The following update reflects what you will also receive in the mail along with your yearly assessment. We hope everyone is well and look forward to answering any questions you have at our upcoming HOA Board Meeting.

Ridgemont Quarterly Update and Meeting

The next Ridgemont HOA Meeting will be held virtually on November 17, 2025, at 6 p.m. We will discuss the changes outlined in this update as well as future projects, and complete a vote for HOA Trustee nominations.

Please RSVP using this link: https://us02web.zoom.us/meeting/register/TngWuUUXTjyE_-LC5Q4sqw#/registration.

We look forward to seeing you there!

HOA Update and Assessment

Dear Neighbors,

As we approach the end of 2025, it is essential to address the most pressing matter affecting our neighborhood, which will impact our annual HOA assessment.

As you know, Ridgemont is nestled into rolling hills and mature woods—a neighborhood designed to feel like a part of nature. That’s a major reason people want to live here, along with our friendly neighbors and welcoming atmosphere.

We enjoy many benefits, but with them comes the responsibility to care for what makes us desirable. For three years, Ridgemont has taken a conservative approach to dues, holding assessments steady while carefully monitoring expenses. That approach worked—until now. In 2024, we saw a spike in operating costs (up 21.5% in 2024), primarily driven by unavoidable tree work due to unpredictable storms. As a result, our year-end cash balance (reserve) decreased significantly by 51%, putting us at financial risk should a significant expense arise. Expenses for 2025 have already exceeded the previous year’s total.

Importantly, many of our mature trees are nearing the end of their natural life, which means that tree-related costs are likely to remain high and continue to increase for the foreseeable future. Unpredictable storms can significantly impact these trees, as we have experienced this year. These realities are prompting a reassessment of how we fund day-to-day operations and reserves to avoid special assessments and ensure we are prepared for unexpected costs.

To keep pace with inflation, manage growing costs beyond inflation, and rebuild prudent reserves, we recommend a modest 18% ($50) dues increase, bringing the total to $325 per year. For comparison, this is much lower than many neighboring subdivisions, some of which exceed $500 annually. Moving forward, the board will formalize and clarify our reserve policy to ensure financial stability for our neighborhood. If, by Q3 2026, we can reduce expenses, maintain an operating cash balance over 50% of projected annual costs, and have the capital reserve back on track, the board will consider a rollback or credit for next year.

To promote clarity and transparency regarding our financial status, an overview of major HOA expenditures is provided below. We’ll also share more details at the upcoming HOA meeting scheduled for November 17.

Expenditure	2022	2023	2024	2025 (est)
Landscaping/Tree Removal	$28,517	$27,695	$38,653	$49,000
Electricity/Water	$11,288	$11,608	$10,865	$13,500
Insurance	$2,220	$2,220	$857	$2,500
Misc.	$526	$400	$1,352	$1,200
Total	$42,551	$41,923	$50,957	$66,200
Balances	2022	2023	2024	2025 (est)
Starting Balance	$52,651	$40,674	$54,923	$54,956
Expenditures	$42,551	$41,923	$50,957	$66,200
Ending Balance	$40,674	$39,489	$19,830	tbd

Board Transition:

James Androuais is stepping down as HOA President. We are grateful to James for his years of service to the community, during which he served as an active board member, Secretary, and President.

Bill Handy has been appointed President. Past President Dan Huber will remain in his role as Member at Large. Bill has been involved with the HOA board, providing support, and is well-equipped to take on this role, carrying forward the priorities outlined in this update, as well as building a strong, active board to ensure continuity and a shared workload.

Assessment FAQ:

What changed in 2024 — expenses and cash trends: Total operating expenses rose 21.5%—primarily driven by unpredictable tree maintenance—and year-end cash moved from $39,489 (2023) to $19,830 (2024). That balance sits at the very bottom of a prudent “ready cash” band, leaving limited capacity to maintain a separate capital reserve or absorb a significant unplanned expense without pressure on dues.

Why we’re proposing a change now: We’ve kept dues flat for three years to minimize homeowner expenses; however, this level is no longer sustainable, as many of Ridgemont’s mature trees are nearing the end of their lives, and operating costs remain elevated. A measured dues reset allows us to rebuild our cushion responsibly and begin funding a capital reserve—so we’re not relying on ready cash (or special assessments) when significant expenses hit.

What “healthy” reserves look like: a combined ready-cash target of $19,800–$33,000 (≈ 3–6 months), made up of an operating reserve of $13,200–$19,800 (20–30%) and an emergency fund of $6,600–$13,200 (10–20%). A formal reserve study will be initiated in 2026 to set precise targets. Until then, for capital reserves (separate from ready cash), a practical starter range is $10,000–$25,000.

Recommendation for 2026 dues: Increase dues from $275 to $325 per home (+18%), yielding $79,625 in projected annual revenue (245 homes). With $66,000 in projected expenses, this leaves approximately $13,600 to maintain a ready cash reserve within the $19,800–$33,000 band and seed a dedicated capital reserve, thereby better absorbing year-to-year variability (such as tree clusters, storms, utilities, and inflation).

In sum: This is a prudent reset—not a drastic shift. Paired with a clear reserve policy and proactive tree/capital planning, it rebuilds our cash cushion, lowers the risk of special assessments, and preserves Ridgemont’s natural character. With quarterly reporting, we’ll stay transparent and disciplined. Most importantly, it puts us on a stable footing to protect property values and enjoy the neighborhood we all chose for its beauty and sense of community.

Thank you

As always, we thank you for your time and commitment to our neighborhood. If you have any questions or suggestions, please don’t hesitate to email [email protected].