Are you wondering if Sunriver’s community dues could derail your mortgage approval? You are not alone. Whether you plan to live here full time or run a short‑term rental, lenders will look closely at any recurring costs tied to your property. In this guide, you will learn how Sunriver Owners Association dues and optional Recreation Plus fees can affect your loan, what documents underwriters ask for, and the smart steps to take before you apply. Let’s dive in.
How lenders treat HOA dues
Lenders treat mandatory HOA assessments as part of your monthly housing payment. They add the dues to your principal, interest, taxes, and insurance when they calculate your debt‑to‑income ratio. For a plain‑English overview of DTI, review the Consumer Financial Protection Bureau’s explanation of debt‑to‑income ratio at the CFPB site, which lenders commonly use as a reference for mortgage shopping and qualification guidance. You can learn more at the CFPB’s resources on DTI at the Consumer Financial Protection Bureau.
- Agencies like Fannie Mae and Freddie Mac direct lenders to include required HOA dues in your qualifying payment. You can read their guidance in the Fannie Mae Selling Guide and the Freddie Mac Single‑Family Seller/Servicer Guide.
- FHA and VA follow the same practice. FHA also evaluates the health of the condo or project and may require approval for certain properties. See HUD’s Single Family Housing resources for condo and project policies.
The key point is simple: if the assessment is required for ownership, it usually counts in your numbers.
Mandatory Sunriver HOA assessments
Sunriver is governed by the Sunriver Owners Association. SROA collects assessments that fund roads, common areas, community services, and more. These dues are typically mandatory for owners and are almost always included in your qualifying housing expense. You can review association information at the Sunriver Owners Association website.
Optional Recreation Plus fees
Sunriver also offers opt‑in amenity access through programs like Recreation Plus, often administered with Sunriver Resort. If a fee is truly optional, lenders usually do not include it in your DTI. If a fee is effectively required for how you intend to use the property, underwriters may count it. For example, if operating a lawful short‑term rental requires enrolling in an access program to provide guest amenities, some lenders will treat that cost as a recurring obligation. You can confirm program details at Sunriver Resort and with SROA.
Short‑term rentals and underwriting
If you plan to buy in Sunriver for short‑term rental use, expect closer scrutiny. Lenders look for stable, documentable rental income before they will count it toward qualification.
When STR income counts
Most lenders require a track record before they include short‑term rental income in your application. Common requests include:
- Two years of tax returns showing rental income on Schedule E, or 12–24 months of platform statements or management company statements.
- A current management agreement or lease if applicable, and evidence of bookings.
Agency guidance for rental income can be found in the Fannie Mae Selling Guide and Freddie Mac Single‑Family Guide. Lenders often use these as their baseline.
Recreation Plus in STR underwriting
If Sunriver’s Recreation Plus program is required to operate your rental as intended, your lender may include the fee as a monthly obligation when calculating your DTI. If the program is optional and not required for ownership or lawful rentals, they may exclude it. The best move is to confirm the exact requirements in writing with SROA, Sunriver Resort, and your lender before you rely on projected rental income.
Also verify local requirements. Deschutes County has rules and procedures for short‑term rentals, including permits and registrations in some areas. Start with Deschutes County Community Development for current STR regulations.
Project and condo reviews
For condos and some planned communities, lenders also evaluate the project itself. They look at the association’s financial health, reserves, insurance, owner‑occupancy mix, litigation, and delinquency levels. High delinquencies or low reserves can limit loan options or require extra review.
- You can read about project eligibility in the Fannie Mae Selling Guide and the Freddie Mac Single‑Family Seller/Servicer Guide.
- FHA requires condominium project approval for FHA financing and pays attention to reserves and special assessments. See HUD’s Single Family Housing guidance for details.
If the association’s metrics do not meet an agency’s standards, some loan programs may not be available.
What to ask your lender early
Before you lock in a pre‑approval, ask your loan officer:
- Will you include SROA dues in my qualifying payment, and how will you verify the amount?
- Will you treat Recreation Plus as a required cost for this property and use? Why or why not?
- If I plan to count STR income, what documentation will you need to include it?
- Does this property type require a project review, and what HOA documents do you need?
Getting clear answers up front prevents surprises later.
Sunriver buyer pre‑approval checklist
Gather these items early so you can respond quickly to underwriter requests:
Association and insurance documents
- Current SROA dues statement showing the annual or monthly amount and due dates.
- Proof of dues payment or a ledger if the seller has paid part of the year.
- Current HOA budget and reserve study.
- CC&Rs, bylaws, and rules and regulations. Look for any short‑term rental language or mandatory programs.
- Estoppel certificate or resale certificate confirming dues, delinquencies, and any special assessments.
- Certificate of insurance for the association’s master policy and a summary of coverage.
- Any HOA meeting minutes or notices about special assessments or litigation.
Short‑term rental and Recreation Plus documents
- Written Recreation Plus program summary, fee schedule, terms, and whether it is optional or required for rentals or guest access.
- Enrollment documents and proof of the seller’s current participation if relevant.
- Two years of tax returns with Schedule E, or 12–24 months of STR statements if you want to count rental income.
- Current management agreement, lease, or other rental contracts.
- Evidence of compliance with Deschutes County STR permits or registrations if required.
Why these matter
- Dues statements and estoppels confirm the costs your lender must include in your qualifying payment.
- CC&Rs and rules show restrictions that can affect use, value, and financing options.
- Budgets, reserves, and insurance speak to project health, which matters for program eligibility.
- STR documentation helps prove that rental income is stable and that any required program costs are known.
If you need a quick refresher on common HOA documents, the Community Associations Institute provides general resources for association governance and documentation.
Loan program differences
Understanding how programs treat dues and rentals can help you choose the right path:
- Conventional loans. Fannie Mae and Freddie Mac include mandatory HOA dues in your housing payment. Rental income may be counted if it is well documented, with a stronger preference for established history. Project reviews apply for condos and some planned developments.
- FHA loans. FHA includes HOA dues in qualifying and requires condominium project approval. It pays close attention to reserves and special assessments.
- VA loans. VA includes HOA dues and has project requirements for certain properties. Rental income must be well documented.
- Portfolio and local lenders. Some community banks familiar with Sunriver are more flexible on STR income if you show strong documentation and a local track record. Ask how they view Recreation Plus and what they require to count rental income.
Timeline and local tips
A few practical steps can keep your purchase on track:
- Start document requests early. Estoppels, budgets, and insurance certificates can take time from the association.
- Confirm Recreation Plus rules in writing. If your strategy relies on guest access to amenities, make sure you understand whether enrollment is optional or effectively required.
- Align your financing with your use. If you plan to use STR income to qualify, interview lenders who have experience with resort communities and short‑term rentals.
- Prepare for project review. If your property is in a condominium or similar project, ask your lender for their HOA questionnaire early so the association can respond quickly.
Final thoughts
In Sunriver, your mandatory SROA dues will almost always be part of the monthly payment your lender uses to qualify you. Recreation Plus fees are usually optional, but if those fees are required for your intended use, especially short‑term rentals, expect your underwriter to include them. The best path is simple: confirm the facts with SROA and Sunriver Resort, gather your documents early, and talk with a lender who understands Sunriver.
If you want local guidance on properties, dues, and financing considerations, reach out. You will get clear answers and a practical plan for moving forward with confidence. Let’s connect at Unknown Company.
FAQs
Do Sunriver HOA dues count in my mortgage approval?
- Yes. Lenders include mandatory SROA assessments in your monthly housing payment when calculating debt‑to‑income ratio, consistent with agency guidance.
Are Sunriver Recreation Plus fees counted in DTI?
- It depends. If Recreation Plus is truly optional for ownership and use, lenders typically exclude it. If it is required for your intended use, such as a short‑term rental, many underwriters include it.
Can I use Sunriver short‑term rental income to qualify?
- Sometimes. Lenders usually want a documented history, such as two years of tax returns or 12–24 months of platform or management statements, plus current agreements.
What HOA documents will my lender ask for in Sunriver?
- Expect a dues statement, estoppel or resale certificate, CC&Rs and rules, annual budget and reserve study, and the association’s insurance certificate. Project reviews may require more.
How do project reviews affect Sunriver condo financing?
- Agencies review association health, reserves, insurance, occupancy mix, and delinquencies. If a project falls short, some loan programs may be limited or require extra review.
Where can I verify Sunriver program details and rules?
- Check the Sunriver Owners Association for dues and rules, Sunriver Resort for Recreation Plus terms, and Deschutes County Community Development for STR regulations.
