Thinking about buying in Mount Juliet and trying to decide between an HOA community and a non‑HOA neighborhood? It is a choice that affects your budget, your day‑to‑day routine, and your long‑term resale options. With many newer subdivisions and a steady stream of buyers relocating from the Nashville area, you will find strong options on both sides. This guide walks you through the trade‑offs, costs, rules, financing, and due diligence steps so you can choose what fits your life best. Let’s dive in.
HOA vs no HOA at a glance
- HOA pros
- Predictable shared costs for common areas and amenities.
- Often less exterior upkeep for you, especially in maintenance‑included communities.
- Access to amenities like a pool, clubhouse, playground, and trails.
- HOA cons
- Monthly, quarterly, or annual dues and possible special assessments.
- Rules for exterior appearance, parking, and rentals.
- Board decisions and enforcement can vary.
- Non‑HOA pros
- More autonomy with design, landscaping, storage, and parking.
- No HOA dues.
- Non‑HOA cons
- You handle all maintenance and repairs yourself.
- No shared amenities and less predictable long‑term costs.
Mount Juliet context
Mount Juliet sits just east of Nashville in Wilson County and continues to grow with the metro area. The 2020 U.S. Census counted about 39,000 residents, and the city has added new housing since. You will find a mix of established streets with larger lots and many master‑planned subdivisions built in the past 10–20 years. That means you have both HOA and non‑HOA choices across price points, locations, and styles.
HOA fees and what they cover
HOA dues are typically monthly, quarterly, or annual. What they include varies by community, but common coverage areas include:
- Maintenance of common areas such as landscaping, irrigation, sidewalks, lighting, and entry features.
- Amenities like a pool, clubhouse, playgrounds, trails, and sometimes sports courts.
- Insurance for common structures and spaces, and in some cases parts of a building exterior.
- Management company services, utilities for shared spaces, and reserve funding for big future repairs.
- In “maintenance‑included” communities, exterior care such as roofing, siding, and lawn service may be part of your dues.
Non‑HOA properties have no collective fees, but every exterior repair, yard project, and amenity you want is paid for individually. When you compare options, look at total cost rather than dues alone.
Rules, approvals, and enforcement
HOAs operate under recorded Covenants, Conditions and Restrictions (CC&Rs) and Rules & Regulations. You will often see standards for:
- Exterior paint colors, roof materials, and siding.
- Fence height and materials.
- Lawn care and landscaping.
- Parking rules, street parking limits, and RV or boat storage.
- Pet policies and waste control.
- How amenities can be used and guest access.
- Leasing rules, including limits on short‑term rentals.
Enforcement tools can include fines, suspension of amenity access, and liens for unpaid dues. The style and consistency of enforcement vary by community, so it is important to review documents and past meeting minutes before you buy.
Local amenities you will see
Many Mount Juliet HOA neighborhoods feature some combination of:
- Community pools and poolhouses.
- Playgrounds and pocket parks.
- Walking and bike trails.
- Clubhouses or reservable rooms.
- Sports courts such as tennis or basketball.
- Gated entries and maintained common landscaping.
Amenities are a major driver of dues. A small green space with basic landscaping usually means lower dues than a neighborhood with a pool, clubhouse, and long trail system.
Financing and lender considerations
Your lender may need HOA information during underwriting. Here is what to expect:
- Lenders commonly request governing documents, budgets, and insurance details for the association.
- Some loan programs, including FHA and VA, have specific approval criteria for certain property types. Maintenance‑included and condominium‑style communities often get extra scrutiny.
- Large special assessments, high delinquency rates, or weak reserves can affect appraisals or approvals.
- If you plan to use FHA, VA, or a loan that treats the property like a condo, ask your lender early about any HOA or condo approval requirements.
Buyer due diligence checklist
Before you commit, give yourself time to review the details. Use this step‑by‑step list during inspection and document review:
- Ask early whether the address is in an HOA and get the association’s name and contact.
- Request and read the CC&Rs, Bylaws, Rules & Regulations, and architectural guidelines.
- Review the most recent budget, financial statements, and any reserve study.
- Confirm current dues, how often they are paid, and exactly what they cover.
- Ask about recent special assessments and any planned capital projects.
- Check leasing rules, including any caps or short‑term rental restrictions, if renting may be part of your plan.
- Obtain the association’s insurance certificate to see what the master policy covers versus what you must insure.
- Verify whether the property has any outstanding violations or unpaid assessments.
- Read the last 12–24 months of board meeting minutes to gauge culture and enforcement style.
- Talk with your lender about any HOA or condo approval issues. Consider consulting a Tennessee real estate attorney if documents are complex or there is pending litigation.
Seller tips: HOA and non‑HOA
If you plan to sell, set expectations and reduce friction for buyers by preparing early:
- Disclose HOA membership, current dues, and any known assessments as required by rules.
- Provide governing documents to buyers as soon as practical in the process.
- Understand transfer or resale fees the HOA may charge at closing.
- For non‑HOA homes, highlight features buyers value, such as flexibility for design or parking, and be ready to explain typical maintenance responsibilities.
Red flags to watch in HOA reviews
Look closely for any signs that point to future costs or conflict:
- Financial health
- Low or no reserves for capital items like roofs, roads, or pool replacements.
- Frequent special assessments in recent years.
- High owner delinquency on dues.
- Governance and transparency
- Sparse meeting minutes, irregular elections, or prolonged developer control.
- Vague rules that grant broad discretionary power to the board.
- Reports of inconsistent enforcement.
- Operations
- Amenities not maintained despite regular dues.
- Frequent management company turnover or disputes.
- Pending or recent litigation involving the association.
Cost comparison tips
Comparing HOA and non‑HOA options works best when you look at the full picture. Build a simple side‑by‑side estimate that includes:
- Mortgage payment and property taxes.
- HOA dues or, for non‑HOA homes, a realistic line for yard care, exterior maintenance, and potential amenity costs.
- Homeowner’s insurance, adjusted for what a master policy might already cover.
- A reserve line for future big‑ticket items you would be responsible for.
This approach helps you see whether higher dues might actually replace expenses you would otherwise pay out‑of‑pocket.
Three common HOA styles in town
- Amenity community
- Expect a pool and pavilion, playgrounds, trails, and possibly a clubhouse.
- Dues fund common landscaping, amenity operations, and insurance for shared structures.
- Architectural approvals and parking limits are typical.
- Low‑fee covenant community
- Modest common areas and lighter rules focused on nuisances and trash or parking.
- Dues usually go toward entry landscaping or a small green space.
- Owners handle all exterior maintenance.
- Maintenance‑included townhomes or attached homes
- Exterior maintenance and lawn care are often covered; dues are higher.
- Architectural control is strict and visible personal items may be limited.
- Some loan programs treat these like condos, so confirm lender requirements early.
How to choose what fits you
Start with your lifestyle and tolerance for rules. If you want a pool without doing the upkeep, an HOA community may fit. If you prefer maximum control over your exterior choices and storage, a non‑HOA home may suit you better. Then compare total cost, review documents, and talk with your lender about any HOA or condo approval needs.
When you balance day‑to‑day convenience with long‑term flexibility and resale, the right answer becomes clearer. There is no one‑size‑fits‑all in Mount Juliet, and the good news is you will find strong choices on both sides of the fence.
Ready to narrow your search to the neighborhoods that fit your budget and lifestyle? Lean on a local guide who knows the streets, the documents, and the process from offer to close. Reach out to Eddie Poole to compare communities, review HOA details, and map a smooth path to your next home.
FAQs
How much do HOA fees cost in Mount Juliet?
- Fees vary widely by community and amenities. Review the association’s current budget and reserve study to understand exact dues and what they cover, then compare that to likely maintenance costs for similar non‑HOA homes.
Can an HOA require exterior changes in Tennessee?
- If the CC&Rs grant architectural control, you typically need prior approval for exterior changes. Plan for review timelines and design standards set by the architectural committee.
Can HOAs in Tennessee foreclose for unpaid dues?
- Many associations have lien rights and some form of foreclosure remedy for unpaid assessments. Confirm the powers in the HOA’s documents and applicable Tennessee law, and consult a Tennessee attorney for specifics.
Do Mount Juliet HOAs limit rentals or short‑term rentals?
- Yes, many HOAs use leasing caps or restrict short‑term rentals. If you plan to rent a home, verify all leasing rules before you make an offer.
What should I ask my lender about HOAs?
- Ask whether the HOA or property type could affect your loan program, appraisal, or approval, especially for FHA, VA, or condominium‑style communities. Also ask what association documents underwriting will need.
What amenities most affect HOA dues?
- Pools, clubhouses, extensive trails, and staffed or gated entries usually increase operating and reserve costs. Smaller green spaces and basic landscaping typically correlate with lower dues.
