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Talk to a Specialist →Phase-by-Phase Annual Cost at $150K
| Cost Component | Phase 1 | Phase 2 | Phase 3 | Phase 4 |
|---|---|---|---|---|
| Built | 1971–1978 | 1975–1985 | 1978–1990 | 1985–1997 |
| Monthly HOA (mid) | $450 | $475 | $425 | $375 |
| Annual HOA | $5,400 | $5,700 | $5,100 | $4,500 |
| Property Tax | $1,984 | $1,984 | $1,984 | $1,984 |
| HO-6 Insurance | $475 | $475 | $475 | $475 |
| Annual Carry | $7,859 | $8,159 | $7,559 | $6,959 |
| Monthly Equiv. | $655 | $680 | $630 | $580 |
| Golf | No | No | 9-hole | 9-hole |
| Building Age | 48–55 yrs | 41–51 yrs | 36–48 yrs | 29–41 yrs |
| Assessment Risk | High | Very High (2023 crisis) | Medium | Low-Medium |
Phase 4 saves $1,200/year over Phase 2 in HOA alone — $12,000 over 10 years. Add the lower assessment risk (newest construction, lowest SB 4-D exposure) and access to a 9-hole golf course, and Phase 4 is the clear value winner at Sunrise Lakes by every financial metric.
Phase 2 — The Assessment Risk Premium
Phase 2's advertised HOA range starts at $285/month, which looks attractive. But the NBC6-covered special assessment crisis in August 2023 revealed a pattern of deferred maintenance and underfunded reserves. Residents faced hundreds of dollars in assessments for elevators, overdue bills, and roof work. The board acknowledged inheriting years of mismanagement. Before buying in Phase 2, demand: current reserve fund balance, complete assessment history for the last 36 months, roof replacement status and timeline, and the SIRS findings. The $285 starting HOA is meaningless if a $10,000 assessment arrives 6 months after closing.
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The 10-Year Total Cost by Phase
| 10-Year Total at $150K | Phase 1 | Phase 2 | Phase 3 | Phase 4 |
|---|---|---|---|---|
| HOA (with 4% annual increase) | $64,800 | $68,400 | $61,200 | $54,000 |
| Property Tax | $19,840 | $19,840 | $19,840 | $19,840 |
| Insurance | $4,750 | $4,750 | $4,750 | $4,750 |
| Estimated Assessment Risk | $5,000–$15,000 | $8,000–$20,000 | $3,000–$8,000 | $0–$5,000 |
| 10-Year Range | $94,390–$104,390 | $100,990–$112,990 | $88,790–$93,790 | $78,590–$83,590 |
Over 10 years, the worst-case Phase 2 scenario ($112,990) is $34,400 more expensive than the best-case Phase 4 scenario ($78,590). That's the difference between the purchase price of a car and a year of travel. The phase you choose at Sunrise Lakes is a five-figure financial decision disguised as a community preference.
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