What The Woodlands' Nine Villages Pay in HOA Fees Right Now

Every one of The Woodlands’ nine villages, from Grogan’s Mill to Harper’s Landing, funds community services through the same rate. In 2026, The Woodlands Township charges every home inside its boundary $0.1694 per $100 of assessed value, and that single number covers covenant enforcement, parks, pathways, and a law enforcement contract across the whole community. There’s no separate “per-village” HOA bill. The real dollar difference buyers run into shows up in exactly two spots, the guard-gated Carlton Woods and Timarron Lakes sections, where a private homeowners association sits on top of the Township rate everyone else already pays.

The Move Live Love TX Team is a husband-and-wife real estate team based in The Woodlands, Texas, helping buyers and sellers across The Woodlands and the surrounding area make the move that comes next. We hear some version of “what’s the HOA in [village]” on almost every Woodlands buyer consultation, and the honest answer catches people off guard more often than it should.

Where “Village HOA Fees” Come From

Before 2010, The Woodlands ran on three separate community associations, The Woodlands Community Association, The Woodlands Association, and The Woodlands Commercial Owners Association, each collecting its own annual assessment from homeowners the way a normal HOA would. That changed on January 1, 2010, when all three dissolved and handed their covenant duties, contracts, and operations to The Woodlands Township, following a 2007 vote authorizing the Township to levy a property tax in their place. Since then, what used to be a per-lot HOA assessment shows up on your county tax bill as the Township’s own rate instead. It isn’t optional and it isn’t set village by village, because the whole point of the 2010 transition was replacing three separate associations with one government funded the same way for every address inside it.

The 2026 Number, and Where It Goes

For 2026, The Woodlands Township adopted a total rate of $0.1694 per $100 of assessed value, split between a $0.1594 maintenance and operations rate and a $0.0100 debt service rate, down slightly from $0.1714 in 2025. On a $500,000 home, that works out to roughly $847 a year, folded into the property tax bill instead of arriving as its own separate invoice the way a standard HOA statement would. That rate funds the Residential Design Review Committees that review every exterior change to a Woodlands home, the parks and pathway system, and a law enforcement contract, stacked on top of the county, school district, and MUD taxes that also land on your bill. We’ve broken down the rest of what makes up a Woodlands tax bill elsewhere, because the Township rate is only one of four lines and rarely the biggest one.

So here’s the actual comparison, village by village, once the marketing language gets stripped out:

Carlton Woods spans two villages. Its original section sits inside Sterling Ridge, and its newer Carlton Woods Creekside section sits inside Creekside Park, which is why that village shows up twice in the “extra HOA” column. Timarron Lakes is a separate gated enclave, also inside Creekside Park, unrelated to Carlton Woods beyond sharing a village.

What a Private HOA Adds in Carlton Woods and Timarron Lakes

Carlton Woods and Timarron Lakes are the two spots in The Woodlands where “HOA fee” means something closer to what it means in most Houston-area subdivisions: a private association billing homeowners directly, on top of what the Township already collects. Carlton Woods funds a 24-hour manned gate, private streets, and the shared grounds around two private golf courses. Timarron Lakes funds a guard gate, a clubhouse on Lake Reverie, and front-yard landscaping maintenance on every home in the enclave, which is the single biggest reason buyers choose it over a standard Woodlands lot in the first place.

Neither association publishes current dues online, and the number moves by section and by year, so we won’t hand you a figure here that we can’t stand behind. What we can tell you is that it’s real money, disclosed on that specific home’s HOA resale certificate at closing, not a rounding error to wave off because the rest of the community doesn’t carry one.

The Move Live Love TX Team is a husband-and-wife real estate team based in The Woodlands, Texas, helping buyers and sellers across The Woodlands and the surrounding area make the move that comes next. Gated-community HOA review is exactly the kind of paperwork that trips up buyers moving here from outside Texas, and it’s where a team that lives here year-round earns its keep. Peter’s been licensed in this market since 2004 and came up through construction and mortgage lending before real estate, so when a resale certificate lists a reserve-fund balance or a pending special assessment, he reads it the way most agents read a listing sheet, not as boilerplate to skim past. We walk every Carlton Woods or Timarron Lakes buyer through that document line by line before they’re under contract, not after.

How to Check Your Own Address Before You Assume

If you’re comparing a specific Woodlands listing against another one, don’t stop at the village name. Pull the Montgomery Central Appraisal District’s account for that exact parcel to see the Township rate, MUD, and ISD lines together, and ask your agent for the recorded HOA resale certificate if the address sits inside a gated pocket like Carlton Woods or Timarron Lakes. The village name tells you the school zoning pattern and the general feel of the streets. It doesn’t tell you the bill.

The Move Live Love TX Team is a husband-and-wife real estate team based in The Woodlands, Texas, helping buyers and sellers across The Woodlands and the surrounding area make the move that comes next. If you want the full buyer’s process laid out before you start touring, that’s exactly where we’d start, gated section or not.