The Truth: Loving golf doesn’t mean you’ll love every golf community
I’m a former UT golfer and a luxury real estate broker who lives and breathes golf neighborhoods. I tour the courses, sit in on membership calls, and watch buyers fall in love with the vibe… then regret the fine print. Let’s fix that. Here are the five big mistakes I see—plus what to check before you sign anything.
Mistake #1: Confusing the club with the community
Not all “golf communities” guarantee the membership you want—or any membership at all.
What happens: You buy the house, learn the club is separate, there’s a waitlist, or the membership tier you want isn’t available. Some homes sit behind the same gates as the course but are not tied to the club.
How to avoid it
Confirm club access is separate from the HOA.
Ask for membership categories, initiation fees, monthly dues, F&B minimums, and transfer rules in writing.
Get the current waitlist length and the historical trend (are they adding members or tightening?).
Mistake #2: Ignoring membership realities—tiers, waitlists, & restrictions
“Social” ≠ golf. “Golf” ≠ unrestricted tee times.
What happens: You join the wrong tier, can’t book weekends, or discover your family’s tennis/pickleball dreams require a different plan (and more $$).
How to avoid it
Match the tier to your actual usage (golf frequency, family sports, junior programs).
Confirm booking windows, guest limits, tournament blocks, and pace-of-play policies.
Ask about reciprocity (can you play other sister courses?) and cart/trail fees if you plan to own a cart.
Mistake #3: Choosing the wrong course for your game & lifestyle
The architecture matters—so does where your backyard sits.
What happens: You buy on a pretty fairway only to learn balls collect in your yard, the cart path rides your patio, or the par-3 chorus of “fore!” is your new soundtrack.
How to avoid it
Walk the exact hole(s) behind the home at peak times.
Look at lot orientation: west-facing back patios can bake; corner lots near tee boxes can be noisy.
Study the routing & difficulty (carry distances, rough height, bunker style). If your 9-iron feels punished, your Saturdays will too.
Mistake #4: Underestimating HOA/ARC rules and the real cost of “perfect”
Golf neighborhoods keep standards high—that’s good for value and tough on freedom.
What happens: You’re surprised by architectural approvals, landscape requirements, or timelines that slow your remodel. Small changes (paint, lighting, hardscape) may need approvals, and violations can trigger daily fines.
How to avoid it
Read: CC&Rs, Rules & Regs, ARC guidelines, fee schedule, and reserve/budget reports.
Confirm setbacks, fencing standards, lighting rules, and exterior materials before you plan projects.
Ask about current assessments or upcoming capital projects (gates, roads, irrigation).
Mistake #5: Forgetting total cost of ownership and daily logistics
Sticker shock isn’t just the house price.
What happens: You budget for mortgage + dues… but miss initiation fees, F&B minimums, cart/trail fees, guest fees, lawn/water costs, and commute time. The dream gets expensive—and inconvenient—fast.
How to avoid it
Build a 12-month cost model: HOA + club dues + minimums + carts + lessons + junior programs + utilities/landscape + insurance.
Map drive times at rush hour to schools, downtown, and airports.
Check seasonality: tournament calendars, over-seeding closures, and pace-of-play during peak months.
Quick Buyer Checklist (steal this)
Access: Is the club separate from the HOA? What’s the waitlist today?
Membership Tier: Categories, initiation, monthly dues, F&B minimum, booking windows.
Course Fit: Walk the hole, check yard orientation, cart path proximity, and ball patterns.
Rules: ARC approvals, fencing, lighting, landscape, construction hours & timelines.
Money: HOA dues, any special assessments, club fees, carts, guest rates, junior add-ons.
Life: Commute, schools, healthcare, practice facilities, junior programs, and social scene.
Pro Tips from the Trenches
Test-drive the routine: Book a lesson, eat at the club, and try to book prime tee times like a member.
Play with potential neighbors: The member culture matters as much as the greens.
Think resale: Homes on certain holes, with privacy landscaping and updated exteriors, move faster.
Ask for documents upfront: HOA budget, reserves, rules; club membership packet; recent board minutes.
Bottom Line
Golf communities can be absolute heaven—if the membership, course, rules, and lifestyle align with you. Do the legwork now, and you’ll never second-guess your choice when the cart rolls to the first tee.