Budget Town Hall Recap

On Dec. 1, the VMCA Board of Directors, Vista Community Life team, and members from the Cohere accounting team hosted a Budget Town Hall to discuss the board-adopted 2026 budget and answer homeowner questions. The session addressed outstanding items from the Nov. 18 Budget Ratification meeting, along with additional questions submitted in advance. Following the presentation, attendees also had the opportunity to participate in a live Q&A to ensure all remaining questions were addressed.

Below is a recap of the topics covered during the Town Hall, along with summarized responses provided for each section.

Governance

  • The board currently includes two non-declarant (homeowner) members and three declarant (developer) representatives.

  • Declarant control ends once 75% of lots (477 homes) close, which is expected in Q3 of 2026.

  • Declarant subsidy may be provided while declarant control continues but ends once transition occurs.

Administrative

  • Administrative costs include accounting, insurance, design review, management fees, legal costs, mailings, and record-keeping, among many other costs.

  • Shared administrative expenses include Vista’s portion of Montaine Circle maintenance (45.5%).

  • Staffing changes in 2025 resulted in lower-than-expected expenses and a reduced 2026 staffing budget.

  • 2025 administrative expenses are under budget by approximately $170,000.

Landscaping

  • The Association maintains common areas that have been turned over by the developer; some areas remain under developer responsibility.

  • Native grass areas that haven’t reached the 70% establishment threshold continue to be reseeded.

  • Four landscaping bids will be reviewed for the 2026 season at the next board meeting.

  • Snow removal covers amenity center parking and walks, plus some community sidewalks. Homeowners maintain their own sidewalks.

Miscellaneous

  • Budget and meeting notices were mailed via USPS first-class mail and emailed throughout October and November.

  • Incorrect allocation of New Member Fees in prior years created a false surplus. An audit was completed and refunds were issued.

  • Future increases are expected and will be reviewed annually through the budget process and LFP.

  • Even established communities typically face increases due to rising labor costs and inflation.

Long-Term Financial Plan (LFP)

  • Three scenarios were reviewed: 0% increase, 5% increase, and 10% increase.

  • The 10% scenario positions the Association on a sustainable path toward solvency.

Budget Process

  • Budget development begins each July, using prior-year actuals, current-year performance, and projected expenses.

  • Multiple board working sessions were held this fall to review and adjust the draft budget.

  • The Long-Term Financial Plan (LFP) provides a build-out forecast through 2028 and informs discussions but is not a binding document.

  • The 2026 budget was officially adopted by the board at the Q3 meeting on Oct. 23.

  • According to the Colorado Common Interest Ownership Act (CCIOA), budgets do not require owner approval unless vetoed by a majority of homeowners at the Budget Ratification meeting.

Engagement

  • Engagement expenses are tracking under budget for 2025.

  • The July 4 line for 2026 also covers pool parties and live music throughout the summer.

  • Holiday decor includes exterior building lighting and year-round seasonal decorations at the Amenity Center.

  • Fitness supplies and class programming are continually evaluated based on usage and resident feedback.

  • Event planning for 2026 will be shaped by community surveys and ongoing participation trends.

Pool

  • Declarant continues to handle and fund pool repairs, working with consultants on ongoing issues.

  • Multiple bids were considered for the 2025 season; one vendor was removed due to performance standards.

  • Extending the pool season into September increased maintenance costs.

  • The hot tub is not currently planned to operate year-round due to cost implications, though future boards have the opportunity to reconsider.

Next Steps

  • The board will review the budget and make any necessary changes.

  • A scheduling survey will be sent to homeowners to set the Budget Ratification meeting. There will also be an option to vote for an in-person or virtual option.

  • Official 10-day notice and proxy instructions will follow.

  • A veto vote will only occur once 255 homes (67%) are represented at the Budget Ratification meeting.

If you have any questions regarding the budget or next steps, please email Maleah Anderson at manderson@coherelife.com or Tori Holland at vholland@coherelife.com. You can also reach us at 303-535-2235.

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