HOA Fees at The Royalton: What They Cost, What They Cover, and Why They Differ Between Homes

How much are the HOA fees at The Royalton?

Two figures are published and they measure different things. A widely used building page puts the fee at $0.84 per square foot per month, which is a rate: on that basis a larger home pays more, proportionally. The market-statistics feed behind this site reports something else — the median monthly fee attached to the homes that actually sold, year by year, for the last decade. That is a record of what owners here have been paying, not a rate.

For 2026 the feed's figure is $1,377 a month, across homes closed in the year to 31 Aug 2026. Every figure on this page carries the date it was computed, because the median moves as more homes close and each new sale shifts the middle of the set. The ten-year table below puts that number in context, and the context is worth more than the number.

The two figures also sit awkwardly together, which is the most useful thing about them. The building's own current statistics imply a median home in the region of fourteen hundred square feet; at $0.84 per square foot that would produce a monthly fee well below what the feed reports owners actually paying. The gap is not an error in either source. It is what you would expect if the assessment here is not in fact levied per square foot.

Why can two homes of the same size at The Royalton owe different fees?

Because a Texas condominium assesses common expenses by each home's allocated share in the recorded declaration, and that share is a fixed fraction rather than a calculation from floor area. The statute sets out the chain in four steps and leaves no room in it for square footage.

First, a unit's allocated interests are defined as its undivided interest in the common elements, its share of the common expense liability, and its votes in the association. Second, the declaration must allocate a fraction or percentage of those undivided interests to each unit and state the formula used to establish the allocation. Third, the shares must sum to 100 percent, and where the recorded allocation and the stated formula disagree, the statute says the allocation prevails. Fourth, common expenses are then assessed against the units in accordance with the common expense liability allocated to each unit.

A declarant may choose a formula based on area, and many do. But the binding number is the one written into the declaration's own schedule for a specific home, and once recorded it does not move when a home is remodelled or when an appraisal district revises its measurement. This is why a single per-square-foot rate quoted for a building is a description of the average rather than a statement about any home in it, and why two homes of the same measured size can carry different assessments without anything having gone wrong.

Have the HOA fees at The Royalton gone up?

Yes, and unlike the price series this one moves in one direction. The median monthly fee on homes sold has risen in most years of the decade, and the 2026 figure is roughly seventy percent above the 2017 one. A fee series is less sensitive to the sold mix than a price series is, so a decade-long climb of that size is not a mix effect.

What it reflects is what a full-service building costs to run. The assessment funds a staffed lobby, an on-site guard, valet, a gym, lounges and common-area insurance, and every one of those reprices — insurance especially, in this part of the country. An association that adopts a budget annually has to fund what those cost this year, which is why a monthly fee is a yearly decision rather than a fixed charge.

A buyer underwriting a home here should assume the fee keeps moving rather than treating today's figure as a constant. The two documents that speak to how fast are the current operating budget and the reserve study: the first shows what is being funded now, the second whether the association is provisioned for the next large repair rather than the last one.

What do the HOA fees at The Royalton cover?

A widely used building page lists the monthly fee as covering an activities manager, building and grounds, cable television, the clubhouse, the concierge, courtesy patrol, an on-site guard, a porter, the gym, the lounge and recreational facilities, insurance on the common areas, limited access, the private garage and valet parking, an outdoor kitchen and fireplace, a pet run, storage outside the unit, trash removal, water and sewer, and partial utilities.

Read that as a payroll rather than a list of perks. Most of what it names is a person or a contract, and the assessment is the only thing paying for any of it. It also means a fee here cannot be compared dollar for dollar with a fee at a building that staffs no lobby and bundles no utilities: part of what an owner here pays monthly, an owner elsewhere pays separately and often does not count.

Two cautions on the list itself. It is a listing field, updated when a listing is written rather than when a board changes a contract, so it describes what was bundled at some point rather than what is bundled today. And it is published on the team's own building page, which makes it a good indication rather than an authority. The association's own documents are the version that binds.

Which document gives you a home's exact fee, and what else does it tell you?

The resale certificate. Texas law requires a selling owner, before executing a contract, to furnish the buyer with a current copy of the declaration, the bylaws, any association rules, and a resale certificate prepared no earlier than three months before it is delivered. The association must furnish that certificate to the owner within ten days of a written request, and it must contain the association's current operating budget together with fourteen enumerated statements.

The one most buyers want is the second on the list: the amount of the periodic common expense assessment, and any unpaid common expenses or special assessments currently due from the seller. The other thirteen are arguably worth more, because they describe the association rather than the invoice.

Alongside the assessment the certificate must state other amounts the seller owes, capital expenditures approved for the coming twelve months, the reserves and any part of them designated for a named project, unsatisfied judgments against the association, the nature of any pending suits, the insurance provided for owners' benefit, whether the board knows of alterations breaching the governing documents, whether it has had notice from a government authority about health or building code violations, the managing agent's details, the current operating budget and balance sheet, and every transfer fee with who receives it and how much. That is the association's financial position in one document, on a statutory clock.

One more statutory fact shapes what an assessment can do here. Assessments must be made at least annually and must be based on a budget the association adopts at least annually, and the association's reserves may not be used to pay operational expenses while declarant control lasts. A monthly fee is therefore a yearly decision about a budget, which is why it moves.

What property tax rate applies at The Royalton?

The feed behind this site reports a median combined rate of about 2.09 percent on homes sold here in 2026, down from about 2.53 percent across the years to 2020. That is a median of what sold homes were actually assessed, not a published rate schedule, and the distinction matters before anyone budgets from it.

A combined rate is the sum of several taxing jurisdictions, each setting its own rate on its own calendar, so the figure moves without any single body having decided to move it. And a median across sold homes reflects exemptions the previous owners held, which do not travel with the property to a new owner.

The figure to underwrite against is the current rate for that specific account with your own exemptions applied. The appraisal district publishes the account, and a lender will calculate the escrow independently before closing. Use the figure here to understand the direction of travel, not to size a payment.

What can this page not tell you?

The fee schedule itself. Everything above is either a fee attached to a home that sold or a rate published in a listing field. None of it is the association's own statement of what it charges, and that statement is what to ask for alongside the certificate.

The schedule of allocated interests. The section above explains that this building's assessments follow each home's recorded share rather than its floor area, and the statute requires that schedule to exist as part of the declaration. This site has not read it, so it publishes no per-home percentage and no range. It is an exhibit to the recorded declaration in the county's real property records, and it is obtainable by anyone who asks for it.

Whether the fee is adequate. That turns on the reserve position and on what the building's known large repairs have cost it — this building had an underground fire line fail in 2022 and was evacuated for roughly eight weeks — and reserves live in the budget and the reserve study, not in any published figure.

And it cannot tell you your own number. The medians above are the middle of seven to twenty-four sales a year, and the per-square-foot rate is a single figure quoted for a building of 27 different floor plans. Neither is an assessment. The resale certificate is.