1. I have reviewed the May-September 2025 Financial Statements provided by Cohere.
2. Some observations as of 9/30/25:
- Cash in the Operating Account, including $50K Working Capital loan from Developer-$80,065 -Cash in the Reserve Account- $225,192
- Homeowner Assessments Receivable: $271 (no homeowners more than 1 mo past due)
- Due from VMCA (Vista) for their share of Montaine Circle upkeep: $20,115
- No transfer to the Reserve account will be made this year. Agreement in process for Developer to fund Reserves, including interest, at Transition (75% homes closed).
3. Number Closed homes as of 10/13/25:
- 319 (48% of 664 total planned)
- 2025 closings from Toll: 63
4. Operating Deficit for the year thru 9/30/25: $123,046 (prior to Developer Subsidy) This is part of the anticipated deficit funding that the developer has provided and continues to fund on a monthly basis. For 2025, so far $89,532 of deficit funding has been received from the Developer. Also, the Developer has paid RMCA insurance premiums thus far as part of their master insurance policy, which represents additional deficit funding.
5. Each homeowner who received interest on their New Member Fee refund either as a credit to their homeowner account or otherwise will receive a 1099 for the interest portion so that it can be declared on your 2025 personal tax return. For those unwilling to provide their social security number, we respect your decision, but understand that the HOA is then not able to allow you to keep the interest credit previously posted to your account, and those funds will be turned over to Colorado’s Unclaimed Property fund.
6. Our sister community Vista has closed approximately 69% of their intended homes, and they are 31 homes and a few months from Transition when the homeowners will elect a majority of their Board spots. Jay Hamerstadt and I have established a communication link with their current homeowner Board members and have discussed the possibility of a reciprocal agreement with them regarding their pool and our grounds around the clubhouse, however the idea has not gained traction to this point. Since they will be electing a homeowner-controlled Board soon, it’s unlikely that anything will happen on that possibility until their new Board is in place. If and when the two Boards and attorneys come to an understanding, it is our intent to put the question out to both communities in the form of a survey to make sure this is what the majority of homeowners also want.
7. An auditor has been retained to examine the accounting records from the inception of our HOA to December 31, 2024, and that audit is in process. That includes records being maintained by two different management companies and three different accounting systems, so it is especially important to have the audit done before our Transition, currently projected sometime in 2028.
8. As previously reported, no transfers have been made to the Reserve fund since 2024. The Developer has indicated that they plan to wait for Transition at 75% of homes closed when the homeowners can elect 4 of the 5 Board spots to promptly bring the Reserves at least up to the level contemplated by the Reserve Study, that being 15% of the aggregate of projected replacement costs. The 75% point of closed homes is currently projected to be sometime in 2028. An agreement to memorialize these terms is still in process.
9. The approved 2026 HOA budget calls for dues to increase 5% to $221 per month, effective 1/1/28. This is consistent with the multi-year Build Out Budget approved earlier this year.
Submitted by Bill Cirkus
October 27, 2025