What Do HOA And Club Fees Cover In Diamante?

Curious what your HOA and club dues actually cover at Diamante? If you are exploring a home in this private Cabo San Lucas resort, the layered fees can be confusing at first glance. You want a simple way to see what you are paying for, what is extra, and how to budget with confidence. This guide breaks it down clearly, so you can compare options and plan your total cost of ownership with fewer surprises. Let’s dive in.

Fee layers in Diamante

Master association overview

The master association usually maintains the community-wide backbone that benefits everyone. Think internal roads, perimeter security, major landscaping, and large shared amenities that serve the whole development. You typically contribute to these costs even if you also belong to a building or neighborhood HOA. Master association dues are often billed monthly or quarterly.

Sub-association or condo HOA

Each neighborhood or building commonly has its own HOA that manages local common areas. These dues fund exterior building maintenance, roofs, corridors, elevators, neighborhood pools, and on-site management. Trash service, landscaping, and common-area utilities are often included for that specific building or enclave. Exact line items vary by sub-association, so verify the current budget and bylaws.

Club memberships explained

Access to premium amenities, such as golf, a beach club, spa, and fitness, usually sits outside HOA dues. Clubs operate on memberships with tiers, such as owner access, social, or golf. You may see a one-time initiation or transfer fee, then annual dues, along with per-use charges for items like dining or spa services. Availability, transfer rules, and required versus optional membership depend on club governance and your property type.

How fees are billed

Most HOAs bill monthly or quarterly, while clubs often bill annually or semi-annually. Initiation or transfer fees are usually due when you join or upon resale. Some single-family neighborhoods may only pay the master association plus limited neighborhood dues. If you are comparing homes, ask for written confirmation of all fee layers and the billing cycle for each.

What HOA dues usually include

Community upkeep and security

HOA and master association dues commonly fund exterior and common-area maintenance. This includes building exteriors, roads and sidewalks inside the development, and common lighting. Security staffing and perimeter patrols are often part of the budget, along with CCTV and common-area alarm monitoring. You also help fund ongoing landscape maintenance and irrigation for shared areas.

Utilities and services for common areas

Common-area utilities are typically covered by the association. These often include electricity for common lighting and pumps that support irrigation systems. Some developments operate shared water systems, although in-unit water is usually billed to owners. Trash collection is frequently included where service is centralized, but always confirm how your unit is serviced.

Pools, fitness, and staffing

Many sub-associations include care for shared pools and spas. That usually covers cleaning, chemical balancing, and attendants if provided. If your building or neighborhood has a fitness room or other on-site shared spaces, upkeep and basic supplies are often included. Property management, concierge or front-desk staffing may also be funded through dues where offered.

Insurance and reserves

Associations budget for liability insurance and insurance for common elements. This does not replace your individual interior or contents coverage, which you should carry separately. A portion of dues is often set aside in reserves for capital repairs. Healthy reserve funding helps reduce the risk of special assessments for big-ticket projects.

Sometimes included items

Some sub-associations include community Wi‑Fi in shared spaces or TV feeds for common rooms. Pest control for common areas is typical, while in-unit pest control may be separate. Water arrangements vary by building, so confirm whether potable water to units is metered or included. You may also see limited budgets for owner events or programming.

What club fees usually include

Membership types and costs

Club fees generally follow a membership model, separate from HOA dues. You might encounter initiation or transfer fees, annual dues, and sometimes capital assessments for long-term improvements. Owner-included basic access may exist for certain categories, while paid social or golf memberships offer greater privileges. Transferability, availability, and waitlists depend on the specific club rules.

Golf and beach operations

Annual club dues help pay for course maintenance, staffing, and operations if golf is included. That can cover the driving range, caddies or marshals, tournament support, and clubhouse operations. Beach club services like chair and umbrella upkeep, beachside service, lifeguards, and any shuttle services are also typical. The goal is to sustain day-to-day operations and the quality of the amenities members enjoy.

Per-use and guest charges

Even with a membership, you should expect per-use charges. These can include food and beverage, spa treatments, lessons, cart rentals, club storage, and pro-shop purchases. Guest access commonly triggers additional fees. Some memberships include dining or spa discounts, reciprocal access, or preferred tee times.

What these fees do not cover

In-unit utilities and insurance

Your individual utilities are usually not included in HOA dues. Plan for electricity, in-unit water where metered, internet, TV, phone, and propane if used. Interior and contents insurance is your responsibility, separate from the master policy. Short-term rental liability coverage may also be advisable if you plan to rent.

Interior upkeep and private services

You are typically responsible for interior maintenance and repairs. That includes appliances, interior plumbing, HVAC, and finishes. Private services such as housekeeping and in-unit laundry are owner-paid. If your lot has private landscaping that is not under a sub-association, you will usually handle that as well.

Taxes, assessments, and transfers

Municipal property taxes are not part of HOA dues. Special assessments can appear when reserves are not adequate or urgent projects arise. Clubs and associations sometimes charge transfer fees at resale. If you operate rentals, factor in booking commissions, cleaning, and any required permits or occupancy taxes.

Budgeting tips for Diamante buyers

Seasonal utilities and water

Hot months in Cabo San Lucas can push A/C usage higher, which raises electricity costs. Owners who rent short-term often see elevated utility and service expenses due to higher occupancy. Water supply models vary across Baja California Sur, from wells and desalination to delivery. Confirm how your building sources water and whether your usage is metered to your unit.

Currency and billing

Dues may be billed in Mexican pesos or in USD. If you pay in foreign currency, exchange-rate swings can change your effective costs over time. Some clubs and associations index dues to inflation or adjust annually. Be sure you understand the currency, timing, and the history of increases before you finalize a budget.

Rental and regulatory factors

If you plan to rent, include management fees, cleaning, and turnover costs in your pro forma. Local regulations can require permits or impose transient lodging taxes. You may also have guest registration rules and additional fees at the association or club level. Review the community’s rental policies in detail so your plan aligns with rules and costs.

Due diligence checklist

Documents to request

• Current HOA bylaws and the condominium regime (Reglamento de Condominio).
• Latest operating budget and financial statements for your sub-association and, if applicable, the master association.
• Reserve study or capital improvement plan, plus reserve funding history.
• Minutes from recent board meetings, ideally the last 6 to 12 months.
• A schedule of current dues, any special assessments, and the timing of the next increase.
• Insurance policy details for common elements and liability, including deductibles.
• Club membership agreements and inventory, including whether membership is required, optional, or transferable.
• Written rental rules, guest policies, cleaning standards, and any municipal permit requirements.
• The current management contract between the association and property manager.

Questions to ask

• Exactly which services are covered by dues, and what is billed separately?
• Is potable water provided by the association, and how is it billed?
• How are electricity and backup power handled, including fuel for generators?
• Are there current or pending special assessments or major projects in the next 1 to 3 years?
• What is the reserve fund balance today versus the recommended level?
• What insurance coverage is carried at the master and sub-association levels, and what do owners need to insure themselves?
• For clubs, is membership required for owners, what are initiation or transfer fees, and are there caps or waitlists?
• Are dues billed in pesos or USD, and how often have they increased historically?
• Are there rental restrictions or minimum owner-use requirements?
• Do the association or club charge transfer fees at resale?

How to compare properties with confidence

Create a simple side-by-side checklist for each home you like. List master association dues, sub-association dues, and club costs with initiation, annual dues, and typical per-use charges. Then add your estimated owner expenses, including utilities, insurance, property taxes, and any rental-related costs. This approach makes it easier to see the true monthly and annual picture for each option.

Work with a trusted local advisor

Every Diamante sub-community can structure dues and memberships a little differently. A detail-focused agent helps you collect the right documents, ask the right questions, and make apples-to-apples comparisons. If you are purchasing from the U.S. or Canada, you also want guidance on cross-border process, closing, and ownership logistics. When you are ready to explore, schedule a conversation with Paul Goldsmith to map the right fit and budget for your goals.

FAQs

Are HOA and club dues the same at Diamante?

• No. HOA and master association dues fund community operations and common-area upkeep, while club dues buy access to private amenities like golf, beach club, spa, and fitness.

Will my HOA dues cover my in-unit electricity and water?

• Usually not. Utility consumption inside a unit is commonly billed to the owner unless the association specifically includes it. Always confirm metering and billing in writing.

Can clubs require owners to join or pay dues?

• It depends on the community and membership rules. Some developments include mandatory access fees for owners, while others offer optional memberships with different privileges.

How big can special assessments be in resort HOAs?

• Size varies widely. Well-funded associations with strong reserves rarely levy large assessments, while underfunded ones may require sizable one-time charges for major projects.

Do I still need my own insurance if there is a master policy?

• Yes. Master policies typically cover common elements and shared liability. Owners should carry interior and contents coverage, and consider liability coverage, especially if renting.