Closing on a home in Riverstone and trying to make sense of the HOA, reserve, and foundation fees? You are not alone. Nobody likes surprise line items on a closing statement, especially when amounts and who pays can shift with the contract. In this guide, you will see what each fee covers, typical amounts in Riverstone, how Texas rules work, and how to avoid last‑minute hiccups. Let’s dive in.
Riverstone closing fees at a glance
According to Riverstone’s residents and realtors page, you will typically see these items on your closing statement:
- Transfer fee: $250, listed as a buyer charge. Riverstone’s residents and realtors page
- Reserve fund fee: $1,310, listed as a buyer charge and equal to the 2025 annual assessment. Some homes may have additional neighborhood or lake assessments. Riverstone’s residents and realtors page
- Foundation fee: 0.25% of the sales price, listed as a seller charge. This is a community foundation contribution collected at resale. Riverstone Foundation Committee
- Certificate of Compliance processing: $225 for standard 4–5 business day processing. Riverstone states the certificate is valid for 6 months and the statement-of-account quote is valid for 10 days. Riverstone’s residents and realtors page
- November and December closings may include collection of the next year’s assessment. Riverstone’s residents and realtors page
Always confirm amounts and payers on your specific resale packet and settlement statement.
Who pays these fees
Riverstone’s page shows a common allocation: buyer pays the transfer and reserve fees, and seller pays the foundation fee. Your contract can change that. The TREC Addendum for Property Subject to Mandatory Membership in a Property Owners Association lets buyers and sellers allocate transfer-related fees in writing. Review the signed addendum for your deal. TREC addendum form
Texas Property Code also says the purchaser shall pay the resale certificate fee unless buyer and seller agree otherwise in the contract. Texas Property Code §5.012
Contract and addendum rules
- Confirm the boxes and paragraphs checked in your TREC addendum.
- Ask your title company how they will code each item on the closing statement.
- If you negotiate a different allocation, make sure it appears in the contract and final settlement statement.
Texas resale certificate basics
Texas law requires the association to provide the resale certificate within 10 business days of a verified written request. The fee to assemble and deliver the packet is capped at $375, with updates capped at $75. The certificate must include the regular assessment amount and frequency, any special assessments, total amounts due, reserve amounts, the current operating budget and balance sheet, and a statement of all transfer-related fees and who they are paid to. Texas Property Code §207.003
What you will receive
- Current assessment amounts and frequency
- Any approved special assessments
- Total amounts due on the property
- Reserve amounts, operating budget, and balance sheet
- Any unsatisfied judgments against the association
- A list of all fees related to transfer and who they are paid to
Timeline and ordering steps
- After going under contract, the title company or the listing agent typically orders the resale packet once required payment is made.
- Riverstone’s standard processing is 4–5 business days. The certificate is valid for 6 months. The statement-of-account quote is valid for 10 days.
- If closing is delayed beyond the validity window, an update may be needed. Texas caps update fees at $75.
- Title usually requests an updated statement close to closing to capture current balances.
Example cost calculations
- Foundation fee on a $500,000 sale: 0.25% equals $1,250, listed as a seller charge on Riverstone’s page.
- Typical buyer HOA lines: $250 transfer fee + $1,310 reserve fund fee + $225 certificate processing equals $1,785. This is an example based on Riverstone’s published numbers. Your final statement may differ. Always verify with the resale packet and closing disclosure.
What to verify early
- Whether your property has any additional neighborhood or lake assessments and the exact amounts.
- If the foundation fee is a recorded covenant obligation and whether your contract allocates payment differently.
- The preparation date of the resale certificate and whether an update will be required.
- For late November or December closings, whether next year’s assessment will be collected and how assessments are prorated in your contract.
- The HOA budget, reserve balance, and any outstanding amounts due on the property.
How Janssen Realty Group helps
You deserve a smooth, surprise-free closing. As a veteran-led, boutique brokerage based in Sugar Land, we help you:
- Confirm fee allocations in the TREC addendum and purchase contract
- Coordinate with title on ordering, timing, and updates to the resale packet
- Review the certificate for assessments, reserves, and restrictions that matter to you
- Plan cash to close with accurate estimates and timelines
- Negotiate smartly when allocation is in play
Have questions about your Riverstone closing costs or next steps? Connect with Janssen Realty Group for clear guidance and disciplined representation.
FAQs
What is the Riverstone foundation fee?
- Riverstone lists a 0.25% fee on the sales price collected at resale, described as a community foundation contribution used for enhancements beyond regular HOA services. Confirm amounts on your resale packet. Riverstone Foundation Committee
Who pays the transfer and reserve fees in Riverstone?
- Riverstone’s page shows the buyer pays the $250 transfer fee and the $1,310 reserve fund fee, but your TREC addendum and contract can allocate differently. TREC addendum form
How much is the resale certificate and who pays it?
- Riverstone shows $225 for standard processing. Texas caps the assembly fee at $375 and an update at $75. The purchaser pays unless buyer and seller agree otherwise. Texas Property Code §5.012
What is in the HOA resale packet for Riverstone?
- By law it includes assessment amounts, any special assessments, amounts due, reserves, the operating budget and balance sheet, and a list of transfer-related fees. Texas Property Code §207.003
How long does it take to get the certificate and how long is it valid?
- Texas allows up to 10 business days for delivery. Riverstone indicates 4–5 business days for standard processing, 6 months of certificate validity, and a 10‑day quote validity for the statement of account. Riverstone’s residents and realtors page
Will I owe next year’s HOA assessment if I close in December?
- Riverstone notes next year’s assessment may be collected on November and December closings. Confirm with the title company and your contract’s proration terms. Riverstone’s residents and realtors page