Trying to choose between an HOA neighborhood and a non‑HOA property in Long Grove? You are not alone. With long winters, a mix of historic homes and newer subdivisions, and a range of maintenance responsibilities, the right choice depends on how you want to live and what you want to manage. In this guide, you will compare costs, rules, amenities, and resale considerations, plus get a clear checklist and decision path to help you move forward with confidence. Let’s dive in.
Long Grove context you should know
Long Grove blends historic downtown charm with older single‑family homes on larger lots and newer planned subdivisions. Many long‑time, low‑density areas are non‑HOA, while newer communities are more likely to have an HOA with covenants and shared services. Winters are cold with significant snow, so snow plowing and exterior care matter. Some properties have private septic, wells, or private roads, which can be handled by an HOA or by each owner.
Municipal rules still apply regardless of HOA status. The village’s zoning, historic‑district rules, and codes sit on top of any private covenants. For recorded covenants or easements, the Lake County Recorder of Deeds is the place to check.
HOA vs no HOA: key differences
Costs and dues
- HOA: You pay regular dues that may cover landscaping, snow removal, private roads, amenities, insurance for common areas, and reserves. Special assessments can occur for big projects or shortfalls.
- No HOA: No dues, but you pay for all services yourself. On larger lots, the total cost and coordination can add up.
- Tip: Compare annual HOA dues and included services to what you would pay vendors on your own.
Rules and lifestyle flexibility
- HOA: Covenants and rules can guide exterior changes, paint colors, landscaping, fences, parking, rentals, and short‑term rental activity. Architectural approvals are common. You gain consistency but give up some flexibility.
- No HOA: You have more freedom for exterior changes and uses, within village zoning and permits. This is helpful if you anticipate additions, outbuildings, or unique finishes.
Amenities and services
- HOA: May offer shared amenities like clubhouses, pools, trails, and maintained common areas. Some provide group service arrangements.
- No HOA: You rely on municipal options or private choices for recreation.
Maintenance and convenience
- HOA: Some communities handle exterior components, private drives, irrigation, and snow removal. This can be valuable in Long Grove winters.
- No HOA: You choose timing and vendors, and shoulder the logistics.
Governance and enforcement
- HOA: A board oversees budgets, reserves, and enforcement. Quality varies. Strong governance maintains reserves and enforces rules consistently. Weak governance can mean disputes or special assessments.
- No HOA: The village sets standards, but there is no private association enforcing aesthetics.
Financial health and risk
- HOA: Review budgets, reserves, and delinquency rates. Low reserves or high delinquency can signal risk and potential special assessments.
- No HOA: You control your own repair budget. There are no association assessments.
Resale and buyer pool
- HOA homes often appeal to buyers who prefer low maintenance or amenities. Non‑HOA homes attract those who want flexibility, larger lots, or lower recurring costs. Local demand can shift, so consider your likely future buyer.
Legal and insurance
- HOA: Understand the master policy for common areas and how your individual policy should complement it. Clarify what is insured and any deductibles that could be shared.
- No HOA: Standard homeowner policies apply to your property.
When an HOA is a good fit
- You want lower hands‑on maintenance, especially lawn and snow.
- You value uniform curb appeal and amenities like trails or a clubhouse.
- You prefer predictable monthly or quarterly costs for routine services.
- Your property includes private roads or shared systems that are easier to manage together.
- You want to streamline ownership with one coordinated service structure.
When a non‑HOA is a better fit
- You want the freedom to modify, expand, or add outbuildings.
- You prefer to avoid ongoing dues and control vendor selection and timing.
- You plan uses that might conflict with covenants.
- You want privacy or a larger‑lot feel over community amenities.
Make the numbers work
Use this quick approach to compare options:
- Add up annual HOA dues and list what is included, such as lawn care, snow, and private road work.
- Price those same services with independent vendors for a similar level of care.
- Factor in time saved, coordination you avoid, and any amenity value you will use.
- Compare the totals and decide which side matches your lifestyle.
Buyer checklist: documents to review
Request these items early in due diligence when considering an HOA property:
- CC&Rs, bylaws, articles of incorporation, rules and regulations, architectural guidelines
- Current budget and most recent financials
- Reserve study and funding plan
- List of current dues and any pending special assessments
- Board meeting minutes for the last 12 to 24 months
- Master insurance certificate with coverages, limits, and deductibles
- Rental and leasing rules, pet rules, parking policies, noise and nuisance policies
- Architectural approval procedures and timelines
- Litigation disclosure
- Delinquency report and percentage of owners behind on dues
- Management contract and fee structure
- Developer control status
Red flags to watch
- No reserve study or very low reserves
- Recent or frequent special assessments
- High delinquency rates among owners
- Active litigation involving the association
- Delays or difficulty getting documents
- Ongoing developer control that limits transparency
- Unclear maintenance boundaries for roofs, driveways, or private roads
- Inconsistent rule enforcement shown in minutes
Smart questions to ask
- What do dues cost and what services are included?
- Are any special assessments planned or pending?
- May I see the latest budget, financials, and reserve study?
- What is the current delinquency rate among owners?
- Is the HOA professionally managed and by whom?
- Is the association involved in any litigation or recent claims?
- What are the rental and short‑term rental rules?
- Who maintains roofs, driveways, sidewalks, and private roads?
- How does architectural approval work and how long does it take?
- Are there any village historic or zoning overlays in addition to HOA rules?
- Are there easements, expiration clauses, or master association layers?
- May I review board minutes from the last 12 to 24 months?
Local resources and pros
- Village of Long Grove for planning, zoning, and historic‑district questions
- Lake County Recorder of Deeds for recorded covenants, plats, and easements
- Lake County property and tax records for parcel details and taxes
- Community Associations Institute for best practices on governance and reserves
- Illinois consumer resources on community associations
- Local MLS and Realtor associations for market trends
- Local HOA management companies and CAI Chicago Chapter for standards
- Real estate attorney experienced in Illinois HOA law for document review
- Home inspectors, plus specialty pros for septic, wells, or private roads
- Insurance agent familiar with Illinois HOAs to align coverages
Quick decision guide
- Prioritize convenience and included maintenance? Choose an HOA.
- Want freedom for additions, outbuildings, or unique landscaping? Go non‑HOA.
- Need amenities like trails or a clubhouse? HOA likely wins.
- Prefer lower recurring costs and control over vendors? Non‑HOA fits.
- Concerned about private road or stormwater upkeep? Well‑run HOA can simplify it.
Next steps
- Clarify your top priorities: convenience and amenities or flexibility and control.
- If you are eyeing an HOA property, request documents early and build in a review period.
- For complex covenants, litigation, or large pending assessments, consult a local real estate attorney.
- Compare real annual costs and the value of your time before you decide.
If you want a local, low‑stress path to the right Long Grove fit, let’s connect. Whether you prefer an HOA or the freedom of a non‑HOA property, we will tailor your search and help you evaluate documents, budgets, reserves, and resale potential. Start your move with a conversation with Tami Hamilton.
FAQs
What is the main difference between HOA and non‑HOA in Long Grove?
- HOA neighborhoods include dues and rules for shared services and consistency, while non‑HOA areas offer more flexibility but require you to arrange and fund maintenance on your own.
How do Long Grove winters impact the HOA vs non‑HOA choice?
- Snow removal and exterior upkeep are significant; some HOAs include these services, while non‑HOA owners must budget and coordinate vendors directly.
Which documents should I review before buying in an HOA?
- Ask for CC&Rs, bylaws, rules, budgets, financials, reserve study, insurance certificate, meeting minutes, delinquency report, management contract, and litigation disclosures.
How can I spot a financially healthy HOA?
- Look for recent reserve studies, adequate reserves, stable budgets, low delinquency, minimal special assessments, and transparent, consistent governance.
What maintenance items are commonly unclear in HOAs?
- Roofs, driveways, and private roads can be gray areas, so confirm who maintains and insures each component and what deductibles or assessments could apply.
Do village rules apply if there is no HOA?
- Yes. Village zoning, historic‑district rules, and codes apply to all properties; HOA covenants, if present, are an additional private layer of rules.
