committee, which meets on the second Wednesday of each month, with submittals due 12 calendar days before. Fees run from nothing for a repaint or solar up to $1,500 plus a refundable deposit of up to $30,000 for a new home or major remodel. If you sell with a project still open, the escrow demand must include a buyer and seller agreement on who gets the deposit refund, and the buyer takes over finishing the work. Approved projects that go with a lot sale must be resubmitted.

The practical step: before you list, ask Associa whether any design review file on your lot is still open, then close it or agree the deposit split up front.

Key cards at closing

The rules say Residents' Center key cards must be turned in or transferred when the property sells. Put them on your closing list with the garage remotes, and tell the buyer that vehicle transponders go through Security's registration form.

No rentals under 30 days

Rentals of less than 30 days are prohibited. Longer leases are allowed, with a copy of the signed lease given to ArrowCreek Security. A buyer who hoped to rent the home by the night needs to know this before writing an offer, and the rules in the resale package will tell them.

Telling the HOA about the sale

Right after title transfers, the CC&Rs require either the seller or the buyer to notify the association, with the new owner's name and address, the transfer date and the recorded documents. Agree in escrow which of you sends it.

The ArrowCreek resale package under NRS 116.4109

Nevada law puts the resale package on you. Under NRS 116.4109 the seller, or the seller's agent, must furnish it to the buyer at the seller's expense. The HOA supplies most of the contents.

What the package contains

• The declaration (CC&Rs), bylaws, rules and the state's information statement
• A statement of the monthly assessment and any unpaid amounts
• The current operating budget, year-to-date financials and a reserve summary
• Any unsatisfied judgments or pending lawsuits against the association
• A statement of any transfer fees or other fees tied to the resale
• Proof of the insurance the association must carry

Ten days to deliver, five days to cancel

The HOA must deliver its documents and certificate within 10 calendar days of a written request, and the package stays effective for 90 days. If it's late, the buyer isn't liable for any delinquent assessment. The buyer can cancel by written notice until midnight of the fifth calendar day after receiving the package, without penalty. Because those five days run from delivery, a package that's ready when the contract is signed lets the window open and close in the first week of escrow.

What the HOA can charge in 2026

These are the Nevada Real Estate Division's maximums on its form 910, effective January 2026. The file fee can't be charged to both seller and buyer. ArrowCreek's own posted fee schedule, dated 2019, lists a $150 escrow payoff demand fee, which is under the state cap.

How to order ArrowCreek's documents

Associa Sierra North takes resale orders online: its Real Estate Services page links to the Community Archives marketplace. The price and turnaround there aren't visible without an account, so check both when you order.

Does the ArrowCreek HOA charge a transfer fee?

It doesn't say publicly. The CC&Rs mention that a statement of account will show transfer fees, and the rules point to the collection policy for fees tied to ownership transfers, but the posted schedule lists no transfer fee or capital contribution. Nevada law sets no cap on a capital contribution; it only requires any transfer fee to appear in the resale package. Who pays it depends on the HOA's documents and your purchase agreement.

So call Associa at (775) 626-7333 or email acservice@associasn.com, and ask whether there's a transfer fee or capital contribution on resale and which party the HOA bills for it. Then add the answer to the seller net sheet for Nevada before you settle on a list price.

What the HOA side of a sale costs you

Here's the HOA part of a seller's net sheet at the 2026 caps. Redo it with the figures Associa gives you.

Against a sale price in the millions, $809.15 is small. The bigger cost set by law is Washoe County's transfer tax at $2.05 per $500 of the price, which our Nevada closing costs breakdown works through with the negotiated costs. I can order the resale package with you and check your lot's design review file before you list.

The HOA and The Club at ArrowCreek are separate

The HOA's welcome packet says membership at the club is separate from the HOA. Dues don't include golf, and club membership doesn't come with an ArrowCreek home. The club publishes no prices and admits members by referral; our guide to club membership and cost explains how buyers can ask.

For the order of everything on this page, from the resale package to closing, see how an ArrowCreek sale runs from listing to closing. For a first number, run a value estimate for your home. The ArrowCreek seller homepage has the rest of the community's facts.

Common questions

Sources

• ArrowCreek HOA: ArrowCreek View, January 2026 (2026 budget and assessments)
• ArrowCreek HOA: Contact
• ArrowCreek HOA: Amenities
• ArrowCreek HOA: About
• ArrowCreek HOA: Rules and Regulations (rev. 8/12/25)
• ArrowCreek HOA: Second Amended and Restated CC&Rs (2019)
• ArrowCreek HOA: Articles of Incorporation (1997)
• ArrowCreek HOA: Welcome packet
• ArrowCreek HOA: ADRC Guidelines (rev. 8-30-26)
• ArrowCreek HOA: ADRC Table of Fees (2026)
• ArrowCreek HOA: Resolutions and Policies (Collection Policy fee schedule)
• Associa Sierra North: Real Estate Services
• Nevada Legislature: NRS 116.4109 (resale package)
• Nevada Real Estate Division: Form 910, Resale Package Overcharge Form
• Zillow: ArrowCreek listing (HOA fee example)