Cascades vs. Hollytree: Gated Community Comparison

Trying to choose between The Cascades and Hollytree in Tyler’s 75709? You want the right mix of privacy, golf or club access, and a neighborhood culture that fits your lifestyle and budget. This guide walks you through the key differences to consider, the questions to ask, and sample monthly cost scenarios so you can plan confidently. Let’s dive in.

What to compare first

Start with how you plan to live day to day. Are you drawn to a club-forward lifestyle with golf, dining, and events, or do you prefer a quieter, residential pace behind the gates? Both neighborhoods are known for higher-end homes in gated settings, but the way amenities and memberships work can vary. Your best fit will come from aligning amenities, fees, and culture with your priorities.

Amenities and club life

All community-specific details below must be verified with HOA, club, or current MLS listings before you rely on them. Verify with HOA/club/current MLS listing.

Tip: Clarify if club membership is required for homeowners or fully optional, and whether club access is tied to the property. Policies can differ by community.

Homes, lots, and architecture

In gated luxury neighborhoods around 75709, you can expect a mix of custom homes, high-end new builds, and established resales. Lot sizes typically range from standard luxury lots to estate parcels, depending on the section. Architectural guidelines are usually firm, which helps protect values but may limit certain exterior changes. Verify with HOA/club/current MLS listing.

Before you shop, ask the listing agent or HOA:

• What sections are fully built out versus still building? Verify with HOA/club/current MLS listing.
• Are there patio-style or low-maintenance homes available? Verify with HOA/club/current MLS listing.
• What is the process and timeline for architectural approval on exterior updates?

HOA, membership, and monthly costs

Your total monthly budget will reflect more than mortgage and taxes. Plan for HOA dues, optional or required club dues, utilities, insurance, and maintenance. Costs below reflect typical patterns seen in gated golf or club neighborhoods and are examples only. Always verify current HOA dues, membership categories, initiation fees, and tax rates with the HOA and club.

Typical ranges to keep in mind:

• HOA dues in gated luxury communities often range from about $100 to $600 or more per month, depending on what is included.
• Country club initiation fees can span from thousands to tens of thousands. Monthly dues often range from about $150 to $800 or more based on membership type.
• Property tax rates in Texas vary by district. A combined effective rate around 1.5% to 3.0% annually is common. Verify local rates for Smith County and the City of Tyler.
• Homeowners insurance often ranges from about 0.3% to 0.7% of the dwelling value per year.

Sample monthly budgets (illustrative only)

Assumptions: 30-year fixed at 6.5%, 20% down, 2.0% property tax, 0.5% insurance. HOA and club ranges reflect typical patterns, not quotes.

• Scenario A, purchase price $400,000

  • Loan $320,000, principal and interest about $2,020 per month
  • Property tax about $667 per month
  • Insurance about $167 per month
  • HOA $150 to $350 per month
  • Club dues $0 to $400 per month
  • Utilities and maintenance $300 to $500 per month
  • Estimated total monthly, no club: about $3,300 to $3,700
  • Estimated total monthly, with club: about $3,700 to $4,500

• Scenario B, purchase price $800,000

  • Loan $640,000, principal and interest about $4,040 per month
  • Property tax about $1,333 per month
  • Insurance about $333 per month
  • HOA $200 to $450 per month
  • Club dues $0 to $600 per month
  • Utilities and maintenance $400 to $700 per month
  • Estimated total monthly, no club: about $6,300 to $6,900
  • Estimated total monthly, with club: about $6,900 to $8,200

• Scenario C, purchase price $1,500,000

  • Loan $1,200,000, principal and interest about $7,584 per month
  • Property tax about $2,500 per month
  • Insurance about $625 per month
  • HOA $250 to $600 per month
  • Club dues $0 to $800 per month
  • Utilities and maintenance $600 to $1,200 per month
  • Estimated total monthly, no club: about $11,559 to $12,509
  • Estimated total monthly, with club: about $12,359 to $13,509

One-time items to remember: club initiation fees, possible HOA or club capital assessments, and any HOA transfer or administrative fees at closing.

Social scene and community culture

If an active social calendar matters to you, ask for recent event schedules and group lists. Many club communities offer golf leagues, interest groups, clinics, and seasonal gatherings. Others lean more private and residential. Find out how new residents are welcomed, whether there are activities for all ages, and how often events are held. Verify with HOA/club/current MLS listing.

Governance and key rules

Most gated communities have two layers: the HOA that manages gates, common areas, and architectural standards, and the club that runs golf and dining. Membership can be mandatory or optional, and rules for rentals, exterior changes, and pets can vary.

Questions to ask:

• Is club membership required for homeowners, optional, or tied to certain lots?
• Are there rental caps or minimum lease terms for long-term rentals?
• What services are covered by HOA dues, such as landscaping, irrigation, or street maintenance?
• How does the architectural review process work and how long does approval take?
• Are there dining minimums, waitlists for club categories, or guest policies you should know?

Due diligence checklist

Request documents before you are fully committed, or include them in your option period. This helps you avoid surprises.

• Full CC&Rs, bylaws, and rules and regulations
• HOA budget, balance sheet, and the most recent reserve study
• Board meeting minutes from the last 12 months
• Current fee schedule and any pending assessments
• Club membership agreement, dues schedule, and initiation or transfer policies
• Gate and security procedures, plus any planned changes
• Insurance summary for common areas
• Recent capital projects and planned spending
• Rental or short-term rental policies and enforcement history
• Any current litigation involving the HOA or club

Which one fits your lifestyle

If you want regular access to golf, leagues, and a built-in social calendar, lean toward the neighborhood with stronger club integration once verified. If quiet streets, architectural consistency, and privacy are top priorities, focus on sections with tighter architectural standards and fewer shared facilities. In both The Cascades and Hollytree, verify the mix of amenities, rules, and fees so your daily life matches your goals.

How to compare on a tour

• Drive each entry and note gate staffing or access procedures at different times of day.
• Walk or drive a loop during peak and off-peak hours to sense traffic and activity.
• Ask for a hosted club or amenity tour and review this month’s event calendar.
• Confirm HOA inclusions, exterior maintenance policies, and any planned assessments.
• Run updated numbers with current rates, verified HOA dues, and the exact membership you want.

Ready to see the difference for yourself or want help verifying fees and membership details? Connect with the Amy Egaña Group for a tailored comparison, private tours, and a step-by-step plan to secure the right home in 75709.

FAQs

Are club memberships required in The Cascades or Hollytree?

• It depends on the specific property and community policies, so verify with the HOA, the club, or the current MLS listing before you buy.

How do HOA dues compare in 75709 gated communities?

• In similar gated luxury areas, HOA dues often range from about $100 to $600 or more per month, depending on inclusions, but verify current numbers locally.

What are typical golf club costs near Tyler 75709?

• Many clubs charge an initiation fee plus monthly dues that often range from about $150 to $800 or more, with exact amounts and tiers verified directly with the club.

Can I rent out my home in a gated community?

• Many HOAs set rental caps or minimum lease terms, so review the CC&Rs and confirm current rental policies and enforcement history before you proceed.

How do I estimate my total monthly housing cost?

• Combine mortgage, property taxes, insurance, HOA dues, potential club dues, utilities, and maintenance, then verify each input with current rates and the HOA and club.

Are there new construction options in The Cascades or Hollytree?

• There may be pockets of new builds or infill opportunities at times, so confirm availability, approved builders, and design guidelines with the HOA and current MLS data.