Buying in Las Campanas can come with more moving parts than many buyers expect. If you are looking at a home or homesite here, the key question is not just the purchase price, but what that specific address costs to own month after month and quarter after quarter. This guide will help you understand how Las Campanas dues and fees work, what costs may be separate, and what to verify before you write an offer. Let’s dive in.

Las Campanas fees are layered

One of the most important things to know is that Las Campanas is not a one-fee community. According to the Las Campanas Owners Association, the community spans about 4,900 acres, includes 29 estates, and remains under active development. That means fees are tied to the exact estate and parcel, not just the community name.

The master association documents show that the Las Campanas Master Association handles fiscal, maintenance, governance, and related community matters. In simple terms, the HOA assessment supports community-wide operations rather than a single amenity or service.

Just as important, many estates have their own governing documents in addition to the master documents. The CC&R information makes clear that different estates can have different recurring assessment structures. Two homes in Las Campanas may not carry the same dues.

How HOA assessments are billed

If you buy in Las Campanas, you should expect HOA assessments to be billed quarterly. The association’s payment information says assessment fees are due on the first day of January, April, July, and October.

That timing matters for your budgeting and for closing preparation. If a payment is missed, the published fee materials show that late charges can apply, so it is worth confirming the account status before you close.

What may be included in the HOA total

A Las Campanas HOA statement can include more than one internal component. The official 2026 fee schedule breaks annual assessments into items such as master, reserve, and beneficial charges, with the mix varying by estate.

That means the total quarterly amount is not always a simple base fee. Instead, it may reflect several line items tied to that estate’s structure.

Here are the main fee categories buyers should understand:

• Master association assessment for community-wide operations, governance, and maintenance
• Reserve and estate-level components that can vary by estate
• Trash service billed through the HOA on a quarterly basis
• Transaction-related charges such as statement and transfer fees
• Delinquency-related charges such as late fees, lien-related fees, and insufficient-funds charges

Because the fee schedule states that fees are subject to change, it is smart to verify the current statement and the exact parcel-specific charges before you assume any budget number.

Trash may be billed through the association

Some buyers assume trash service will be set up separately like a normal utility. In Las Campanas, that may not be the case. The 2026 fee schedule lists MCT Waste Services as an HOA-billed item and says trash collection is billed through Las Campanas on a quarterly basis and included in the quarterly assessment statement.

That does not mean every related service is automatic. The same published schedule notes optional services or direct billing for additional containers, so it is worth asking exactly what level of service comes with the property.

Water and wastewater are usually separate

Another common surprise is that water is generally not rolled into the HOA bill. The Las Campanas Water Cooperative says it is an independent nonprofit entity that delivers drinking water and wastewater treatment services to more than 1,200 members.

The co-op handles meter installation and readings, monthly invoicing, water-quality testing, fire protection, and maintenance of transmission lines. Its about page also explains that Santa Fe County serves Estates I and II for water, while the co-op serves the rest of the community. Wastewater treatment is provided for all estates.

For budgeting purposes, this means ownership may include at least these recurring cost buckets:

• Quarterly HOA assessments
• Monthly water and wastewater charges
• Optional club dues, if applicable

That structure can feel different from other communities where everything is bundled into one monthly payment.

Club membership is separate and optional

The Club at Las Campanas is often part of the lifestyle conversation, but it is important to understand that the club is separate from the HOA. According to The Club at Las Campanas, it is a private, member-owned club, and membership is by invitation only.

The club’s public materials also state that property ownership within Las Campanas is not required for membership. They further note that membership is limited to 525 golf memberships and 350 social memberships.

That matters because buying a home in Las Campanas does not automatically mean club access. If club amenities are important to you, confirm the current status, availability, and costs directly through the club’s membership page.

The club highlights amenities that include:

• Two Jack Nicklaus Signature golf courses
• Fitness and wellness facilities
• Tennis and pickleball
• Spa services
• Dining
• An equestrian center

The club also notes that equestrian boarding is available to members for an additional fee. So if you are planning your full ownership budget, club costs belong in their own category.

Remodels and improvements can add costs

If you plan to make changes after closing, Las Campanas has a formal review process that should be part of your due diligence. The association’s design review page says homeowners should consult the association before making improvements, adding exterior equipment like air conditioning or solar panels, or making substantial vegetation changes.

The 2026 fee schedule shows that design-review costs can include fees for new construction, larger projects, variances, and smaller projects. It also lists compliance bonds that may be refundable or non-refundable depending on the work.

If work is done without approval, the same fee schedule notes that unauthorized work or covenant violations can lead to fines. For buyers considering a homesite, major renovation, addition, or landscape update, this is one of the most important hidden-cost areas to ask about early.

Questions to ask before you buy

Before you write an offer in Las Campanas, it helps to get very specific. Because dues and fees can vary by estate and by property, broad assumptions can lead to surprises.

Here are smart questions to ask during your due diligence:

• Which exact estate and sub-association is the property in?
• What governing documents apply to that address?
• What is the current quarterly HOA assessment?
• Which line items are included in the current statement?
• Is trash service included through the HOA, and what level of service does it cover?
• Is the home served by Santa Fe County water or the Las Campanas Water Cooperative?
• How is wastewater billed and by whom?
• Is club membership separate, available, transferable, or not included?
• Are there any current violations, unpaid charges, or lien-related issues tied to the property?
• If you want to renovate, what design-review fees or compliance bonds would apply?

These are not minor details. They are part of understanding the true cost of ownership for the exact property you are considering.

Why parcel-level verification matters

The biggest takeaway is simple: Las Campanas dues are address-specific. The community’s own documents show estate-level variation, layered assessments, separate utility billing in many cases, optional club costs, and project-related review fees.

That is why a careful buyer should verify the fee structure for the exact parcel instead of relying on a general number from a listing, a neighbor, or a past transaction. In a community with this many moving parts, details matter.

If you are comparing homes or homesites in Las Campanas, having a clear picture of dues, utilities, optional memberships, and improvement-related costs can help you make a more confident decision. If you want a calm, detail-focused local guide to help you sort through those questions before you buy, connect with Kenny Crowley.

FAQs

What HOA fees should you expect in Las Campanas?

• You should expect a quarterly HOA assessment, but the exact amount and line items depend on the specific estate and parcel within Las Campanas.

Are Las Campanas dues the same for every home?

• No. Las Campanas includes 29 estates, and many have their own CC&Rs and fee structures in addition to the master association documents.

Is water included in Las Campanas HOA dues?

• Usually no. Water and wastewater are generally separate from HOA assessments, with service handled by Santa Fe County in Estates I and II for water and by the Las Campanas Water Cooperative for most other water service.

Does buying in Las Campanas include club membership?

• No. The Club at Las Campanas is a separate private club with invitation-only membership, and ownership in the community does not automatically include membership.

Does Las Campanas HOA include trash service?

• Trash service may be billed through the HOA on a quarterly basis, and the exact services included should be confirmed for the property you are buying.

Are there fees for remodeling in Las Campanas?

• Yes. Depending on the project, there may be design-review fees, variance fees, and compliance bonds, and unauthorized work can lead to fines.

What should you verify before making an offer in Las Campanas?

• You should verify the exact estate, current quarterly assessment, included line items, water and wastewater setup, any optional club costs, and any design-review or violation issues tied to the property.