Private homeowners and condominium owners comprise almost all of the housing available at Snowshoe Mountain Resort, with the bulk of those housing units being privately owned condominiums.  By deed covenants, all of those condominium owners become members of an association which is charged with the upkeep and maintenance of common areas that the association owns.  Snowshoe is made up of approximately thirty such associations.  

As a condominium owner, the private individual generally owns from the construction studs in for their respective unit.  They also have a percentage interest in the common areas, such as walkways, roads and parking areas.  These areas need to be maintained.  Thus each association charges a monthly, quarterly, or annual fee based on a budget compiled by the board of directors of the association for the maintenance and care of the buildings and structures considered common.  These fees may cover such things as cable TV, insurance on the buildings, firewood for the owners and guests, hiring of property managers, snow removal, lawn care, and such.  Generally each condominium owner has a vote at an annual meeting where these and other issues are addressed.

Off the mountain, but in the general area of Snowshoe, there exist more than a dozen developments.  It is the general practice of the individual developer to form a homeowners’ association charged with the management of their common areas within the development.  Generally, this association in formed once a certain percentage of the available lots in a development have been sold.  The primary concern of these homeowner associations is road upkeep and maintenance, such as snow removal.  Again, just like a condominium association, the individual lot owner in the development has a vote in the decision making of the association.

It should be noted that a trend is developing in regard to property transfers within the condominium communities.  A few of the associations are starting to institute a "transfer or set-up fee" whenever title changes on a condominium in their respective associations.  It is their belief that this transfer fee will help ensure the ongoing funding of the general operating reserve, which is used for purchasing equipment for the association, is available for adding amenities or other improvements to the association, and can be used as a back-up in the event of shortfalls in operating or maintenance reserve funds.  These funds help bolster the financial health and flexibility of the association and reduce the chances of special assessments ever being imposed.  This new transfer fee is to be paid by the new purchaser of re-sale condominiums in those certain associatons that have adopted this fee.  These fees are currently (2007) running between $300 and $700, depending on the size of the unit being conveyed.

These association dues, just as with real estate taxes and the “mountain service fee” discussed elsewhere in this website, are prorated to closing whenever the property is sold.  Accordingly, our office will determine the status of the individual account for your closing attorney to properly credit any new buyer of property.

Failure by an individual property owner to pay the necessary condominium or homeowners’ association dues can result in the respective association placing a lien upon the property of the negligent owner.  When purchasing a condominium or home in the area, your closing attorney will conduct a title search at the county court house to assure that any such liens have been properly released.

Since resort area property is a significant investment, we would encourage all property owners to become actively involved in the business of their association by serving on their board of directors or a committee.  This gives you a say in the protection of your investment, and oversight into how your association dues are being spent.