Living in ArrowCreek: What the House Includes and What The Club Sells Separately

When you buy a home in ArrowCreek, you become part of the homeowners association. That gets you the guard gate, three pools, tennis and pickleball courts, and the trail system. The two golf courses on the hillside are a different matter. They belong to The Club at ArrowCreek, which is privately owned and sells its own memberships. Neither the HOA nor The Club publishes its prices. For the HOA, the first dependable figure usually comes during escrow, in a set of documents Nevada law requires the seller to hand over.

Where the HOA number first appears

The ArrowCreek HOA keeps its financial reports and assessment details in TownSq, a portal open only to residents. That means a buyer who is comparing ArrowCreek with other south Reno communities can't look up the monthly assessment online. The HOA's rules say assessments are due monthly on the first, become late after the 30th, and can carry a $25 late fee plus interest.

The actual figure comes in the resale package. Under NRS 116.4109, the seller provides it to the buyer at the seller's expense, and it must include:

1. The declaration, bylaws, the association's rules and regulations, and the information statement required by NRS 116.41095
2. The monthly common-expense assessment and any unpaid obligations currently due
3. The current operating budget and a year-to-date financial statement with a reserve summary
4. Proof of the association's required insurance
5. Any unsatisfied judgments or pending legal actions
6. Resale, transfer and transaction fees, plus all current and expected charges tied to the home

After the buyer receives the package, they have until midnight on the fifth calendar day to cancel in writing. Under the statute, cancellation carries no penalty, and anything paid before cancelling must be refunded promptly. The association has 10 calendar days from the owner's written request to supply the documents.

Fees for producing these documents are capped. The Nevada Real Estate Division's January 2026 resale package guidance sets current maximums of $213.84 for the resale certificate and $190.73 for a statement of demand. Each can be expedited to under three business days for up to $100 more. A separate file-opening or closing fee can reach $404.58. It has to reflect actual cost and can't be charged to both the buyer and the seller.

For ArrowCreek in particular, this timing matters. The budget and reserve summary in the package are often the first full picture a buyer gets of what the monthly assessment pays for, and the five-day window is when they get to read it.

What the assessment pays for

The HOA describes ArrowCreek as 1,082 homes on a master-planned site with 525 acres of open space and round-the-clock gate security and guest management. The amenities it owns for residents include three pools, a hot tub, a fitness room, tennis and pickleball courts, bocce, basketball, playgrounds, meeting and event space, a kitchen, and a picnic and barbecue area.

The budget discussion in the HOA's September–October 2025 magazine, which covered the proposed 2026 budget, gives a sense of scale. The reserve study counts 26.1 miles of road and 12 miles of walking paths. The operating budget covers vendor contracts, staff pay and benefits, management and professional fees, pool maintenance and other community services. A separate capital budget pays for projects that improve the amenities. All of this comes with the house. None of it includes a tee time.

The Club is a separate membership

The Club at ArrowCreek runs the golf, and it works as a separate business. Ray and Jeanne Conrad own it. The Club's own account says they bought the property in 2018, and a July 2026 announcement naming John Scott as incoming general manager identified them as owners again.

There are two private 18-hole courses. The Legend was designed by Arnold Palmer and opened on August 25, 1999. The Challenge was designed by Fuzzy Zoeller and John Harbottle. The Club says both are generally open year-round, weather permitting. The clubhouse remodel opened in fall 2022. The Club's materials give its cost as $60 million in a 2022 article and $65 million on a current membership page.

Membership comes in tiers, and The Club's public pages describe them this way:

The Club doesn't publish initiation fees or dues for any category. Its pages send prospective members to the membership team instead. A January 2025 Club article talks about initiation costs and annual dues in general terms without listing amounts. The Club does say it has no food-and-beverage minimums and no special or capital assessments beyond the agreed dues.

We didn't find a public covenant or Club policy that says whether buying a home in ArrowCreek requires a Club membership. The HOA and The Club keep separate materials and separate enrollment. Because of that, a buyer's budget for ArrowCreek can have two unpublished lines. The HOA figure shows up in escrow. The Club figure comes from a conversation with The Club, and that conversation can happen before an offer. For buyers who mainly want the social tier, the waitlist is part of the timing as well.

Trails: the HOA's newest obligation

The trail system adds to what the assessment covers. ArrowCreek's trail map page lists 21 miles of natural paths and 26 miles of paved roads. The printed map describes trail access as intended for residents and mentions a future connection to Thomas Creek. Lower Thomas Creek Trail is a 4.7-mile out-and-back that runs along the edge of the community. Its main trailhead is just outside the guard gate, with some parking, and leashed dogs are allowed.

On September 24, 2025, the Washoe County Parks Commission voted 8–0 to recommend an agreement allowing non-motorized access points from ArrowCreek onto adjacent County open space for both residents and non-residents. According to the meeting minutes, trail users get in through the gates and check in only on the way in, ArrowCreek doesn't allow street parking, and the Thomas Creek and White's Creek trailheads are nearby options with plenty of parking. County staff said trail connections into ArrowCreek's open space were planned when the land was dedicated but never built into the development.

The Board of County Commissioners approved the agreement on October 21, 2025, on its consent agenda. The HOA can install signage and bike racks with County approval and is responsible for building and maintaining them. The County will only evaluate future trail connections as time and funding allow. The HOA's January 2026 magazine told residents to expect trail marker signs at specific locations this year. We found no public confirmation that they have been installed yet.

In budget terms, the trail improvements belong to the HOA and its assessment, not to the County and not to The Club. The resale package's budget and reserve summary are where a buyer can see how the HOA is planning for them.

What the houses and lots look like in county records

Before either membership comes into play, there is the price of the house. ArrowCreek is made up of separately platted subdivisions, and the Washoe County Assessor shows a wide range. In Subdivision 12A, the records include a one-story home of 2,629 square feet on 0.437 acre and a one-story home of 2,517 square feet on 0.421 acre. In Village 4 Unit 3, there's a 1.5-story home of 3,244 square feet on 0.326 acre.

At the top of the range, 6832 Rabbit Brush Court in Subdivision 26 is a 6,127-square-foot home built in 2025. A deed recorded on August 11, 2026, shows a $5,200,000 sale, which works out to about $849 per square foot. That is one recorded sale, not a typical price for ArrowCreek. We found no public ArrowCreek-wide median for 2026.

For the wider market, the Sierra Nevada REALTORS® August 2026 report put the Washoe County single-family median sale price at $620,000, with 965 active listings and 25 median days to contract. The report doesn't break out ArrowCreek or ZIP 89511. Within ArrowCreek, the sale price of the house is only the first cost. The HOA assessment and any Club membership come on top of it.

Quick answers

Does buying in ArrowCreek include golf? Buying a home brings HOA membership and its amenities. Golf comes through The Club at ArrowCreek, which sells its own membership categories.

Where can I find the HOA dues? They're shared with residents through TownSq. For a buyer, the monthly assessment shows up in the resale package required under NRS 116.4109.

How long can a buyer review the resale package? Until midnight on the fifth calendar day after receiving it, with written cancellation available during that window.

Can non-residents use the trails? The County agreement approved on October 21, 2025, covers non-motorized access for residents and non-residents. Trail users enter through the gates, and street parking isn't allowed inside ArrowCreek.

If you're weighing ArrowCreek and want to understand the HOA side and The Club side before you write an offer, Dyan Chapman can walk you through what to ask for, when each figure arrives, and how the resale package fits into your timeline. Let's Connect.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.