Buying in Reston comes with a unique mix of community benefits and layered fees. If you have seen an RA assessment, a cluster HOA bill, and a condo fee in one weekend of showings, you are not alone. The good news is you can plan for these costs and compare homes confidently once you know what each fee covers and how they fit together.
In this guide, you will learn how Reston Association assessments work, how HOA and condo fees differ, how to convert everything to a true monthly number, and what to review before you make an offer. Let’s dive in.
What fees exist in Reston
Reston Association assessment
Most homes in Reston are part of Reston Association (RA), a community association that manages lakes, major trails, pools, and other shared amenities. If a property falls within RA boundaries and is not exempt, you pay an annual assessment to RA. Billing is often annual, but the payment schedule can vary. For official rules and the scope of services, check the Reston Association website.
Cluster and neighborhood HOA dues
Many neighborhoods or “clusters” have their own HOA dues, separate from RA. These dues fund neighborhood-level items such as landscaping, private street or alley maintenance, lighting, and sometimes trash or recycling service if the HOA contracts it. HOAs can bill monthly, quarterly, or annually, depending on their governing documents.
Condominium association fees
If you buy a condo, you will pay a condo association fee that covers building and common-area maintenance, a master insurance policy, reserves for capital repairs, and management. Some utilities may also be included, such as water or gas, but this varies by building. In Reston, condo owners commonly pay both the condo fee and the RA assessment if the building sits inside RA boundaries.
How these layers interact
It is common for Reston properties to have two layers of fees: the RA assessment plus either an HOA or a condo fee. Always confirm whether a specific property pays RA in addition to the neighborhood HOA or condo. You can verify this through the resale disclosure package, county land records, or a direct inquiry to RA. Sellers and their agents should be able to supply documentation.
What each fee typically covers
Reston Association services
RA focuses on community-wide benefits and governance, including:
- Maintenance and operation of major trails, lakes, and pools
- Recreational programming and community operations
- Community covenants and architectural review at the RA level
RA does not cover interior maintenance or repairs inside your home or condo. For the current assessment structure and services list, refer to Reston Association.
HOA or cluster dues
Neighborhood HOA dues typically cover:
- Private street and sidewalk maintenance (if applicable) and snow removal on private ways
- Neighborhood landscaping, signage, and lighting
- Insurance for common elements
- Possible trash or recycling contracts
- Enforcement of neighborhood rules such as parking or storage
Condo association fees
Condo fees are building-centric and often more comprehensive. They usually fund:
- Exterior building maintenance and common areas, including roofs, lobbies, elevators, and shared systems
- Master insurance for the structure and common elements
- Reserves for major repairs, such as roof or elevator replacement
- Management and common-area utilities, with some buildings also including unit utilities like water, gas, or basic cable
As a condo owner, you will also carry an HO‑6 policy for your interior finishes and personal property, and for any deductibles or loss assessments that might be passed to owners under the master policy.
Overlaps and gaps
- Overlap: Some amenities may appear at both the RA and condo levels, such as access to a pool or trails. Confirm which entity funds and maintains which assets.
- Gaps: Interior repairs, personal property coverage, and certain utilities are not covered by RA or the HOA and may not be covered by a condo association. Check the insurance summary and budget to see what is included and what you must handle yourself.
How to compare total monthly costs
Different billing schedules and coverage can make comparisons tricky. Use this method to normalize costs.
Build an apples-to-apples budget
Include these items to get a true monthly number:
- Mortgage principal and interest
- Property taxes
- Homeowner or condo insurance (HO‑3 for single-family or townhomes, HO‑6 for condos)
- RA assessment, plus HOA or condo fees
- Utilities you pay directly: electricity, gas, water, sewer, trash, internet, cable
- Maintenance reserve for homes or townhomes not covered by an HOA
- A buffer for irregular capital expenses or potential special assessments
- Parking, storage, and other association charges if applicable
Convert all fees to monthly
- Annual assessment: divide by 12
- Quarterly dues: divide by 3
- If RA is annual and the HOA or condo fee is monthly, convert RA to a monthly figure and add them together for a single community-fee line.
Adjust for included utilities and services
- If a condo fee includes water and trash, but a townhome owner pays those separately, adjust the townhome budget to include an equivalent amount for those services.
- Check for pending increases or temporary assessments in association meeting minutes and budget documents. A current fee might not reflect an approved hike for next year.
Simple comparison formula
Monthly mortgage P&I + (annual property taxes ÷ 12) + (annual RA ÷ 12) + monthly HOA or condo fee + utilities you pay + monthly insurance + maintenance/special-assessment buffer + any parking or storage fees.
For Fairfax County property tax rates and billing details, review county resources at Fairfax County government.
Due diligence before you buy
Strong due diligence protects your budget and reduces surprises. Ask for the documents below and read them closely.
Documents to request
- Resale disclosure package or condo resale certificate with current fees, outstanding assessments, budget, reserves, insurance summary, and rules
- Current-year operating budget and recent financial statements
- Most recent reserve study and history of reserve contributions
- Minutes from recent board meetings, ideally the last 6 to 12 months
- Governing documents: declaration/CC&Rs, bylaws, and rules
- Insurance summary with coverages and deductibles
- Management company information and contract details
- A list of pending or approved special assessments and major projects
Key questions to ask
- Is the property subject to the RA assessment in addition to HOA or condo fees? Get confirmation in writing.
- Which utilities are included in the HOA or condo fee, if any?
- What capital projects are planned, and are any fee increases or special assessments under discussion?
- Has the association had recent litigation or major insurance claims?
- What are the rental or occupancy rules that could affect future plans or financing?
- How often have dues increased in the last 3 to 5 years, and are increases planned?
Red flags to watch
- Low reserve balances compared to needs in the reserve study
- Multiple recent special assessments or sharp dues increases
- Missing or incomplete financial statements, or reluctance to provide the resale package
- Ongoing or unresolved litigation disclosed in minutes or financial notes
- A high share of owners delinquent on dues
Financing, taxes, and insurance impacts
How lenders view fees
Lenders count HOA, condo, and RA dues in your debt-to-income ratios. Higher dues can reduce the loan amount you qualify for. If you plan to use FHA or VA financing for a condo, check whether the building is approved, or ask your lender about the documentation needed. For program guidance and project approvals, start with HUD resources for condominium approvals.
If a special assessment is in place, your lender may ask how it will be handled at closing and whether it will be paid by the seller, assumed by you, or escrowed.
Insurance details that matter
Review the association’s master insurance policy and deductibles. Your HO‑6 or HO‑3 should fill gaps the master policy does not cover. Associations with high deductibles can require owners to cover portions of losses through assessments. The insurance summary in the resale or budget package spells out these details. For general guidance on association fees and mortgages, see the Consumer Financial Protection Bureau.
Property taxes in Fairfax County
Property tax is a major recurring cost in your monthly budget. Use Fairfax County tools to review assessed value, tax rates, and payment dates. Visit Fairfax County government for current information and contacts.
Virginia law and resale rights
Virginia law governs condo and HOA resale disclosures and owner rights. If you want to explore the statutes directly, consult the Virginia Law Information System at the Virginia General Assembly’s legal portal. Your resale package is the go-to source for fees, rules, and financial health.
Local tips for Reston buyers
RA membership is common but not universal
Most properties in Reston are within RA, but some parcels are exempt. Do not assume. Confirm RA obligations through the resale package, plat, or a direct check with RA.
Expect fee differences by property type and location
Older garden-style condos and high-amenity high-rises can have higher condo fees due to building systems, staff, or bundled utilities. Townhome clusters often have moderate dues focused on exterior grounds and private streets. Homes near transit or community hubs may carry fee structures that reflect building services or amenities. Always verify what is included.
Smart next steps
- Shortlist two or three properties and collect their resale packages or fee summaries. 2) Convert all association charges and taxes to a monthly figure. 3) Adjust for included utilities. 4) Review reserves, minutes, and planned projects. 5) Ask your lender to run numbers with the exact dues so you know the impact on approval and payment.
If you want local, hands-on guidance as you compare options in Reston, reach out to Jeff Major Homes for a clear plan and a pricing conversation. Get a free home valuation and a tailored cost-of-ownership breakdown for your target homes.
FAQs
What is the Reston Association assessment?
- It is an annual charge for most Reston properties that funds community-wide amenities and operations, such as lakes, trails, and pools; see the Reston Association website for scope and policies.
Do Reston condo owners pay both condo fees and RA?
- Often yes; if the building is within RA boundaries and not exempt, you pay the condo fee plus the RA assessment, so confirm in the resale certificate.
How can I confirm if a property pays RA?
- Check the resale disclosure package, the recorded plat or covenants, ask the seller’s agent, or contact RA directly for written confirmation.
What utilities are usually included in condo fees in Reston?
- It varies by building; some include water, gas, or trash, while electricity, internet, and cable may be separate; verify the budget and resale certificate.
How do HOA and condo fees affect my loan approval?
- Lenders include these dues in your debt ratios; higher fees can reduce the loan amount you qualify for, and FHA or VA loans may require condo project approval through HUD.
What is an HO‑6 policy for condo owners?
- It is a condo owner’s insurance policy that covers interior finishes, personal property, and often loss assessment for portions of the master policy deductible not covered by the association.
How do I compare costs between a townhome and a condo in Reston?
- Convert all dues and the RA assessment to monthly, add taxes, insurance, and utilities, then adjust for any utilities included in the condo fee to get a true apples-to-apples total.
