Selling in Seven Hills and want a smooth, on-time closing? Your HOA resale package is one of the most important documents in the entire transaction. It can confirm dues, clear up violations, and satisfy your buyer’s lender and title company. In this guide, you’ll learn exactly what the package includes, how to order it, what it costs, how long it takes, and the steps you can take to avoid escrow delays. Let’s dive in.

Why the HOA resale package matters

The HOA resale package, sometimes called an estoppel or resale certificate, is the official status report on your property’s relationship with the homeowners association. Escrow relies on it to calculate payoffs, prorations, and transfer fees. Many lenders also review the contents to ensure the association is financially sound and compliant with their requirements.

In Seven Hills, many homes fall under a master association and a neighborhood sub-association. That often means two sets of documents, two sets of fees, and the potential for more follow-up. Ordering early and confirming which associations govern your property is the best way to protect your timeline.

What’s inside the package

While contents vary by association and management company, resale packages commonly include:

• Estoppel or resale certificate stating current dues, unpaid assessments, late charges, fines, and any transfer fees due at closing.
• CC&Rs, bylaws, and articles of incorporation for the association.
• Rules and architectural guidelines, including exterior change procedures, parking, rental, pet, and landscaping rules.
• Current operating budget and recent financials that show how funds are managed.
• Reserve study or reserve funding statement, which many lenders review.
• Assessment schedule, including any planned or special assessments.
• Insurance summary with the association’s master policy details.
• Pending litigation disclosure that may affect the association.
• Violation status for the specific property, if any.
• Transfer or capital contribution fee policy and who pays under the governing documents.
• Management company contact information for follow-up questions.

Some items may be separate or require additional requests, such as gate access procedures, amenity membership transfers, or documents related to exclusive use areas and easements. Your buyer’s lender may also ask for addenda or confirmations.

Seven Hills HOA structure

Seven Hills is a master-planned, guard-gated community. Many properties are governed by a master association plus a neighborhood or condominium sub-association. This matters for timing and cost, since each association typically issues its own package. Confirm which associations apply to your address and plan for the longest processing time to set expectations for closing.

High-end properties can include extra considerations, such as capital contribution or transfer fees, separate gate or amenity costs, or special assessments for major common-area projects. Ordering early gives you time to surface and address these items before they impact negotiations.

How and when to order

Order your resale package as soon as your listing is activated or immediately after accepting an offer. The listing agent or seller typically initiates the request, though title, escrow, or the buyer may also request it. Early ordering keeps everyone aligned and gives time to resolve any issues.

Follow these steps:

1. Identify the governing associations. Check your billing statement, recorded documents, or association website to confirm if you have a master and sub-association.
2. Contact the management company. Ask for the resale packet order form, fee schedule, and delivery options.
3. Provide complete information. Include property address, owner name, escrow and title contact details, and your preferred delivery method.
4. Pay the required fees. Fees are often collected upfront. If you need a fast turnaround, ask about rush options.
5. Distribute immediately. Send the package to escrow and your buyer’s lender as soon as it arrives.

Costs and timelines to expect

Fees and timelines are set by each association or management company. Typical industry ranges can help you plan, but verify specifics with your HOA:

• Standard fees: Commonly about $150 to $400 per association for a standard resale or estoppel package.
• Rush fees: Many associations offer expedited service for an added fee, often about $50 to $200 more depending on speed.
• Standard timelines: A few business days up to about 10 to 15 business days is common.
• Expedited timelines: Often 24 to 72 hours when available.

Factors that can extend processing:

• Incomplete request details, such as a wrong owner name or unit number.
• Multiple associations that must each prepare documents.
• Board approvals needed to release certain items.
• Outstanding violations or unpaid assessments that require resolution or documentation.

How the package affects escrow and lending

Escrow uses the estoppel to calculate payoffs, transfer fees, and prorations. Unpaid dues, fines, or special assessments must be addressed before closing, which may require updated payoff instructions or escrow holdbacks.

Many lenders review the association’s financial health, reserve information, insurance coverage details, litigation disclosures, and assessment schedules. Missing documents or newly disclosed issues can trigger extra underwriting conditions or extend the loan timeline. Delivering a complete package early gives your buyer’s lender time to review and clear conditions.

Common causes of delay include late delivery of the package, surprises like newly approved special assessments or litigation, and incomplete lender-required documents. The remedy is proactive ordering, thorough review, and quick coordination with escrow and the lender.

Pre-listing checklist for Seven Hills sellers

Use this quick plan to protect your timeline:

• Confirm your associations. Note both the master and any sub-association or condo association.
• Ask for the fee schedule and contents. Verify standard and rush fees, and what is included.
• Order early. Place the order at listing to get ahead of the escrow clock.
• Resolve balances and violations. Clear unpaid assessments, fines, or violations when feasible and keep proof.
• Document assessments. If there is a special assessment, gather the written notices and payment terms.
• Check reserves and transfer fees. Confirm reserve status statements and whether capital contributions apply.
• Coordinate with escrow and lender. Share documents upon receipt and ask the lender if they require any supplements.
• Plan gate and amenity transfers. Confirm remotes, fobs, and any applicable transfer fees for closing.

Example timeline

• Day 0: List the home and order the resale package.
• Days 3 to 10: Receive the standard package, then forward to escrow and the lender.
• Days 1 to 3 after receipt: Escrow distributes, verifies payoffs, and the lender reviews.
• If expedited: Receive within about 24 to 72 hours, subject to the association’s rush option.

When surprises pop up

If the package reveals a special assessment, litigation, or a material issue:

• Notify escrow, the buyer’s agent, and the lender promptly.
• Provide supporting documentation, such as board minutes or budget updates.
• Discuss solutions, including who will pay the assessment or whether to adjust terms.
• Consider legal guidance for complex disputes.

Work with a team that moves fast

You deserve a clean, on-time closing with no last-minute scramble. Our team coordinates HOA documents early, confirms all governing associations, and keeps escrow and lenders in sync so you stay on schedule. If you want a marketing-first strategy paired with organized execution, we’re here to help.

Ready to sell in Seven Hills with confidence? Connect with Windy Goss Your Real Estate Boss for a plan that maximizes your price and protects your timeline.

FAQs

What is an HOA resale package for Seven Hills sellers?

• It is a set of association documents and an official estoppel or resale certificate that confirms dues, balances, rules, reserves, insurance summaries, and any assessments that affect your sale.

How long does the HOA package take in Seven Hills?

• Timelines vary by association and management company, but a few business days to about 10 to 15 business days is common, with some offering rush service in about 24 to 72 hours.

Who pays for the HOA resale package in Henderson?

• Payment depends on your contract and local practice. Sellers often pay the fee upfront, but you should confirm responsibility in your purchase agreement.

Do I need packages from both the master and sub-association?

• Many Seven Hills homes have both. Confirm which associations govern your address, and order from each to avoid delays.

What does the estoppel certificate show at closing?

• It shows current dues, unpaid assessments, late fees, fines, and any transfer or capital contribution fees so escrow can calculate payoffs and prorations.

Can I close without the HOA resale package?

• Escrow and lenders typically require it. Missing or late packages are a common cause of delays, so order early and confirm contents with the management company.