I have reviewed the September 2026 Financial Statements provided by Cohere.
Some observations as of 9/30/26:
-Cash in the Operating Account, including $50K Working Capital loan from Developer-$115,366
-Cash in the Reserve Accounts- $251,020
-Homeowner Assessments Receivable: $ (Primarily 1 homeowner past due)
-Due from VMCA (Vista) for their share of Montaine Circle upkeep: $13,536
# Closed homes as of 10/1/26: 383 (57% of 664 total planned)
2026 closings from Toll: 46
Operating Surplus for 2026 thru 9/30/26/26: $45,318 (prior to any Reserve Contributions or Declarant Subsidy). Any deficit is part of the anticipated deficit funding that the developer has provided and continues to fund monthly, although not legally obligated to do so. The amount budgeted to have been contributed at this date but not included in the financials is $206,279
Attached is an Executive Financial Summary for the first 9 months of 2026. Note that there has been no obligation for the funding of Reserves recorded in the books of RMCA in 2026. See also Note 8 below.
As of 10/1/26 our sister community Vista has closed 445 homes and has been informed by the Declarant to commence Transition when the homeowners elect a majority of the Board, and the Developer will end their deficit funding. That homeowner election is in process. Since we share Maleah’s time and related compensation with Vista, their Transition to a homeowner-controlled Board and elimination of deficit funding by the Developer may have an impact on Regency. The 2027 budget contemplates Regency receiving 75% of Maleah’s time and related expense to give her more time to address the needs of Regency and also wean her off of Vista.
An audit of the financial records from the inception of the community through December 31, 2024 was completed and an “unqualified opinion” aka “clean opinion” was issued by the auditor. A copy of the audit is available to be reviewed in the Financials section of the website. The same auditor has been retained to perform an audit for the year ended December 31, 2025.
The Board at its January 29 meeting unanimously approved a Motion to instruct Cohere to invoice the Declarant for the 2025 Reserve contribution and the 2026 Reserves prorated monthly, based on the 2023 Reserve Study. Those invoices were prepared and sent by Cohere and are being billed and to be accrued monthly as a Receivable due Regency in the 2026 financials. No payment for Reserve funding has been received from the Declarant as of this date, and the Declarant sent a letter to the Board stating that they don’t plan to fund Reserves until Transition. The Board met with the HOA’s attorney and learned that the Declarant is not obligated to actually ever fund Reserves under current Colorado law or our governing documents. After meeting with Toll’s Division President, my request for further guarantees of that funding prior to Transition were rejected, however he did reiterate their commitment to continue to fund Operating Deficits and fund Reserves at Transition, although no specific dollar amounts were provided. Since the dollar amount of Reserves to be funded at Transition was not committed to by the Declarant, and there is no legal obligation for the Declarant to ever fund Reserves, our financial statements will not reflect any such obligation. We as homeowners are left with Toll’s request to trust them to do the right thing. Unfortunately it appears we have no other options at this time.
The Board has approved HOA budget for 2027 calling for dues to increase 5% to $232 per month. The budget is expected to be approved at the upcoming Budget Ratification meeting. This is consistent with the multi-year Build Out Budget previously approved, which also incorporates a 5% increases each subsequent year through Transition, currently projected sometime in 2029.
We have received a number of homeowner applications online for inclusion in a Financial Discussion Group and now have a group of 15 homeowners, including myself and Jay Hamerstadt. The professional expertise in this group is very encouraging for our community, and we plan to meet monthly.
View the Executive Financial Summary
Submitted by Bill Cirkus October 21, 2026