The proposed increase
$22,737.26
The packet’s 2026 → 2027 assessment increase is 4.00%. Listed expenses fall $9,246.19. Reserves are the principal additional funding need, subject to the reserve and loan reconciliation.
Source review · September 29, 2026
Every budget we found. What the records actually show.
Six approved budget files, the proposed 2027 packet, twelve 2025 monthly budget-versus-actual reports, and the annual disclosures. Compare the original sources, distinguish budget versions, and see the actual spending separately.
Three different questions, three different comparisons
The longer budget shift
+30.00%
Original assessment budgets rise from $420,000 in 2023–24 to $546,000 in 2024–25. The $126,000 increase includes a new $84,000 loan-payment allowance; insurance rises $26,519.40.
Latest fiscal-year operating result
−$917.72
The August 2026 statement reports a $917.72 operating loss for the fiscal year ended August 31, separate from a $533,620.34 reserve loss. Historical 2025 comparisons below retain their original periods. See the October records review for current balances and budget discrepancies.
The original 2023–24 → 2024–25 assessment increase reconciles as $84,000 loan allowance + $26,519.40 insurance + $13,280.22 other operating costs + $2,200.38 reserves = $126,000. This explains a historical budget increase; it is not the explanation for the new 4% proposal.
The separate approved 2025–26 budget keeps assessments nearly flat at $546,054.08, reduces insurance to $170,000, and increases reserves to $58,000. The new packet then uses a different 2026 baseline of $568,431.60 assessments and $121,625 insurance. Until management supplies the amendments, these remain separate versions.
Sources: annual PDFs below; August and December 2025 financial reports. Amounts are nominal dollars. The proposal remains subject to ratification.
Choose two source budgets
Start with the proposed 2026 → 2027 change, or select any two primary annual snapshots to see their dollar and percentage differences. Source notes remain visible with each selection.
Document-to-document differences, not necessarily consecutive fiscal years or changes in an owner’s bill. Older year labels and reserve arithmetic have unresolved conflicts. No inflation adjustment is applied.
| Budget measure | From | To | Dollar difference | Percent difference |
|---|---|---|---|---|
| Assessment income | $568,431.60 | $591,168.86 | +$22,737.26 | +4.00% |
| Expenses less listed loan costs and reserves | $427,739.72 | $418,493.53 | −$9,246.19 | -2.16% |
| Reserve allocation | $65,000.00 | $88,675.33 | +$23,675.33 | +36.42% |
| Insurance · included in expenses | $121,625.00 | $121,625.00 | Unchanged | 0.00% |
| Management · included in expenses | $31,800.00 | $31,800.00 | Unchanged | 0.00% |
2026 · latest packet baseline · source PDF
The proposal’s comparison baseline. GL 41100 reserves are $65,000, but reserve income is $58,000. Listed expenses include $26,500 interest; the separate $57,500 loan allocation has unconfirmed classification.
2027 · proposed · source PDF
Proposed 4% dues increase, effective November 1, 2026 if ratified. Loan interest is included in expenses; the separate $57,500 loan-related amount is not verified principal.
Expense normalization subtracts reserve allocations when included in the printed total and removes separately listed loan expenses. Earlier files show no separate loan line; this does not establish that they had no debt. Insurance and management are detail rows, not extra amounts to add. Budget groupings and coverage can still differ.
All six approved files, plus the new proposal
The table preserves each file’s own annual column. Expenses in the first three files include reserves; later totals exclude them. Loan allowances also move between sections, so raw expense totals are not directly comparable.
| Source snapshot | Assessments | Reserves | Insurance | Management | Printed expenses |
|---|---|---|---|---|---|
| 2018–19 file · printed 20182018 Budget, page 1 | $235,560.00 | $27,875.00 | $32,700.00 | $24,024.00 | $247,247.00 |
| 2019–20 file · printed 20192019 Budget, page 1 (scanned) | $247,572.00 | $42,316.00 | $38,225.00 | $25,224.00 | $258,480.00 |
| 2022–23 file · printed FY 2022FY 2022 Approved Budget, pages 1–2 | $303,670.00 | $62,400.00 | $60,915.00 | $26,235.00 | $303,670.00 |
| Approved 2023–242023–24 Budget, pages 1–2 | $420,000.00 | $42,000.00 | $167,115.60 | $24,420.00 | $378,000.00 |
| Approved 2024–25 · printed 20252025 Budget, page 1 | $546,000.00 | $44,200.38 | $193,635.00 | $26,862.00 | $501,799.62 |
| Approved 2025–262025/2026 Budget, page 1 | $546,054.08 | $58,000.00 | $170,000.00 | $29,580.00 | $488,054.08 |
| 2026 · latest packet baseline2026 Budget, pages 4–5 | $568,431.60 | $65,000.00 | $121,625.00 | $31,800.00 | $454,239.72 |
| 2027 · proposed2027 Budget, pages 4–5; ratification pending | $591,168.86 | $88,675.33 | $121,625.00 | $31,800.00 | $444,993.53 |
2018–19 file · printed 2018: source notes
Filename says 2018–19; the PDF prints 2018. Printed income and the sum of expense categories are $247,248, one dollar above the printed expense total. The next file restates this period differently. No loan line is listed; that does not establish absence of debt.
2883954_2018-2019 Budget - Approved.pdf
Read original PDF2019–20 file · printed 2019: source notes
Filename says 2019–20; the PDF prints 2019 and a 5% increase. Annual assessments are $247,572, versus $247,344 from monthly cells and $247,338 from exactly 5%. Annual reserves are $42,316, versus $28,847 from monthly cells. Printed annual values are preserved; these discrepancies remain unresolved.
2883955_2019-2020 Budget - Approved.pdf
Read original PDF2022–23 file · printed FY 2022: source notes
The internal FY 2022 label differs from the filename. The next PDF’s prior 2022–23 column shows $350,000 assessments, so these cannot be silently treated as the same version.
2885088_2022-2023 Budget - Approved.pdf
Read original PDFApproved 2023–24: source notes
Reserves are deducted from assessment income before operating expenses. This presentation differs from earlier files that include reserves in total expenses.
2885089_2023-2024 Budget - Approved.pdf
Read original PDFApproved 2024–25 · printed 2025: source notes
Original approved amounts. Includes an $84,000 Loan Payment line. Later comparison columns and monthly reports use $546,054.08 assessments, not $546,000.
2885090_2024-2025 Budget - Approved.pdf
Read original PDFApproved 2025–26: source notes
Includes $84,000 labeled Loan Principal Payment. Its allocations differ from both Sep–Dec 2025 accounting reports and the later packet’s 2026 column. An amendment/reconciliation is missing.
2885091_2025-2026 Budget - Approved.pdf
Read original PDFAdditional budget columns inside those files
- 2017 Budget, in the 2018 file: $235,560 assessments, $14,832 reserves, $41,947 insurance, $18,480 management, and $205,716 expenses including reserves.
- 2018 comparison, in the 2019 file: $235,560 assessments, $47,628 reserves, and $260,363 expenses. Its $247,211 income and −$13,152 net differ from the earlier 2018 source. It is a separate version, not a replacement chosen silently.
- 2022–23 comparison, in the 2023–24 file: $350,000 assessments, $62,418 reserves, $86,532 insurance, $25,200 management, and $287,582 operating expenses. This differs from the standalone file internally labeled FY 2022.
- 2024 comparison, in the 2024–25 file: matches the preceding approved 2023–24 budget’s major totals. It is corroboration, not another independent annual budget.
- 2024/2025 comparison, in the 2025–26 file: $546,054.08 assessments and $501,853.70 expenses. Both are $54.08 above the original 2025 annual column; the landscape contract is also $54.08 higher.
What accounting’s budget columns tell us
All twelve 2025 monthly reports show $546,054.08 annual assessments and $44,200.38 reserves. Their expense allowances change within the year. The September fiscal reset does not make those older allowances match the approved 2025–26 schedule.
Jan–Apr 2025 reports
$417,799.62
Annual expense budget
No annual loan-payment allowance in the expense total.
Representative source PDFMay–Aug 2025 reports
$501,853.70
Annual expense budget
$84,000 loan principal added; landscape contract rises $54.08 versus the original PDF.
Representative source PDFSep–Dec 2025 reports
$501,799.62
Annual expense budget
Fiscal year resets, but older allowances persist. Landscape reverts by $54.08; this is not the approved 2025–26 allocation.
Representative source PDFRead all 12 monthly source reports
Annual disclosures label the operating budget as $420,000 in 2024, $590,254.46 in 2025, and $546,054.08 in 2026. The middle amount equals assessments plus the reserve allocation, although reserves are already allocated from assessments in the budget. Its basis needs clarification; it is not used as a comparable assessment or expense total.
Where money was recorded as spent
The fiscal year is September 1–August 31. These are two distinct reporting periods. Operating income is reported after reserve allocations and is not the same measure as gross assessments. December is four months of a new fiscal year; do not compare its totals directly with the August full year.
FY ended August 31, 2025
September 1, 2024–August 31, 2025
- Operating income
- Actual $507,110.20 · budget $501,853.70Actual minus budget: +$5,256.50
- Operating expenses
- Actual $406,547.58 · budget $501,853.70Actual minus budget: −$95,306.12
- Operating net
- Actual $100,562.62 · budget $0.00Actual minus budget: +$100,562.62
Four months ended December 31, 2025
September 1–December 31, 2025
- Operating income
- Actual $176,843.26 · budget $151,695.68Actual minus budget: +$25,147.58
- Operating expenses
- Actual $231,987.94 · budget $180,175.48Actual minus budget: +$51,812.46
- Operating net
- Actual -$55,144.68 · budget -$28,479.80Actual minus budget: −$26,664.88
August’s surplus needs context. Expenses were $95,306.12 below budget, but $84,000 of that was a loan-principal allowance with zero expense posted to that row. That is 88.14% of the underrun; it does not prove recurring savings or that no principal was paid elsewhere. Building maintenance was $17,614.09 over budget and administration $4,008.82 over, offset by lower exterior, utility, and insurance expenses.
December shows operating pressure as well as wall costs. Four-month expenses were $51,812.46 over budget. Building maintenance contributed $47,279.20 of the overrun, exterior maintenance $12,286.21, and administration $3,788.52, partly offset by other categories. Income exceeded budget by $25,147.58, leaving the operating result $26,664.88 worse than planned.
The loan rows mask other costs. December’s taxes/insurance/interest group was $10,687.78 under budget, largely because $28,000 loan principal was budgeted with zero recorded in that row. Insurance was actually $7,931.69 over budget, and $8,540.53 of interest had no YTD allowance.
Wall spending belongs to a separate fund. December reports $350,694.06 of wall expense recorded in the reserve fund and $15,230.31 reserve income, producing a −$335,463.75 reserve result. Add the −$55,144.68 operating result to reach the reported −$390,608.43 combined net. Loan proceeds, expenses, principal repayments, and equity are different accounting measures; a balance-sheet deficit cannot be attributed solely to borrowing.
The actuals also need reconciliation
The later approved budget prints prior-year expenses of $405,879.10, while August’s report prints $406,547.58—a $668.48 difference. November YTD plus December monthly expenses exceed December’s printed YTD by $2,829.74. Adjustments or reclassifications may explain these differences; the documents do not establish the explanation. We preserve each report’s totals and do not fabricate calendar-year spending by adding monthly figures.
What remains missing
The October 15 portal refresh adds monthly financials through August 2026. No standalone 2020–21 or 2021–22 budget was found. Older minutes mention a 2016–17 ratification and a “2022 budget,” but do not supply full annual schedules. The latest monthly actuals found are August 2026; later financials were not listed.
- Obtain missing approved annual schedules and the amendments tying the approved 2025–26 budget to accounting’s annual columns and the packet’s 2026 baseline.
- Reconcile $65,000 versus $58,000 of 2026 reserves, and $57,500 loan-related allocations versus interest and principal in the amortization schedule.
- Obtain 2026 monthly statements, the year-end ledger and adjusting entries, actual reserve transfers, and the latest reserve study.
- Match maintenance variances to contracts and invoices before claiming specific savings, service reductions, or improper spending.