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Here’s what the rise of homeowners associations means for buyers

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When shopping for a home, many buyers may hope to avoid purchasing a property subject to a homeowners association

But that may be easier said than done.

That’s because HOAs are on the rise in the U.S. Therefore it’s important to understand the ins and outs of these organizations before you buy.

Nearly three-quarters, or 70%, of surveyed homeowners say if they were to buy a new home in the future, they would prefer a community without an HOA, according to recent data from Frontdoor. The home repair and maintenance services company in September polled 1,005 homeowners, 85% of whom are currently part of an HOA.

Why it’s hard to avoid HOAs

Homeowners associations are composed of community residents elected to a board of directors, which govern the neighborhood by a set of rules and regulations. Homeowners pay dues to have common areas like parks, roads, and community pools maintained and repaired. 

Such organizations exist for different types of properties, from single-family homes and rowhomes to condominiums and cooperatives.

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The presence of HOAs in the U.S. has ballooned over recent decades. In 1970, there were 10,000 community associations with about 2.1 million residents, per the Foundation.

In 2023, about 65% of new single-family homes were built within HOAs, up from 49% in 2009, according to the U.S. Census.

Today, HOA or common-interest communities represent about 30% of the housing stock in the U.S., and house 75.5 million Americans, according to the Foundation for Community Association Research. The entity is an affiliate organization of Community Associations Institute, a membership group for HOAs and other community organizations.

How homeowners associations became so powerful

Common-interest communities are becoming more typical because they provide a financial benefit for local governments, according to Thomas M. Skiba, CEO of the Community Associations Institute, a membership organization of homeowner and condominium associations.

“They don’t have to plow the street anymore [or] do all that maintenance and they still collect the full property tax value,” Skiba told CNBC, referring to local authorities.

HOA membership is more common in some areas. Florida has the highest HOA membership rate of 66.86%, or more than 4 million homes in HOAs, according to a data analysis by This Old House, a home improvement site.

“It is truly a luxury in a lot of cases to buy a home that’s not in a community,” said Steve Horvath, co-founder of HOA United, an advocacy group for homeowners in common-interest communities.

How HOAs add to homeownership costs

Such costs tend to increase over time, and rarely go down. In Frontdoor’s survey, 51% of current HOA members said they experienced an increase in their HOA fees, and 65% say price increases happen frequently.

How to vet an HOA before you buy

Many Americans are satisfied with their HOA. About 60% of surveyed homeowners reported having a positive experience with their community, according to Frontdoor.

But others go through grievances. About 1 in 3 had some experience that made them want to move, Frontdoor found. Of those wanting to leave the neighborhood, 63% complained about fees while 53% cited inconsistent rule enforcement.

“Sometimes HOAs can be really intrusive,” like what colors you can choose from to paint the exterior of your house, said Jim Tobin, CEO of the National Association of Home Builders.

If you’re currently in the market for a home and are unsure if an HOA community is right for you, here are a few things to consider in the shopping process:

  • Ask your real estate agent or the home seller’s agent for a copy of all the HOA paperwork like covenants, bylaws, fee schedule, rules and regulations, experts say. Also ask for meeting minutes, whether annual general meeting minutes or board meeting minutes for the past 12 months, Horvath said. Such documents can be very telling about how an HOA is operated, he said.
  • Inquire about monthly or annual fees, the HOA’s budget and the history of how assessments have grown over the years, according to Skiba.
  • Ask your real estate agent or the seller’s agent if the house you want to buy has any unpaid assessments, said Horvath. Such outstanding balances should be dealt by the seller as part of the sale. 
  • Review any pending litigation, disputes or existing judgements within the community, said Horvath. 
  • Look into the community’s reserve funds, which ensures repair and renovation. Check if the community is putting enough money aside for big expenses or if they are property funded, Skiba said.
  • Ask if you can attend a board meeting or the member’s annual general meeting if possible.

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Personal Finance

How markets performed for investors so far

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Traders work on the New York Stock Exchange floor on Dec. 18, 2024.

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For all the drama in the stock market of late, investors’ portfolio balances may not look too different from when President Donald Trump entered office.

There have been some unnerving days amid the Trump administration’s tariff policies. The S&P 500 dropped by 2% or more on six days between Jan. 20 and June 6, according to data provided to CNBC by Morningstar Direct. During that period, there were 18 days where the index shed 1% or more.

Still, the S&P 500’s annualized return for Trump’s second presidency is positive, at 1.58%, Morningstar Direct found.

With more market swings on the horizon amid threats of a worsening trade war and warning signs in the labor market, the numbers serve up an old lesson for investors: When the market is freaking out, it pays to stay calm.

“I always remind clients that volatility doesn’t predict direction,” said Cathy Curtis, the founder of Curtis Financial Planning in Oakland, California. She is a member of CNBC’s Financial Advisor Council.

Other early presidential terms led to bigger returns

Investors have reaped bigger returns in the early days of previous presidents.

The S&P 500’s annualized return was over 34% in the roughly first five months of former President Joe Biden’s tenure, Morningstar Direct calculated. Meanwhile, the index was up around 30% during that same period in former president Barack Obama’s first and second term.

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An ‘unmistakable’ long-term trend

In practice, investors want to keep their money in the market over decades, and many presidencies.

Almost all presidential terms since President Jimmy Carter saw healthy stock market returns for the full four or eight years, Mark Motley, portfolio manager at Foster & Motley in Cincinnati, wrote in a pre-election market update. The exception: President George W. Bush, due to the Great Recession.

Foster & Motley is No. 34 on the 2024 CNBC Financial Advisor 100 list.

To prove that point to clients, Curtis will show a chart of the S&P 500 going back to 1950.

For example, if you invested $1,000 in the index on Jan. 20, 1950, when Harry S. Truman was president, you’d have around $3.8 million as of the market’s close on June 6 of this year, Morningstar Direct found.

“The short-term dips are unmistakable, but so is the overall upward trend,” Curtis said.

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Trump’s ‘big beautiful’ bill may curb access to low-income tax credit

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As Senate Republicans debate President Donald Trump‘s “big beautiful bill”, a lesser-known provision from the House-approved package could make it harder to claim a low-income tax credit.

If enacted as written, the House measure in the “One Big Beautiful Bill Act” would require precertification of each qualifying child for filers claiming the so-called earned income tax credit, or EITC, starting in 2028.

Under current law, taxpayers claim the EITC on their tax return — including Schedule EIC for qualifying children.

The provision aims to “avoid duplicative and other erroneous claims,” according to the bill’s text. But policy experts say the new rules would burden eligible filers, who may forgo the EITC as a result. The measure could also delay tax refunds for those filers, particularly amid IRS cutbacks, experts say.

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“You’re going to flood the IRS with all these [EITC] documents,” said Janet Holtzblatt, a senior fellow at the Urban-Brookings Tax Policy Center. “It’s just not clear how they’re going to process all this information.”

Holtzblatt, who has pushed to simplify the EITC for decades, wrote a critique of the proposed precertification last week.

“This is not a new idea, but was previously considered, studied and rejected for very good reasons,” Greg Leiserson, a senior fellow at the Tax Law Center at New York University Law, wrote about the proposal in late May.

Studies during the George W. Bush administration found an EITC precertification process reduced EITC claims for eligible filers, Leiserson wrote. During the study, precertification also yielded a lower return on investment compared to existing EITC enforcement, such as audits, he wrote.

EITC eligibility is ‘complicated’

Eligibility is complicated.

Janet Holtzblatt

Senior fellow at the Urban-Brookings Tax Policy Center

“Eligibility is complicated,” and residency requirements for qualifying children often cause errors, said Holtzblatt with the Tax Policy Center. 

For 2025, the tax break is worth up to $8,046 for eligible families. You can claim the maximum EITC with adjusted gross income up to $61,555 for single filers and $68,675 for married couples filing jointly. These phase-outs apply to families with three or more children.

As of December 2024, about 23 million workers received the EITC for tax year 2022, according to the IRS. But 1 in 5 eligible taxpayers don’t claim the tax break, the agency estimates.

Changes could ‘complicate’ existing issues

Nine Democratic Senators last week voiced concerns about the House-approved EITC changes in a letter to Senate Majority Leader John Thune, R-S.D., and House Speaker Mike Johnson, R-La.

If enacted, the updates would “further complicate the EITC’s existing challenges and make it more difficult to claim,” the lawmakers wrote.

Higher earners are more likely to face an audit, but EITC claimants have a 5.5 times higher audit rate than the rest of U.S. filers, partly due to improper payments, according to the Bipartisan Policy Center.

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The proposed EITC change, among other House provisions, still need Senate approval, and it’s unclear how the measure could change.

However, under the reconciliation process, Senate Republicans only need a simple majority to advance the bill. 

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Republicans more likely to use it

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Senate Majority Leader John Thune (R-South Dakota), from left, Sen. John Barrasso (R-Wyoming) and Senator Mike Crapo (R-Idaho) exit the West Wing of the White House on June 4, 2025. The Senate has begun deliberations over President Donald Trump’s massive “Big Beautiful Bill” that narrowly passed the House on May 22, with several Republican senators expressing concerns over its cost as well as cuts to Medicaid and clean energy tax credits.

Photographer: Eric Lee/Bloomberg via Getty Images

Republicans on Capitol Hill are weighing legislation that’s estimated to cut billions of dollars of funding for the Affordable Care Act and cause millions of people to lose their health insurance. Many of their constituents may not be happy about it, polling suggests.

Nearly half, 45%, of adults enrolled in a health plan offered through the ACA insurance marketplace identify as Republicans, according to a new survey by KFF, a nonpartisan group that conducts health policy research.

(More than three-quarters of those Republican ACA users identify as “MAGA” Republicans. Those MAGA Republicans represent 31% of ACA purchasers overall.)

Meanwhile, 35% of Democrats get their health insurance through the ACA, KFF found.

Republicans in the House of Representatives passed a multitrillion-dollar tax and spending package in May estimated to cut about $900 billion from health programs like Medicaid and the ACA, which is also known as Obamacare.

Senate Republicans are now considering the measure, which contains many of President Donald Trump’s domestic policy priorities. Republicans are trying to pass the megabill by the Fourth of July.

If the GOP enacts the legislation as written and doesn’t extend tax credits that lower monthly ACA health premiums, about 15 million people would lose health insurance, according to the Congressional Budget Office.

“A large constituency of Republicans using the programs are potentially facing cuts,” said Audrey Kearney, a senior survey analyst for KFF’s public opinion and survey research program.

The survey was conducted May 5 to 26 among a nationally representative sample of 2,539 U.S. adults, including 247 who have purchased their own health coverage.

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Many red-leaning states didn’t expand Medicaid

The Affordable Care Act also expanded Medicaid coverage to more households.

However, 10 states haven’t adopted the expansion: Alabama, Florida, Georgia, Kansas, Mississippi, South Carolina, Tennessee, Texas, Wisconsin and Wyoming. All voted for Trump in the 2024 presidential election.

Republicans are “more likely to live in nonexpansion states,” John Graves, a professor of health policy and medicine at Vanderbilt University School of Medicine, wrote in an e-mail.

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Here’s why this matters for ACA enrollment: “In the non-expansion states, there’s a wider population eligible for the tax credits,” said Carolyn McClanahan, a physician and certified financial planner based in Jacksonville, Florida. She’s a member of the CNBC Financial Advisor Council.

In states that expanded Medicaid, nearly all adults with incomes up to 138% of the federal poverty line (about $22,000 for a one-person household in 2025) are eligible for Medicaid.

In states that didn’t expand Medicaid, a broader population is eligible for subsidies to make ACA health plans less expensive, Graves said. The subsidized exchanges are available for people between 100% and 138% of the federal poverty line, among others.

“Given the heavy subsidies in that income range, and large amount of otherwise uninsured people, that would suggest more GOP-identifying people with low incomes would go the (subsidized) exchange route,” Graves wrote.

The Affordable Care Act has been vilified by Republicans since passage during President Barack Obama’s tenure. However, provisions within the law — such as creation of the ACA marketplaces, coverage for those with pre-existing conditions and the ability to stay on parents’ health plan until age 26 — have broad appeal, said KFF’s Kearney.

As of 2023, nearly 1 in 7 U.S. residents had enrolled in an ACA marketplace plan at some point since 2014, the year in which states rolled out marketplace plans, according to a 2024 report from the U.S. Department of the Treasury.

“Our polling going back years has shown that when you ask about favorability of the ACA itself, Republicans view it as pretty unfavorable,” she said. “However, the actual provisions in it are very popular, and are popular among Republicans.”

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