Eyeing a home in Desert Mountain because golf is your priority, but the membership details feel murky? You are not alone. Between multiple membership types, village HOAs, waitlists, and transfer rules, it can be hard to know what you are actually buying. In the next few minutes, you will learn how memberships work, what to verify before you write an offer, and how to budget with confidence. Let’s dive in.
How Desert Mountain works
Desert Mountain is a private residential club community in north Scottsdale with six Jack Nicklaus–designed courses and extensive lifestyle amenities. The community is organized into villages, each with its own HOA or POA, while the private club operates the golf, dining, fitness, and social programs. You can explore the club and community at the Desert Mountain Club website.
Here is the key structure to keep straight:
- Your village HOA handles neighborhood rules, common areas, and village assessments.
- The club issues memberships and collects club dues and fees.
- A home sale may involve HOA transfer items and separate club membership transfers or initiation costs.
Why this matters: whether a listing includes a transferable membership changes price, timing, and your ability to play golf right away.
Membership types explained
Every private club labels its categories a little differently, but you will typically encounter these options at high-end Scottsdale clubs like Desert Mountain:
- Full Golf: Priority access to the championship courses with the broadest playing privileges. This is usually the highest initiation and dues tier.
- Social or Lifestyle: Dining, fitness, pools, social programming, and other amenities. Golf access is limited or excluded, though some clubs offer restricted or upgrade paths.
- Resident vs Non-resident: Rules vary on how the club defines residency and the privileges tied to it. Confirm definitions and any limits in writing.
- Legacy or Corporate: Some memberships have historical or special rights. If you see this on a listing, request the exact agreement for details.
- Trial: Some clubs offer short-term trial categories. Ask the club directly about availability and limits.
Focus on the features that affect your lifestyle:
- Tee time priority and booking windows.
- Guest policies and fees if you host family and friends.
- Cart, storage, and trail fee policies.
- Reciprocal access and practice facilities.
- Whether memberships are limited in number, which affects waitlists.
To confirm what is current, request the club’s membership plan and agreement from the Desert Mountain Club membership office.
Equity vs non-equity
Clubs are either equity or non-equity. The distinction affects governance, transfers, and sometimes your exit economics.
- Equity: Members hold an ownership interest with voting rights. Transfers can involve credits or resale mechanics defined in the bylaws.
- Non-equity: The club retains ownership. Members pay initiation fees and dues for access. Transfers are typically administrative and controlled by club policy.
Why you should care:
- Resale value: Equity interests may have resale potential or credits, but they can also carry rules on transfer price and timing.
- Governance: Equity members often vote on capital projects and assessments.
- Waitlists and control: Non-equity structures can maintain tighter control of membership numbers and admission timing.
For Desert Mountain, ask the membership office to provide the current bylaws, membership plan, and the agreement for the specific membership you are considering. Read these before you rely on any listing language.
Waitlists and transfers
There are two common purchase scenarios in Desert Mountain:
The home includes a transferable membership. You apply for club approval, pay any required transfer fee or capital contribution, and your rights begin per the club’s timing rules.
The home does not include membership. You contact the club to join, purchase a membership if available, or enter the waitlist.
Transfer details to verify for each listing:
- How the membership transfers: deed reference or separate agreement.
- All fees due at transfer: initiation, transfer, and any capital contributions, plus who pays each fee.
- Approval process: application, background and credit checks, and processing timelines.
- Effective date: when playing rights begin relative to closing.
- Any conditions: disciplinary history, unpaid balances, or covenants that carry over.
About waitlists: movement depends on membership caps, buyer demand, conversion policies between categories, and the number of homes selling with memberships. Ask the club for the current policy and your exact priority position in writing.
What village location means for you
Desert Mountain’s villages each have their own HOA rules and dues. Location within the master community can affect convenience to certain courses, clubhouses, or fitness facilities. Some villages tend to market homes with memberships more frequently than others. That is a seller preference, not a club requirement, so verify what is included on a case-by-case basis.
If you plan to host guests or consider rental income, review both the village HOA rules and the club’s guest and usage policies. HOA guidelines on short-term stays are separate from how the club permits member privileges for guests and tenants.
Budgeting the real costs
Private club living includes upfront and ongoing costs. Plan for both so there are no surprises.
Upfront items to expect:
- Initiation or capital contribution at joining or transfer.
- Membership purchase price if there is a resale market for memberships.
- Membership transfer fee charged by the club.
- HOA or POA transfer fees that are independent of the club.
Recurring costs to track:
- Monthly or annual club dues, which differ by membership type.
- Cart fees, trail fees, range programs, locker or bag storage.
- Food and beverage minimums, if any.
- Periodic capital assessments for club projects.
- Village HOA dues and any assessments.
How to estimate magnitude:
- Initiation fees at top-tier Scottsdale clubs can range from tens of thousands to well into six figures, especially with multiple championship courses.
- Full Golf dues are higher than Social or Lifestyle dues and often include additional playing charges.
- Clubs can levy special assessments. Ask to see the current budget, reserve planning, and any history of recent assessments.
Taxes and financing notes:
- Property taxes are assessed by Maricopa County independent of club membership. Use the Maricopa County Assessor to research assessed values and tax details.
- Initiation fees and dues generally are not tax-deductible for personal use. Ask your tax advisor for guidance tailored to your situation, especially if you plan some rental use.
- Lenders often include dues and assessments in qualifying. If you are financing a second home, gather documentation early.
Smart next steps for golf-first buyers
You will make the best decision by confirming a few items in writing early in your search.
- Ask the listing agent to include the club membership agreement and recent club statements in the disclosure package.
- Contact the Desert Mountain Club membership office for current categories, fees, and waitlist status in writing.
- Have transfer documents reviewed by your advisor so you understand obligations you will assume.
- If membership access is material, include a membership transfer contingency in your offer.
- Budget conservatively for initiation or capital contributions and one full year of dues.
- Work with a local lender who understands club communities and can underwrite dues in your debt-to-income.
Buyer checklist you can use today
Print or save this list and check the boxes during your home tours and calls with the club.
- Confirm if a membership conveys and which category it is.
- Ask for the current initiation, transfer, and capital contribution fees. Clarify who pays each fee.
- Request the club’s current dues, cart fees, food and beverage minimums, and typical guest fees.
- Obtain the club’s current budget, reserve study summary, and any planned special assessments.
- Get the village HOA dues, reserves overview, and any recent assessments.
- Ask if a refundable portion or credit applies to the membership on transfer or exit.
- Include a cushion for lessons, pro shop purchases, and guest green fees.
- Verify the waitlist policy and your position in writing if you are not receiving a transferable golf membership.
How to read a listing that mentions membership
When a Desert Mountain listing says “membership available” or “membership to be purchased,” it can mean different things. Clarify the following before you schedule showings:
- Is the seller conveying an existing membership, or is the club offering you a new one subject to availability?
- If the seller is transferring, what is the exact category, and can it be upgraded or downgraded?
- Are there any outstanding balances or disciplinary issues tied to the membership?
- What is the timing for club approval and when will you actually be able to book tee times?
Having direct answers in writing will help you compare homes apples to apples and avoid delays between closing and play.
Your path to confident membership decisions
With clear information on membership type, transfer mechanics, timing, and total cost of ownership, you can focus on what matters most: the golf, the views, and a lifestyle that fits. If you want a second set of eyes on a specific listing or a strategy to secure your preferred membership, you do not have to navigate it alone. As a Desert Mountain resident and advisor, I combine local insight with a methodical, finance-informed approach to help you choose the right home and membership fit.
Ready to talk through your goals and timeline? Connect with Ranee Jacobus for a private, step-by-step plan tailored to Desert Mountain.
FAQs
What is the difference between Desert Mountain’s club and the village HOA?
- The club operates golf, dining, fitness, and social amenities and charges separate dues and fees. Each village HOA manages neighborhood rules, common areas, and HOA assessments.
How do I know if a Desert Mountain home includes a transferable golf membership?
- Ask the listing agent for the membership agreement and recent statements, then confirm transferability and fees with the club in writing before you submit an offer.
What drives the waitlist for Desert Mountain golf memberships?
- Capacity limits, demand for Scottsdale private golf, resale activity, and club rules on upgrades all shape waitlist length and pace of movement.
What upfront and ongoing costs should I expect at Desert Mountain?
- Upfront costs often include initiation or capital contributions and transfer fees. Ongoing costs include dues, cart and trail fees, food minimums, and village HOA dues.
Are Desert Mountain initiation fees or dues tax-deductible?
- Generally no for personal use. Tax treatment is complex, so consult your tax professional, especially if you expect some rental use of your property.
Where can I verify my property tax estimate for a Desert Mountain home?
- Use the Maricopa County Assessor to review assessed values, tax history, and current tax rates for any parcel.
