The HOA figure on an ArrowCreek listing this fall is $392 a month. That number was set for calendar 2026, and the 2027 budget is already underway. On September 23, 2026, the ArrowCreek Homeowners Association held a 2027 Budget & Reserve Owner Workshop at the Residents' Center. If a buyer goes under contract in November or December, the association may still be working through the budget that sets what that buyer pays next year.
ACHOA maintains 26 miles of roads and 15 miles of walkways. In 2026 the association planned to draw down its reserve fund on purpose to rebuild those roads, and that reserve says more about future dues than the monthly figure does.
The listing number has a date on it
Last year the association followed a set budget calendar. The Board approved the 2026 operating, capital and reserve budgets at its November 11, 2025 meeting. Owners ratified them at the Annual Meeting on December 9, 2025, and the new assessment took effect January 1, 2026. The 2027 workshop in September was the first step of that same cycle this year. The 2027 figures have not appeared in the association's public magazine.
Nevada law gives buyers a way to see where that process stands. Under NRS 116.4109, the seller provides a resale package. It shows the monthly assessment, any unpaid obligations including transfer fees, the current budget, financial and reserve information, and a statement of resale-related fees. The purchaser may cancel through midnight of the fifth calendar day after receiving it. In ArrowCreek, those five days are when a buyer finds out whether the dues they planned around are still the right ones.
Here is how the assessment has moved over the past three budgets, from the January 2026 issue of ArrowCreek View, the association's magazine:
| Monthly assessment per lot | 2024 | 2025 | 2026 |
|---|---|---|---|
| Operating Fund | $198.50 | $212.25 | $227.00 |
| Capital Fund | $5.00 | $5.00 | $5.00 |
| Reserve Fund | $150.00 | $165.00 | $160.00 |
| Total | $353.50 | $382.25 | $392.00 |
| Sub Gates | $7.00 | $7.00 | $7.00 |
The total rose $38.50 a month between 2024 and 2026. That works out to $4,704 a year per lot in 2026, or $4,788 for a lot that also pays the $7 Sub Gates charge. In 2026 the reserve line went down while the operating line went up.
The reserve line carries the road program
In 2026, $160 of the $392 assessment goes to the Reserve Fund, about 41 percent. That is the account meant for large, scheduled replacements, and this year the largest of those is the road network. In the March 2026 issue of ArrowCreek View, the Board of Directors' letter described major refurbishments planned for later in the year, "including full-depth reclamation of some roadways." It also said the Board would evaluate its system of walkways and paths. Full-depth reclamation means rebuilding the road base, which costs far more than patching the surface.
The roads are not the only thing the assessment supports. ACHOA lists the Residents' Center, three pools, a year-round hot tub, a fitness room, tennis and pickleball courts, 525 acres of open space and more than 30 miles of trails. According to ArrowCreek View's November 2025 issue, in 2025 the Residents' Center got a reconfigured gym with new equipment, a water-filling station, and new non-slip flooring, paint and shower fixtures in the pool bathrooms. More pergola seating and loungers were expected in 2026. Those are visible upgrades, but the pavement is what drives the reserve.
2026 was budgeted as a drawdown year
According to ArrowCreek View's January 2026 budget report, the 2026 reserve budget plans $3,056,134 in spending against $2,075,520 in expected revenue. The reserve balance covers the difference. The report says more than $2,200,000 of that spending was expected to go to roads in summer 2026, "with the principal focus being the Sundance community."
The magazine put the starting balance and the floor this way:
"The shortfall is covered by the Reserve Fund Balance that would start the Year at $8,307,492 leaving the projected years end balance for 2026 at or around $7,488,387 which is well above the $5,000,000 minimum balance required by the Board of Directors."
This explains the $5 cut in the reserve line. The association had a large balance going into a heavy road year. It chose to spend from that balance instead of raising the reserve contribution, which brought in about $980,000 less than planned 2026 reserve spending. Under the projection, the cushion above the Board's $5 million minimum shrinks to roughly $2.5 million by the end of 2026. That is still a healthy margin. It also means the next five years of road and facility work depend on how quickly the reserve contribution rebuilds that margin.
The reserve study supplies that five-year plan. ArrowCreek View's July 2025 financial update reported a $7,623,809 reserve balance as of May 31, 2025. It also said Browning Reserve Specialist had begun a new five-year, bottom-up reserve study required under NRS 116, which was expected to set reserve funding levels for the next five years. Lot owners can view that study and the 2026 budgets through TownSq. For a buyer, that study tells more about future dues than any single year's assessment.
The operating side has been paying down a deficit
The operating line carried the 2026 increase, and it has its own history. ArrowCreek View's November 2025 issue reported an operating-fund deficit of about $282,000 as of January 2025, falling to $223,297.51 as of July 31, 2025. It said a 2023 special assessment had retired part of the earlier deficit and projected eliminating the rest by December 2026. The January 2026 report put 2026 operating revenue at $3,027,150 against an approved expense budget of $2,956,702. That is a projected surplus, which the magazine said "will be dependent upon expense management in 2026."
Operating dues rose $28.50 a month over two years while the association worked down an old shortfall. Reserve dues dipped while the account paid for a major road project from savings. The 2027 budget will show whether operating costs level off now that the deficit is projected to close, and whether the reserve line goes back up to rebuild the balance.
What a buyer can ask for during the review period
A resale package for an ArrowCreek home can answer most of these questions. These are the items to look for:
- The 2027 budget status. Whether the Board has approved a 2027 budget and when owner ratification is set. Last year the Board approved in November and owners ratified in December.
- The reserve study summary. The funding plan from the Browning Reserve Specialist study, and how the projected 2026 year-end balance compares with the $5 million Board minimum.
- The Sub Gates charge. Whether this lot pays the $7 monthly Sub Gates assessment in addition to the $392.
- Road work near the property. For homes in or near Sundance, where the summer 2026 road replacement was concentrated, the status of that work.
- Resale-related fees. The fee statement the statute requires, including any transfer fees the association charges.
A few questions buyers ask
Do ArrowCreek HOA dues include The Club at ArrowCreek? The Club at ArrowCreek, at 2905 Arrowcreek Pkwy., sells its own memberships through its own Membership Director. Its event invitations list "Members, ArrowCreek residents, and their guests" as separate groups. The amenities ACHOA lists for owners are the Residents' Center, its pools, courts and the trail system.
What does the resale certificate itself cost? NRS 116.4109 allows a reasonable preparation fee based on actual cost. The stated ceilings are $185, plus $100 for expedited preparation, and those caps can be adjusted for inflation by up to 3 percent a year. The statute text has the full wording.
Is the reserve balance a warning sign? The association's own projection puts the 2026 year-end reserve near $7.49 million, against a Board minimum of $5 million. The drawdown was planned and paid for a specific road project. The open question is how the 2027 budget and the reserve study set contributions from here.
This post is general information about how ArrowCreek's association budget works. It is not legal, tax or financial advice, so confirm the details of any specific contract with your attorney, lender or other qualified professional.
If you are weighing a home here this fall, Bryan Drakulich can go through the resale package with you during your five-day review, including the reserve figures and the timing of the 2027 budget. Work With Us.
