Sudden Valley Amenities and 2026 Dues Explained for Buyers

Considering a home in Sudden Valley and trying to make sense of the amenities and dues? You are not alone. Between resort-style perks and private road maintenance, it helps to see exactly what you get and what you will pay each month. In this guide, you will find a plain-English breakdown of SVCA amenities, 2026 dues, common fees, and a buyer checklist you can use before you make an offer. Let’s dive in.

What you get in Sudden Valley

Sudden Valley Community Association (SVCA) owns and maintains a wide range of amenities for members. Highlights include a Community Center with a fitness facility, two seasonal outdoor pools, tennis and pickleball courts, basketball courts, a multi-use field, playgrounds, community gardens, and miles of trails. You will also find a marina with wet and dry storage and a park, plus an 18-hole Ted Robinson golf course and clubhouse. For current amenity details and contacts, see the SVCA amenities overview.

SVCA also handles day-to-day community operations. That includes private road maintenance with plowing, ditch and culvert work, common-area landscaping and hazardous tree programs, parks upkeep, mailboxes, and community buildings. Water and sewer services to homes are provided by the separate Lake Whatcom Water & Sewer District, and you pay those utility bills directly to the provider. You can confirm provider details at the district’s site, Lake Whatcom Water & Sewer District.

Emergency services are provided by South Whatcom Fire Authority. Station 22 serves Sudden Valley. Local reporting has covered station renovation needs in recent years, so it is smart to confirm current station status and response coverage with the fire authority. See recent coverage in Cascadia Daily regarding Station 22 operations.

Finally, SVCA is an HOA governed by recorded covenants, conditions, and restrictions. You should review the plat-specific CC&Rs that apply to your lot for permitted uses and architectural rules. You can find the recorded Restrictive Covenants on SVCA’s site.

How SVCA dues work in 2026

SVCA dues are billed per lot and differ for developed lots and undeveloped lots. The 2026 budget is based on about 3,116 billable lots.

2026 proposed dues, developed lot: $167.21 per month
2026 proposed dues, undeveloped lot: $158.79 per month

For a developed lot, the monthly total is allocated as follows, according to the 2026 budget:

Operations: $86.73 per month
Capital Repair & Replacement Reserve Fund (CRRRF): $40.04 per month
Roads reserve: $39.73 per month
Mailboxes: $0.71 per month

These allocations show what you are funding each month, from snow removal and parks to long-term road and facility upkeep. See the official figures in the SVCA 2026 Budget document.

Reserves, loans, and risk

SVCA maintains separate reserves for roads and capital repair and replacement. The 2026 reserve studies show both funds are significantly underfunded compared to the fully funded targets. The CRRRF reports a starting balance of $2,810,826 against a fully funded target of $13,061,334, which is about 22% funded. The roads reserve is about 26% funded. The adopted funding model also includes a $4 million loan in the CRRRF plan. You can review the details in the 2026 reserve study.

Low reserve funding can increase the chance of dues increases, borrowing, or special assessments if capital needs outpace savings. As you evaluate a purchase, focus on the reserve contributions in the current budget, the reserve study recommendations, and any board discussion of large projects.

Other fees to expect

Some amenities and services have separate user fees. For 2026, the SVCA Fees and Fines Schedule lists examples you should budget for if you plan to use them:

Marina moorage: Member wet slips range about $1,630 to $1,952 per year depending on slip type. Dry storage and kayak storage are available with separate fees. A standard wet slip near $1,630 per year equals about $136 per month if you amortize it over the year.
Area Z RV storage: $750 per year. Waiting lists and application fees may apply.
Fitness access: Included for members, with guest and non-member fees listed on the schedule.
Closing and account fees: Buyer transfer fee $150 and resale certificate or statement of account $50. Late fees, lien filing fees, and interest can apply if accounts become past due.

You can see current figures in the SVCA 2026 Fees and Fines Schedule.

Budget for total ownership

SVCA dues do not include property taxes or most utilities. Build a realistic monthly budget with the following:

SVCA dues: 2026 developed lot at $167.21 per month.
Water and sewer: Billed by Lake Whatcom Water & Sewer District. Billing is typically bimonthly, and costs vary by usage.
Electric, gas, garbage, internet: Billed by private providers. Confirm account setup and typical bills for the specific address.
Optional amenities: If you use the marina or RV storage, add the annual fee and convert it to a monthly amount to see your true carry.

If you are comparing Sudden Valley to a non-HOA home nearby, remember that non-HOA parcels often use county roads and do not charge monthly dues. You would pay for your own maintenance and would not have access to SVCA amenities unless you join a separate club or facility, if available.

Why dues change

SVCA’s 2026 budget cites increases in hazardous tree removal, insurance premiums, payroll, and fuel as drivers of the proposed dues changes. Long-term pressure comes from capital needs and reserve funding gaps. You can see how the budget allocates your dues to operations and reserves in the SVCA 2026 Budget document.

Buyer due diligence checklist

Use this quick checklist to evaluate any Sudden Valley purchase. Ask your agent or the seller to help collect these items early in the process.

Pull these documents early

Resale packet or resale certificate: Confirms current dues, any arrears, pending or approved special assessments, liens, recent budget and financials, and insurance summary. SVCA charges a fee to prepare it and a buyer transfer fee at closing. Under Washington statute, buyers often have a review and rescission window after receipt. See RCW notice rules in the WUCIOA statute.
Current budget and financials plus reserve studies: Compare actual reserve contributions to what the reserve study recommends. For 2026, the CRRRF is about 22% funded and roads about 26% funded, which signals a funding gap. See the SVCA 2026 Budget and reserve study.
Board minutes and AGM materials, past 12 months: Look for large projects, loans, litigation, insurance changes, or high recurring costs.
Governing documents: Review CC&Rs, bylaws, rules and regulations, and architectural rules. The Restrictive Covenants explain use limits and ARC procedures.
Insurance summary: Confirm what the association insures versus what you must insure, including any deductible policies that can be assessed to owners.

Watch for red flags

Low reserve funding: CRRRF about 22% and roads about 26% in 2026 studies. Low funding can mean higher risk of special assessments or borrowing.
Special assessments or loans: The 2026 CRRRF plan includes a $4 million loan. Ask for status and terms, then confirm in minutes and financials.
Litigation or contractor disputes: If material, ask for counsel letters or settlement details.
High delinquency or collection activity: This can strain budgets and lead to shortfalls.

Timing and next steps

Order the resale certificate early after mutual acceptance. The association has a stated fee and timelines. Buyers often have a five-day review window, so confirm exact start and end dates when the packet is delivered. See RCW notice rules in the WUCIOA statute.
If reserves or projects concern you, request recent bank statements, signed loan documents, and bids for capital work. Consider a CPA or HOA specialist for large projects.

Ready for local guidance?

If Sudden Valley fits your lifestyle, the next step is to align the numbers with your goals. I will help you pull the right documents, interpret the budget and reserve studies, and negotiate with confidence. Call or email Christine Cicchitti for a free local market consult and personalized next steps.

FAQs

What are the 2026 Sudden Valley HOA dues for a home?

For a developed lot, the 2026 proposed dues are $167.21 per month, allocated to operations, CRRRF, roads, and mailboxes as shown in the SVCA 2026 Budget.

How well funded are Sudden Valley’s reserves in 2026?

The 2026 CRRRF is about 22% funded and the roads reserve about 26% funded, and the CRRRF plan includes a $4 million loan, according to the 2026 reserve study.

Which amenities are included in dues and which cost extra?

Parks, pools, fitness access, courts, fields, and community spaces are operated by SVCA, while the marina and RV storage have separate fees in the 2026 Fees and Fines Schedule; golf has separate rates via the course pro shop on the amenities page.