Robson publishes more of its numbers than almost any community in this market, which makes the honest assembly possible: the 2026 HOA at $3,976.28, the $3,428 Capital Improvement Fee every buyer pays at closing, the resale transaction fees, golf as a genuinely separate decision, and a Denton County tax bill the senior toolkit treats kindly. Here is what living at the metro’s biggest 55+ community actually costs, monthly and across a decade.
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Talk to a Specialist →| Item | 2026 Figure | Notes That Matter |
|---|---|---|
| HOA assessment | $3,976.28/yr ($331/mo equivalent) | Billed semi-annually at $1,988.14 — budget the lump, not the average |
| Capital Improvement Fee | $3,428, buyer, at closing | Funds projects like 2025’s $350K bocce ramada; it is the community constantly upgrading itself — on buyers’ nickels |
| Resale transaction fees | $350 buyer admin · $50 seller disclosure · $100 rush option | Small but real; sellers should order the disclosure early, not pay the rush |
| Golf | Separate membership, resident rates | Not in the HOA — the course is amenity-adjacent, not amenity-included. Two regular players should budget a second HOA-sized line |
| Property tax (rep. $425K resale, over-65 filed) | ~$5,300–$6,100/yr after exemptions | $200K shield erases 53% of school-taxable value, then the school line freezes; Denton’s missing hospital district keeps the floating remainder modest |
| Insurance | ~$2,400–$3,200/yr typical | North Texas hail pricing; percentage wind/hail deductibles are the quote line to interrogate |
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Stack it for a representative over-65 couple in a $425K resale, no golf: HOA $331, tax ~$470, insurance ~$230 — call it $890 to $990 a month of carry before utilities, against which the CIF and admin add roughly $3,800 once at the door. Run it ten years with the school line frozen, unfrozen lines drifting 4%, HOA escalating 3%: roughly $110,000–$115,000 of total carry, the figure that lands within a few thousand dollars of Frisco Lakes despite the scarier stickers. Add golf for two and the decade gains $50,000–$70,000 — the largest single discretionary variable in the entire budget, which is why it deserves its own decision rather than a shrug.
What the spreadsheet cannot price: the CIF means amenities keep improving without special assessments hitting current owners — a structure many mature communities would envy — and the semi-annual billing rhythm punishes sloppy cash-flow planning twice a year. Both are features of the same design. Full community treatment: the Robson Ranch guide · framework: the Over-65 Guide · Denton County guide
Current schedules confirmed, the CIF explained, and the decade table at your price point — in hand before tour day.
Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
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