The Pecan Plantation Costs the Listing Doesn't Show: Membership Fees, Monthly Dues, and Who Pays at Closing

The Pecan Plantation Owners Association's fee schedule took effect January 31, 2026. It lists a line called "Total New Member Fees," and the amount is $5,545.65. The association charges it when a home here changes hands, and it is a separate charge from the monthly dues and from the resale certificate. Many buyers assume it's simply part of buying in. In a Texas resale, though, the split between buyer and seller comes from a dollar amount the two sides write into a state contract form. Anything above that amount moves to the seller.

That makes the fee something buyers and sellers negotiate. Here is where the number comes from, where it shows up in the contract, and what follows after closing.

The line item that shows up at closing

The PPOA publishes its fees in a 2026 fee schedule, and its membership application page links to it. These are the one-time charges tied to a resale:

With the initial resale certificate added, association charges come to $5,945.96 before any monthly dues get prorated. Neither total appears in the HOA field of a typical listing, because listings report recurring dues and these charges are paid once.

The amounts have crept up. On the PPOA sheet effective September 1, 2024, the initiation fee was $4,342 and the transfer fee was $1,153.97, for $5,495.97 in total. As of October 2026, I couldn't find any published PPOA change for 2027, so the 2026 schedule is the current reference.

Where that number lands in a Texas contract

Most Texas resales of homes inside a mandatory owners association include a Texas Real Estate Commission form called the Addendum for Property Subject to Mandatory Membership in a Property Owners Association. The current version is Form 36-11, effective July 1, 2026. Its Paragraph C reads:

"Buyer shall pay any and all Association fees, deposits, reserves, and other charges associated with the transfer of the Property not to exceed $_______________ and Seller shall pay any excess."

The parties fill in that blank, and the form doesn't set an amount. Paragraph C also says that if it conflicts with how the association's own documents allocate charges, Paragraph C controls.

Here is an illustration only. Say the blank were filled in at $1,000 and every dollar of the PPOA's $5,545.65 in new member fees counted as a transfer charge. The buyer would pay the first $1,000 and the seller would pay the remaining $4,545.65. Fill the blank at $6,000 and the buyer covers the whole amount. Which charges fall under Paragraph C in a particular deal depends on that contract and the association's documents. Your title company and the transaction paperwork will spell that out. Either way, the size of the blank changes each side's net in Pecan Plantation more than it would in a neighborhood whose association charges a modest transfer fee.

Paragraph C leaves two kinds of cost out of that cap. One is regular dues and assessments, which are prorated under Paragraph 13 of the main contract. The other is the costs covered by Paragraphs A and D of the addendum, and the resale certificate falls under Paragraph A. So the $400.31 certificate is allocated separately.

The resale certificate runs on its own clock

Paragraph A of the addendum covers the "Subdivision Information," which means the restrictions, the bylaws and rules, and a resale certificate. The parties check one of four boxes. Under option 1, the seller "shall obtain, pay for, and deliver" the package. Under option 2, the buyer gets it "at Buyer's expense."

Under either of those options, the buyer can terminate "within 3 days after Buyer receives the Subdivision Information or prior to closing, whichever occurs first," and the earnest money is refunded. Under option 1, the clock starts when the buyer receives the package. Under option 2, the buyer is "deemed to receive" it on the date of actual receipt or the date the parties wrote into that paragraph, whichever is earlier. That means the review window can start before the PPOA delivers anything.

Texas Property Code Chapter 207 sets the timing. An association has to deliver the information "not later than the 10th business day" after it receives and verifies the written request. The resale certificate can't be prepared earlier than 60 days before delivery. The statute caps the fee at $375 and an update at $75. The association may not process payment until the certificate is ready, and it may not charge at all if it misses the deadline. The PPOA's fees match those caps, with sales tax added on top. Only the original requester can ask for an update, and the request has to come within 180 days. The association then has seven business days to deliver it.

Ten business days is roughly two calendar weeks. On a short closing timeline, the certificate request is one of the first things to order.

The monthly bill after the keys change hands

The one-time fees are only the start of the association costs. The PPOA bills members every month, in advance, and statements are due by the 20th. As of the January 31, 2026 schedule, a home's bill breaks down this way:

• Monthly lot assessment: $118.75
• Monthly road assessment: $44.00
• Monthly VFD-EMS assessment: $20.00
• Monthly trash pickup for homes: $22.50, which is $21.08 plus $1.42 tax
• Total: $205.25 per month, or $2,463 over 12 months at that rate

Trash is the line that moved. It was $17.66 on the September 2024 sheet, when the monthly total was $200.41. If a listing shows only the $118.75 lot assessment, the actual monthly bill is about $86 higher. The PPOA's welcome packet also says "special assessments as applicable."

The packet describes what those dues support: 4,700 acres, about 2,000 homes across 3,521 lots, an 18-hole championship course, a marina on Lake Granbury, 17 miles of the Brazos River, six lighted tennis courts, three beach areas, and a 3,600-foot north-south airstrip. There is also a reciprocal agreement with DeCordova Bend Estates and other Dallas-Fort Worth country clubs, with guest charges billed back to your Pecan account.

Sellers should know about two closing details. The PPOA bills the seller until the business office receives the warranty deed from the title company. On the buyer's side, every moving van, and any personal vehicle carrying household furnishings, has to be processed through the Business Office and needs a confirmation number to get through the gate.

Building on a lot adds another set of fees

Buyers who plan to build pay Architectural Control Committee fees on top of membership fees. As of the 2026 schedule, the New Residence Fee, which is the building permit fee, is $1,634, up from $1,619 in 2024. A $2,260 road impact fee is added automatically to the new residence permit when more than 1,200 square feet of concrete is poured. Additional driveway tie-ins cost $200 each, with one included in the permit fee, and a miscellaneous construction fee is $50. On a typical new home with a large slab and driveway, the permit and road impact fee alone come to $3,894 before construction starts.

Utilities depend on the lot. Acton Municipal Utility District provides water. Central sewer is available in some areas, and where it isn't, septic systems may be installed with inspection by the Hood County Health Department. Pecan Plantation has no natural gas service, so homes use propane tanks, which are permitted. It also sits in a deregulated area, so owners choose their own electricity provider. Whether a lot has sewer access or needs a septic system affects both the build budget and the property's ongoing maintenance.

AMUD's most recent rate announcement, dated September 18, 2025, said its board had decided on August 20, 2025 that no water or sewer increase was needed for the fiscal year beginning October 1, 2025. Its FY2026-27 budget, adopted August 19, 2026, includes a $20.677 million capital program and lists expansion of the Pecan wastewater treatment plant among its bond-funded projects. As of this writing, I haven't found a posted rate notice for the new fiscal year, so it's best to confirm current water and sewer charges directly with AMUD.

Quick answers

Does the resale certificate count toward the Paragraph C cap? No. The certificate falls under Paragraph A, which the addendum excludes from Paragraph C. Who pays for it depends on which Paragraph A option the parties check.

What does it cost to lease a home in Pecan Plantation? Tenants pay a non-refundable administrative fee of $1,304.49, which is $1,222 plus $82.49 tax, and a $500 refundable deposit that the owner can waive. That comes to $1,804.49 under the 2026 schedule. For rental owners, that's part of the cost of each new lease.

Are the 2027 dues set yet? As of October 2026, the PPOA hasn't published a 2027 assessment change. Its membership page still links to the January 2026 schedule.

If you're weighing a home in Pecan Plantation, or getting ready to sell one, I'm happy to go through the PPOA fee schedule and the TREC addendum with you so you know how the $5,545.65 is likely to be split before you write an offer or accept one. You can reach me through Leslie Billingsley. Let's Connect.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.