When you start looking for a home in the St. Croix Valley, the price tag on the listing is only part of the story. Whether you are eyeing a historic Victorian near downtown or a modern townhome out by the golf courses, your monthly budget is going to look different depending on one major factor: the Homeowners Association (HOA).
Understanding HOA Fees in the St. Croix Valley
HOA fees are a critical budget item for many Stillwater buyers, but they aren't one-size-fits-all. Because our area has such a diverse mix of housing—from 19th-century builds to brand-new construction—the "association" landscape varies drastically.
In simple terms, an HOA fee is a mandatory monthly or annual due collected to maintain common areas and fund financial reserves for future repairs. In Stillwater, you will find a mix of "association-free" historic homes where you are responsible for everything, alongside master-planned communities where the HOA handles almost every exterior chore.
Understanding what you are paying for is key to deciding if a specific property fits your lifestyle and your wallet.
Average HOA Fees in Stillwater, MN by Property Type
One of the most common questions buyers ask is, "What is a normal HOA fee here?" The answer depends entirely on what kind of roof you are living under. While fees change annually based on budgets, here are some realistic baselines to help you plan.
Townhomes
For most townhome communities in Stillwater, you can expect monthly dues to land somewhere in the $250 to $450 range. This is the sweet spot for neighborhoods that offer exterior maintenance, snow removal, and lawn care. It’s a popular option for buyers who want to own their home but don't want to spend their weekends mowing the grass.
Condominiums
Condo fees tend to be a bit higher, typically ranging from $300 to $700+ per month. This variance is usually driven by the building's age and amenities. Older buildings or downtown conversions often have higher fees because they have significant shared systems to maintain, such as elevators, roofs, and sometimes even shared heating or water bills.
Single-Family Homes
If you are buying a detached single-family home, you might pay $0. Many of Stillwater’s neighborhoods, especially the historic ones, have no association at all. However, in newer master-planned communities, you might see a small annual fee—perhaps $100 to $150 per year—which strictly covers the maintenance of community monuments, shared parks, or trails.
Luxury and Lifestyle Communities
If you are looking at a community with extensive amenities—think pools, clubhouses, or heated underground parking—fees can easily exceed $600 per month. You are essentially paying for a membership to a private club that happens to be attached to your house.
What Do HOA Fees Usually Cover in Stillwater?
When you write that check every month, you are paying for services that you would otherwise have to manage yourself. In Minnesota, the value proposition is heavily skewed toward weather management.
- Snow Removal: This is the big one. In our climate, having an HOA that covers snow removal for driveways and sidewalks is a massive benefit. It means no waking up at 5:00 AM to shovel before work.
- Lawn Care & Landscaping: This typically covers weekly mowing, fertilization, and sometimes tree trimming or shrub care.
- Exterior Maintenance: For townhomes and condos, the fee usually builds a reserve fund for big-ticket items like siding, roofing, and road maintenance if the streets are private.
- Sanitation: Trash and recycling pickup is often bundled into the fee, saving you a separate bill.
- Hazard Insurance: Associations usually carry a master policy that covers the structure (walls-out). This means you only need a "walls-in" (HO-6) policy, which is significantly cheaper than standard homeowners insurance.
- Shared Amenities: This covers the upkeep of gazebos, walking paths, retaining walls, or community centers.
It is worth noting that in some condo buildings, like The Lofts, fees may go even further to cover heating, water/sewer, and professional management, which simplifies your monthly bill paying significantly.
HOA Fees in Popular Stillwater Communities
To give you a better idea of how this plays out in real life, let’s look at how fees structure the lifestyle in a few specific areas.
Liberty on the Lake
This is a well-known master-planned community. If you are looking at Liberty on the Lake homes for sale, you will find a mix of property types. The townhomes here typically have monthly dues that cover the full "lock-and-leave" maintenance package. However, the single-family homes in the same development may have a much different fee structure, often just a small assessment to keep the extensive parks, trails, and common green spaces looking sharp.
The Lofts of Stillwater
Located right downtown, these luxury condos offer a completely different vibe. Fees here often run $500 to $700+ per month. While that sounds high compared to a suburban townhome, it reflects the premium location, the cost of maintaining elevators, secure parking, and often some shared utilities.
Millbrook
Millbrook townhomes are a great example of the middle ground. Fees here generally hover in the $300s, offering a balance of coverage and affordability. It is a very typical setup for the area, where the dues take care of the heavy lifting for exterior chores without funding extravagant extras like a private water park.
Creekside Crossing
On the other hand, newer developments like Creekside Crossing offer a different appeal. Some lots or phases in newer construction might be "association-free" or have very minimal covenants. Buyers here should always verify the current status, as this appeals to those who want a new home but prefer to handle their own snow and lawn care.
The Real Cost: HOA vs. Non-HOA Homes
When you are deciding between a house and a townhome, it is easy to see the HOA fee as "lost money." However, it helps to compare it against the hidden costs of a non-HOA home.
If you buy a historic home on the South Hill, you have zero association fees. But, you are paying directly for snow removal services (which can run $50-$100 per visit during a heavy winter), lawn care equipment or services, trash collection (around $30/month), and higher homeowners insurance premiums since you are insuring the entire structure yourself.
There is also the "convenience factor." HOAs offer a lifestyle that is very popular with travelers and snowbirds. You can leave for Florida in January and not worry about the city fining you for an unplowed driveway.
Finally, consider budget stability. An HOA fee is a predictable, flat monthly expense. Conversely, owning a non-HOA home means that when a roof fails, it is a sudden $15,000+ expense. While HOAs can levy special assessments for big projects, the goal of a well-run association is to smooth out those costs over time.
Minnesota HOA Laws: What Buyers Need to Know
If you decide to move forward with a property governed by an HOA, Minnesota law provides some strong protections to ensure you know exactly what you are buying into.
The Resale Disclosure Certificate
Per Minnesota state law, the seller is required to provide you with a Resale Disclosure Certificate. This is the most important document you will read. It reveals the current dues, whether there are any approved upcoming special assessments (extra fees), and the financial health of the association. It tells you how much money they have in the bank.
10-Day Right of Rescission
Once you receive the disclosure documents, you typically have a 10-day window (the "Right of Rescission") to review them. If you see something you don't like—for example, if the reserve funds are dangerously low or the rules prohibit your pickup truck—you can cancel the purchase agreement without penalty.
Reserve Funds
Pay close attention to the reserve fund section of the disclosure, especially for older Stillwater condo buildings. Adequate reserves are crucial. If an association has low reserves, it often signals that future cost hikes or special assessments are on the horizon to pay for aging infrastructure.
Frequently Asked Questions About Stillwater HOAs
Are HOA fees included in my mortgage payment?
No, your HOA fees are usually paid directly to the management company, not to your mortgage lender. However, your lender will factor the fee into your debt-to-income ratio to ensure you can afford the total monthly housing cost.
Can HOA fees in Stillwater go up?
Yes, and you should expect them to. Boards review budgets annually, and fees typically rise to keep up with the increasing costs of insurance, contract labor for snow removal, and general inflation.
Do all Stillwater neighborhoods have HOAs?
No. Unlike some suburbs where every home is part of an association, Stillwater has many historic and standard single-family neighborhoods that are entirely HOA-free.
What happens if I don't pay my HOA dues?
The fees are mandatory, not optional. If you fail to pay, the association can place a lien on your property and, in severe cases, foreclose on the home to recover the debt.
