Citrus Hills HOA Fees by Village: What Buyers Should Know

A buyer we'll call Case A finds a three-bedroom home listed at $410,000 in Citrus Hills. Case B finds a nearly identical floor plan, same square footage, same list price, three streets away. Both listings say "Citrus Hills." Both show up in the same portal search. Neither listing agent is required to spell out, in the remarks section, that Case A's owner pays roughly $135 a year in dues and nothing else, while Case B's owner is locked into a mandatory country club membership, a village-specific HOA on top of a master HOA, and a bundled cable assessment that shows up as its own line item on the annual bill.

Same three words. Two very different financial commitments. That gap is the thing worth understanding before you write an offer in Hernando's largest master-planned community, because the sale price on the listing sheet was never the whole story here.

One Name Covers Fourteen Different Deals

Citrus Hills isn't a subdivision in the way most Florida buyers picture one. It's a 6,000-acre collection of 14 separately governed villages, developed in phases since the community's golf course was established in 1983, spread across a stretch of rolling terrain between Inverness and Crystal River that gets marketed, fairly, as some of the highest ground on this side of the peninsula. At roughly 260 feet of elevation, it's the kind of place locals half-joke gets "sweater weather" in January while the rest of the county is still in shorts.

That geography is real and it's part of the appeal. But it's also easy to let the lifestyle pitch, golf carts, spa days, sunset views from Skyview's ridge, distract from the paperwork question that actually determines your monthly cost of ownership: which of those 14 villages is this specific address in, and what does that village require you to pay?

The answer varies more than most buyers expect walking in.

What the Fee Schedule Actually Looks Like, Village by Village

Here's the spread, based on the villages' own published dues structures:

Read that last row again. A Skyview Villas owner isn't paying one fee. They're paying three, stacked: a village-level HOA, the Terra Vista master fee, and the country club social membership, before a single greens fee gets charged. That's not a hidden fee in the sense of anything improper. It's published. It's just published in three different places, under three different names, so compare each component when considering the cost of ownership.

Contrast that with Kensington Estates, one acre lots south of the 486 corridor, where the deed carries no POA, no HOA, and no restrictions at all. Or Fairview Estates, where an original-section ranch can run a full calendar year of dues for less than a single month's fee in Terra Vista.

Gated sub-villages inside Terra Vista, places like Griffin View and Nash Crossing, add a fourth layer in some cases: their own deed restrictions and HOA fees on top of both the Terra Vista assessment and the club membership. The community's own village guide is explicit that these are stacked, not substituted.

The Membership Question Nobody Asks Early Enough

Only one village, Terra Vista, makes the social membership mandatory by deed. Everywhere else in Citrus Hills, it's case by case. Some resale homes carry a membership that transfers with the sale. Some owners join voluntarily after closing. Plenty never join at all and simply pay guest or public rates to play the Meadows or the Oaks.

For 2026, that membership runs a one-time $2,000 deposit (refunded at resale) plus quarterly dues that work out to roughly $189 a month per couple. It buys access to the BellaVita Spa and Fitness Center, discounted golf across all three 18-hole courses, the Grille and Skyview restaurants, tennis, pickleball, and the activity center pool. It's a real amenity package. It's also a real monthly obligation that has nothing to do with your mortgage and everything to do with which deed you signed.

The practical trap: a buyer comparing two listings by price per square foot alone can miss this completely. Your agent, or the seller's agent, has to confirm whether membership transfers from the specific deed, rather than relying on the MLS remarks.

Why the Softening Market Doesn't Erase the Fee Question

Buyers have more leverage in Citrus Hills right now than they did a year ago. As of February 2026, the median sale price across Citrus Hills ran about $405,000, down 7.6% compared to the same month a year earlier, at roughly $193 per square foot. Homes were sitting a median of 98 days on the market, nearly double the 47 days typical a year prior, with 21 homes sold that February against 16 the year before, meaning more transactions were closing even as prices softened and timelines stretched.

That's a real shift, and it hands negotiating room to a prepared buyer. But it changes the purchase price, not the fee structure. A slower market can knock $15,000 off your offer on a Terra Vista home, but you'll still have quarterly membership dues that work out to roughly $189 a month and a separate annual Spectrum assessment while you own it. The two numbers, purchase price and carrying cost, move independently of each other in this community, and a buyer who only negotiates one of them is only doing half the math.

Questions Worth Asking Before You Write an Offer

1. Which of the 14 villages is this specific address in, not just "Citrus Hills" as a general area?
2. Is the social membership deeded with this home, and if so, does it transfer at closing or lapse?
3. Is there a village-level HOA in addition to a Terra Vista or master association fee?
4. Does the annual assessment bundle anything, like Spectrum cable, that changes what the headline dues number actually represents?
5. Is this address inside a further-gated sub-village, like Griffin View or Nash Crossing, that layers its own deed restrictions on top of the village fee?
6. What did the current owner actually pay last year, all fees combined, not just the HOA line?

All of these are answerable before you sign anything, and all of them change the real monthly number you're comparing against a home in Lecanto, Inverness, or anywhere else in Citrus County.

A Few Straight Answers

Is Citrus Hills age-restricted? Not as a whole community. Roughly 80 percent of residents are 55 and older, and three specific villages inside Terra Vista are officially 55-plus mandated, but the broader community, including villages like Kensington Estates and Fairview Estates, is open to buyers of any age.

If I buy in a village where membership is optional, can I still join the club? Yes. Membership is open to any Citrus Hills resident at the same published dues, regardless of village, so it's a lifestyle decision rather than a requirement tied to your specific address.

Does the MLS listing name match what locals actually call the neighborhood? Not always. A home in what residents call Foxfire, for example, may appear in the MLS under a different subdivision name tied to the original platting. It's worth confirming the actual village and its fee schedule rather than relying on the marketing name alone.

Every one of these answers depends on the specific deed in front of you, and the schedules above can shift from one budget year to the next. Confirming current numbers with the association before you're under contract isn't optional homework here. It's the actual price of the home.

If you're comparing a Citrus Hills address against options elsewhere in Citrus County, or trying to figure out which of these 14 villages actually fits your budget and the way you want to live, The Finley-Terrell Team can walk the fee schedule with you village by village before you ever write an offer. Contact us.

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