If you're shopping for a home in Eagle Mountain and you see two separate HOA fees listed on a property, you're not looking at a mistake. Many Eagle Mountain subdivisions sit inside large master-planned communities where every homeowner pays two separate fees: one to the master HOA that governs the entire development, and one to the sub HOA that governs their specific neighborhood.
Both fees are mandatory. Both show up in your monthly housing cost. And if you're calculating your budget using only the number that appears in the MLS, you may be working with half the picture.
Here's what you need to know before you make an offer.
What Is a Master HOA?
A master HOA — sometimes called a master association or community association — is the umbrella organization that governs an entire large planned community. In Eagle Mountain, The Ranches at Eagle Mountain is the most prominent example, encompassing 47 individual neighborhoods under one master governance structure.
As LandlordDoc's master association guide explains: "Master association fees are regular payments made by property owners to a parent-level homeowners association — a master association that oversees multiple smaller associations, or sub-associations, within a large planned community." Think of it as the HOA for your HOA.
What the master HOA typically covers:
- Major community-wide parks, trails, and open spaces
- Entry monumentation and landscaping along main roads
- Community amenities shared by all residents
- Community-wide insurance for shared structures
- Architectural review standards that apply across all neighborhoods
- Master road infrastructure and common area maintenance
The master HOA fee is charged to every homeowner in the development — regardless of which specific neighborhood they live in.
What Is a Sub HOA?
Your sub HOA is the neighborhood-level association that governs your specific subdivision within the larger community. It has its own board, its own budget, its own CC&Rs, and its own monthly fee — separate from the master.
What the sub HOA typically covers:
- Landscaping and maintenance of your immediate neighborhood's common areas
- Neighborhood-specific amenities
- Architectural review for your specific neighborhood's standards
- Neighborhood-level reserve fund for local repairs
- Rule enforcement for your immediate area
The sub HOA is the association you deal with most directly for day-to-day matters — fence approvals, paint color approvals, parking complaints, and neighborhood-level rule enforcement all typically flow through the sub HOA.
Not Every Eagle Mountain Community Has Two HOAs — Know the Difference
This is where it gets important to verify rather than assume. Eagle Mountain has several different types of fee structures depending on the community:
- Master HOA + Sub HOA: Common in communities inside The Ranches at Eagle Mountain
- Single HOA only: Many Eagle Mountain communities have just one HOA
- HOA + PID (Public Infrastructure District): Some newer communities — including several outside The Ranches — have one HOA and a separate PID assessment, which is a government-district fee, not an HOA fee. These are two completely different things. As I covered in my Eagle Mountain PID guide, a PID is not an HOA — it's a special tax district that funds public infrastructure and cannot be negotiated or waived.
Before you assume a property has two HOAs, confirm exactly what each fee is — HOA, master HOA, sub HOA, or PID. They cover different things, have different legal structures, and are managed differently. Your agent and the title company can clarify this for any specific property.
What Does This Cost in Eagle Mountain?
HOA fees vary significantly by community, amenities, age of development, and reserve fund health. There is no single number that applies to all Eagle Mountain communities.
According to AskDoss's 2026 HOA fee guide, the national average HOA fee sits between $250 and $300 per month — but that number "masks enormous range." A single-family subdivision with a shared pool might charge $100–$300 per month; communities with more amenities run higher.
In Eagle Mountain's dual-HOA communities, your total monthly cost is the combined sum of both fees. Always confirm the exact current fees for any specific property directly from the HOA documents or title company — fees change annually and MLS data is not always current.
The fee increase reality: Rocket Mortgage reports that median HOA dues nationally have risen from $108 per month in 2019 to $125 in 2024 to $135 in 2025. AskDoss notes that newer developments often start with artificially low fees subsidized by developers during buildout, then increase 20–40% within 3–5 years as the real cost of operations becomes clear. If you're buying in a new Eagle Mountain community, ask what the projected stabilized budget looks like once the developer exits.
The Ranches Master HOA: What Buyers Should Know
The Ranches at Eagle Mountain is Eagle Mountain's largest master-planned community, with 47 neighborhoods under one master association. If you're buying in a community inside The Ranches boundary, you are paying into this master HOA in addition to your sub HOA.
In a widely-discussed community forum thread on CougarBoard, residents discussed a significant lawsuit involving The Ranches Master HOA, with forum participants describing substantial damages, outstanding dues disputes, and multiple sub-associations leaving the master. This is a community discussion — not a verified court record — but it is a reminder that master HOA governance and financial health matter significantly in large planned communities.
The right response isn't to avoid The Ranches — it's to do your due diligence before closing. Per Utah's 2025 HOA reform law (HB 217), sellers are required to disclose HOA information. But always request the reserve study, recent meeting minutes, and current financial statements from both the master HOA and your sub HOA before you close.
The DTI Problem Buyers Miss
Both HOA fees count in your debt-to-income ratio when you apply for a mortgage. Your lender adds your monthly master HOA fee and your monthly sub HOA fee to your housing payment when calculating whether you qualify.
This means a buyer who qualifies for a given purchase price with no HOA might not qualify for the same price in a dual-HOA community — depending on how large the combined fees are relative to income. Tell your lender about both fees from the beginning, not just one.
Two HOAs Means Two Reserve Funds to Evaluate
Each HOA — master and sub — maintains its own reserve fund. A reserve fund is the savings account the association uses for major repairs and replacements.
Per FirstService Residential's HOA fee guide: "If you aren't budgeting for the future, you'll end up with a loan or special assessment." A special assessment is an additional one-time charge levied on all homeowners when the reserve fund is insufficient. In a dual-HOA community, you are exposed to special assessments from either the master HOA or the sub HOA — or both.
Before you close on any Eagle Mountain home with two HOAs, request the reserve study and most recent financial statements from both associations.
What to Ask Before You Make an Offer
- What exactly are the fees on this property — HOA, master HOA, sub HOA, and/or PID? What is each one?
- What are the exact current monthly amounts for each?
- What does each fee cover — and what is each responsible for that the other is not?
- What is the reserve fund balance for each HOA, and what does the most recent reserve study show?
- Have there been any special assessments in the past three years from either association?
- Is there any current or pending litigation involving either association?
- What is the fee increase history over the past five years?
- What are the rental policies for each HOA — and do they differ?
Search contact information for any HOA at the Utah HOA Registry — all Utah HOAs are required by law to register and keep their information current under HB 217.
As I've covered in my Eagle Mountain HOA closing costs guide, the HOA documents are pre-offer research. In a dual-HOA situation, that's doubly true.
Questions About HOA Fees in Eagle Mountain? Let's Chat →
Related reading:
- Eagle Mountain HOA Closing Costs: The Reinvestment Fee Explained
- What Is a PID Fee in Eagle Mountain? The Hidden Tax on New Construction
- Can You Park an RV or Boat in Your Eagle Mountain Driveway?
- Eagle Mountain Townhomes in 2026: Prices and Neighborhoods
- Hidden Costs of New Construction in Eagle Mountain
Sources: LandlordDoc — Master Association Fees: A Complete Guide, August 2025; The Ranches at Eagle Mountain Neighborhood Guide; AskDoss — HOA Fees Explained: What They Cover and Red Flags, April 2026; Rocket Mortgage — HOA Fees: What You Need to Know, 2025; FirstService Residential — What Is an HOA Fee and What Does It Cover?; CougarBoard — Community discussion of Ranches Master HOA lawsuit, 2022; Utah HOA Registry.
Frequently Asked Questions
Why does my Eagle Mountain home have two HOA fees? Many Eagle Mountain homes sit inside large master-planned communities like The Ranches at Eagle Mountain, where a master HOA governs the entire development and a sub HOA governs your specific neighborhood. Both fees are mandatory and cover different things.
Is a PID the same as an HOA? No — they are completely different. A PID (Public Infrastructure District) is a government tax district that funds public infrastructure. An HOA is a private association that governs community rules and shared amenities. Some Eagle Mountain communities have one HOA and a separate PID; others have a master HOA and a sub HOA. Always confirm exactly what each fee is before budgeting.
Do both HOA fees count toward my debt-to-income ratio? Yes. Your lender adds both monthly HOA fees to your housing payment when calculating your DTI. Tell your lender about both fees from the start — not just one.
Can I get a special assessment from two HOAs? Yes. Each HOA maintains its own reserve fund. If either fund is underfunded and a major expense arises, a special assessment can be levied by the master HOA, the sub HOA, or both. Request the reserve study and financial statements from both associations before you close.
How do I find contact information for both HOAs? Search the Utah HOA Registry at services.commerce.utah.gov/hoa. All Utah HOAs are required by law to register and keep their information current under HB 217 (effective May 7, 2025).
How do I know if a property has a master HOA, a sub HOA, a PID, or some combination? Ask your agent to confirm exactly what each fee is for any property you're considering. The title company and the HOA documents will specify. Don't rely solely on what appears in the MLS listing — fee descriptions in listings are not always complete or accurate.