Understanding Eastman’s HOA, Amenities, And Fees

Thinking about a home or lot in Eastman and trying to make sense of the HOA, amenities, and fees? You are not alone. Eastman’s setup is a bit different from other planned communities, and understanding it early will help you budget confidently and enjoy the lifestyle from day one. In this guide, you’ll get a clear breakdown of how the association works, what the Universal Amenity Program includes, and the key costs for FYE2026. Let’s dive in.

Meet Eastman in 03753

Eastman is a private, four-season community in the Dartmouth–Lake Sunapee region that spans roughly 3,600 to 3,700 acres with a large lake, beaches, and year-round recreation. It includes single-family homes, condominiums, and undeveloped lots. The community counts about 1,000 houses and around 335 condo units, plus many lots, so you will also find several neighborhood and condo associations within Eastman. You can explore the community overview on the Eastman Community Association site.

How Eastman’s HOA works

Three-tier governance

Eastman uses a representative structure with three layers: Special Place Associations (local neighborhoods), the Association Council, and the ECA Board of Directors. This framework is reflected in the governing Declaration and has been affirmed in case law that outlines the association’s authority. If you want a deeper look at the legal structure, review the NH Supreme Court summary in SCHAEFER v. EASTMAN COMMUNITY ASSOCIATION.

Board role and budget timing

The Board acts as the policy and finance body. It oversees standing committees and hires the General Manager. Each February, the Board approves the operating budget and sets the next fiscal year’s assessment. You can see governance details and procedures in the Council bylaws.

Design review and environmental rules

Eastman enforces exterior appearance and environmental standards through the Environmental Control Committee. Projects like tree removal, exterior color changes, driveways, additions, and ADUs require ECC review and approval. The rules are clearly defined in the ECC bylaws, so plan ahead if you expect to update or expand a property.

What the Declaration covers

The Declaration of Covenants and Restrictions is Eastman’s primary governing document. It lays out owner rights, assessment authority, and how common land is used, as well as how changes get proposed and approved. Draft revisions have circulated for owner review in 2025 and 2026. If you are buying, ask for the most current version and any pending amendment notices referenced in recent Council or Board materials.

Amenities and lifestyle

Eastman offers a wide mix of year-round recreation. Highlights include an indoor pool and fitness center, multiple lake beaches, tennis and pickleball, a Nordic ski center with miles of trails, and a championship 18-hole golf course with a practice area. You can browse the full list on Eastman’s amenities page.

Golf at Eastman Golf Links

The 18-hole course operates semi-privately, with separate memberships and greens fees for play. As an owner, you may receive discounted owner-rate options, and the Universal Amenity Program typically includes practice facilities. For current playing options and costs, check the Eastman Golf Links membership page.

The Universal Amenity Program (UAP)

Eastman runs a one-fee recreation model called the Universal Amenity Program. For house and condo owners, the UAP is included in the annual assessment. Lot owners can opt in by paying a separate fee. The UAP covers most facilities, including the pool, fitness center, tennis and pickleball, cross-country ski trails, and the driving range or practice area. The primary exception is actual golf rounds, which follow Eastman Golf’s membership and green-fee structure.

For FYE2026 (April 1, 2025 through March 31, 2026), Eastman published the following:

• The UAP privilege for non-included users is $299 per household.
• House and condo owners already have UAP included in their annual assessment and receive 14 one-day guest passes.
• Owners may transfer UAP privileges to a long-term tenant who rents for 90 days or more.
• Short-term renters who stay fewer than 90 days need to purchase day or multi-day passes. As an example, the published FYE2026 price for a seven-day family pass was $115.

You can confirm current pass rules and prices on the UAP details page.

What you will pay in FYE2026

All figures below are published by ECA for FYE2026. Always confirm the year referenced in a listing and verify the latest rates with the association before closing.

One-time ECA membership fee at closing

• Houses and condos: $7,000 at closing.
• Vacant lots: $1,500 at purchase, with the remaining $5,500 due when construction starts.

This fee supports Eastman’s capital needs. In listings, look for who pays this fee at closing, since practice can vary by transaction. See the current figures on the Fees and Assessments page.

Annual ECA assessment

• Developed houses and condos: $4,364 per year.
• Unimproved lots: $3,717 per year.

The assessment is a flat rate, not tied to property value. Payment options include annual (due April 1), semi-annual (April 1 and October 1), or monthly. If you choose monthly, ECA lists a 7.5% APR for the payment plan. Details are on the Fees and Assessments page.

Condo association fees

Eastman contains multiple independent condo associations. These associations can charge monthly dues and levy special assessments for building-level services like exterior maintenance and snow removal. If you are buying a condo, request the condo association’s budget, reserve information, and recent minutes in addition to ECA documents. Learn more about this distinction on ECA’s Fees and Assessments page.

Water and sewer via VDE

Water and sewer services are managed by the Village District of Eastman, which is independent of ECA. VDE charges include a precinct component and usage-based fees. VDE also documents aging infrastructure and related challenges that can affect future rates. As part of due diligence, review VDE budgets, minutes, and notes on planned projects. Start with VDE’s overview of ongoing challenges.

Golf costs

Owner play on the golf course is not included in the UAP. You will pay greens fees or choose a golf membership if you plan to play regularly. Owners may have access to discounted rates, while practice facilities are generally covered under the UAP. For current options and pricing, check the Eastman Golf Links membership page.

Guest and renter passes

For FYE2026, owners receive 14 one-day guest passes included with their assessment. Owners can transfer UAP access to a tenant on a lease of 90 days or more. Short-term renters use day or multi-day passes, such as the $115 seven-day family pass example published for FYE2026. Confirm the current prices and rules on the UAP page.

Read listings like a pro

When you scan an Eastman listing, these phrases carry specific meaning:

• “ECA membership fee due at closing.” Confirm the amount for the current fiscal year and whether the buyer or seller pays. For FYE2026, Eastman published $7,000 for houses and condos.
• “Annual assessment $X (includes UAP).” Confirm the year and verify whether condo fees are separate. For FYE2026, developed properties show $4,364 and lots show $3,717.
• “UAP included” vs. “UAP opt-in.” Homes and condos include the UAP. Lot owners can opt in for $299 per household in FYE2026.
• “Owner golf membership available / not included.” Playing the course requires greens fees or a golf membership. Practice facilities are typically covered by the UAP.

If you are considering short-term renting, ask how passes are handled for guests under 90 days and whether you need to purchase day or multi-day passes for them.

Your due diligence checklist

Request these documents and confirmations early in your process:

• Declaration of Covenants and Restrictions and any draft revisions under review. Start with the ECA site’s ownership and governance resources at eastmannh.org.
• The current fiscal year Fees and Assessments article with the published membership fee and annual assessment. See ECA’s Fees and Assessments page.
• Universal Amenity Program details, including guest passes and renter rules. Review the UAP page.
• Council and Board minutes or agenda packets from the last 6 to 12 months to spot capital projects, borrowing proposals, or DCR amendments. Governance procedures are summarized in the Council bylaws.
• Special Place bylaws for the neighborhood and, if buying a condo, the condo association’s budget, reserves, recent minutes, and any special assessment history.
• Village District of Eastman budgets and minutes, especially notes on major water or sewer projects. Start with the VDE overview of ongoing challenges.
• Resale or estoppel certificates from ECA and, if applicable, the condo association, showing assessment balances, fines, and any pending special assessments.

Example annual cost snapshot

Every situation is different, but here is a simple way to frame your Eastman budget for FYE2026. Treat this as an illustration and confirm actual amounts in the ECA resale letter and any condo packet:

• At closing: One-time ECA membership fee of $7,000 for a house or condo. For a lot, $1,500 at purchase and $5,500 when construction starts.
• Each year: ECA annual assessment of $4,364 for a house or condo, or $3,717 for a lot. If you choose monthly payments, ECA lists 7.5% APR on the plan.
• If condo: Add the condo association’s monthly dues and any special assessments.
• Utilities: Add VDE water and sewer charges, which include a precinct component and usage-based fees.
• Optional recreation: Add Eastman Golf Links membership or anticipated greens fees if you plan to play often.

This framework helps you compare homes and lots on an apples-to-apples basis before you write an offer.

Ready to compare homes in Eastman?

If you want a clear, current read on HOA costs, documents, and lifestyle fit in Eastman, we can help you sort the details and spot red flags before you commit. For local guidance on listings, condo packets, and VDE questions, reach out to Sandy Reavill. We will walk you through next steps and, if you are selling, you can also request a free home valuation.

FAQs

What is included with Eastman’s Universal Amenity Program in FYE2026?

• The UAP includes access to the pool, fitness center, tennis and pickleball, cross-country ski trails, and the practice area or driving range. Golf rounds require separate greens fees or a golf membership.

How much are Eastman’s HOA assessments and fees for FYE2026?

• Eastman published an annual assessment of $4,364 for developed homes and condos and $3,717 for unimproved lots, plus a one-time ECA membership fee of $7,000 at closing for homes and condos. Lots pay $1,500 at purchase and $5,500 at construction start.

Do lot owners automatically get the UAP in Eastman?

• No. Lot owners can opt in. For FYE2026, Eastman published a $299 per-household UAP privilege for non-included users, running on the association’s fiscal year cycle.

How are water and sewer handled in Eastman?

• Water and sewer are managed by the Village District of Eastman, which is separate from ECA. VDE charges include a precinct component and usage-based fees, and it documents infrastructure challenges that can influence future rates.

What should I verify in an Eastman condo purchase?

• In addition to ECA documents, request the condo association’s budget, reserve details, recent minutes, and any special assessments. These fees and reserves vary by condo association.

Who pays the one-time membership fee at closing in Eastman?

• The fee is due at closing, but who pays can vary by deal. Confirm the line item in the listing and in your purchase and sale agreement, and verify with the ECA resale or estoppel letter.