Buying in Vaquero comes with a unique advantage: a carefully managed community that protects the look, feel, and long-term value of every estate. If you are eyeing a home here, you want clarity on the HOA and Architectural Review process so there are no surprises after closing. In this guide, you will learn how Vaquero’s Property Owners Association (POA) and Architectural Review Committee (ARC) work, what to request during due diligence, and how to plan updates with confidence. Let’s dive in.
Vaquero overview
Vaquero is a luxury residential community in the Town of Westlake with gated entries, manicured common areas, and a private golf club at its center. The POA governs neighborhood standards and maintains shared spaces, while a private club entity manages golf and club amenities. This structure helps preserve architectural quality across the community’s homes and streetscapes. Buyers benefit from consistent design oversight and coordinated maintenance across the neighborhood.
HOA vs. private club
It helps to separate two things: the POA and the private club. The POA enforces recorded covenants, conditions and restrictions, along with design guidelines. It appoints the ARC to review exterior plans and changes. The private club manages memberships, dues, and access to golf and clubhouse facilities independently from the POA. In short, POA assessments and ARC approvals are separate from any club membership or fees.
Key documents to request
Request the full set of HOA documents early in your purchase process. These materials tell you what is allowed, what it costs, and whether the association is financially sound.
- Governing documents
- Recorded CC&Rs, bylaws, and articles of incorporation
- Current rules and regulations, including design guidelines
- ARC-specific materials
- Architectural/design guidelines with standards for materials, colors, roofs, fences, landscaping, pools, and structures
- ARC application forms, submittal checklists, and fee schedule
- Record of prior ARC approvals for the property and nearby homes
- Financial and administrative records
- Current budget, schedule of regular assessments, and reserve study or reserve balance
- Recent financial statements or audit, if available
- Collection policy, delinquency rates, and any pending special assessments
- Legal and contract documents
- Insurance certificates for common areas
- Major vendor contracts for landscape, security, and pool maintenance
- Disclosures about pending or recent litigation
- Transaction-specific documents
- Resale or estoppel certificate showing assessment status, fees, violations, and transfer fees
- Minutes of recent board meetings, ideally 12 to 24 months, for trend and project insight
Each category matters. Design guidelines set the rules for changes. Budgets and reserves reveal financial health. The estoppel certificate and minutes can flag upcoming assessments or compliance issues that affect closing.
ARC: what needs approval
The Architectural Review Committee protects the community’s design integrity and property values. Most significant exterior changes require ARC approval before work starts. Common items include:
- Exterior materials, colors, and masonry or stone details
- Roof materials and colors
- Windows, doors, and architectural elements
- Driveways, walkways, and hardscape
- Fences, walls, and their height or finish
- Landscaping plans, irrigation, and tree preservation
- Pools, spas, and required safety barriers or equipment screening
- Accessory structures such as guest houses or casitas
- Generators, HVAC equipment, and other visible utilities
- Exterior lighting and landscape lighting
- Signage and temporary construction staging
- Solar panels and satellite dishes, subject to design rules and state law
When in doubt, plan to apply. Starting work without approval can lead to violations, fines, and costly corrections.
ARC process and timeline
ARC submittals are typically detailed. Expect to provide scaled site plans, elevations, landscape plans, color and material samples, contractor information, and a construction schedule. Engineered plans may be required for certain projects. Many associations publish a target review period, often in the range of 30 to 60 days, though timelines vary by community and by project scope. Some guidelines include a deadline after which a submittal may be deemed approved if no action is taken, while others do not. Confirm the specific timeline and rules in Vaquero’s current design guidelines before you plan.
Fees are common. You may encounter nonrefundable review fees and refundable construction deposits to ensure compliance and repair any common-area damage. Approvals can carry conditions, like final inspections or completion certificates. If your plan does not conform to the guidelines, you can explore a variance request. Appeal procedures are usually outlined in the CC&Rs.
ARC approvals and enforcement
Stay organized from application to completion. Keep written approvals, conditions, and any completion sign-offs in your records. The association can enforce its rules with notices, fines, suspension of certain privileges, and liens for unpaid amounts. Repeated or serious violations can lead to required removal or remediation at the owner’s expense. Planning ahead avoids delays and protects your investment.
Fees and financial health
Understanding assessments and reserves helps you model ownership costs and avoid surprises later.
- Common fee types
- Regular assessments for common-area maintenance and services
- Capital or reserve assessments if reserves fall short
- One-time transfer or administrative fees at sale
- ARC review fees and construction deposits
- Private club dues, which are separate from POA assessments
- Financial health indicators
- Reserve adequacy in the latest reserve study or reported reserve balance
- History of special assessments or large capital projects
- Assessment collection rates and delinquencies
- Long-term vendor contracts or planned projects that affect future budgets
Before you close, confirm current assessment amounts, the next due date, any planned special assessments, and whether the seller is delinquent. Delinquencies can result in liens that must be cleared before or at closing.
Buyer due diligence checklist
Use this checklist during your option or contingency period so you can proceed with confidence.
- Full set of CC&Rs, bylaws, rules and regulations, and design guidelines
- Current year budget, most recent financials, and reserve study or reserve status
- Resale or estoppel certificate showing assessment status and fees
- Board meeting minutes for the last 12 to 24 months
- Proof of current insurance for common areas
- Record of ARC approvals for the property and any recent exterior changes
- Construction and landscape plans for work shown or planned, plus any municipal permits
- Recorded easements and any maintenance or road ownership obligations
- Confirmation of any rental caps, minimum lease terms, or occupancy rules if you plan to rent
Smart negotiation tips
A thorough approach reduces risk and can strengthen your negotiating position.
- Require the seller to provide the estoppel certificate and HOA documents within the contingency period
- Ask the seller for copies of prior ARC approvals for all existing exterior modifications
- Consider an escrow holdback if required ARC work or municipal permits are not complete by closing
- If minutes disclose pending assessments or litigation, negotiate a price adjustment, a seller credit, or conditions for removing contingencies
- Ensure the contract requires the seller to cure or disclose any outstanding HOA violations
Permits and legal basics
ARC approval is not a substitute for municipal permits. You must still comply with Town of Westlake permits, Tarrant County requirements, and applicable building codes. Local rules govern safety, setbacks, drainage, and impervious cover. Plan your timeline to allow for both ARC review and municipal approvals.
Texas law provides certain rights for owners and regulates HOA operations and resale disclosures. Homeowners can generally request association records and expect timely estoppel or resale certificates. Solar installations are often permitted under state law, subject to reasonable design restrictions. For liens and collections, HOAs typically have authority to place liens for unpaid assessments and fines, which can impact closing and title.
How we can help
Buying in Vaquero is both a lifestyle choice and a long-term investment. You deserve a steady hand to help you review the documents, coordinate with the association, and plan improvements that align with the guidelines. Our team brings deep knowledge of Westlake and nearby luxury markets, and we tailor the process to your goals and timeline.
If you are considering a Vaquero home, we can help you request the right documents, assess financial health, and map out an ARC-friendly plan for upgrades or new construction. For private showings, document strategy, and a clear path to closing, connect with the Day & Cantu Luxury Homes Group with eXp Luxury.
FAQs
What is the difference between the Vaquero POA and the private club?
- The POA enforces neighborhood rules, manages common areas, and oversees the ARC, while the private club separately manages golf and clubhouse memberships and dues.
What Vaquero projects usually require ARC approval?
- Most exterior changes, including materials, paint, roofs, hardscape, landscaping, pools, lighting, accessory structures, and visible equipment, typically require ARC review before work begins.
How long does ARC review take in Vaquero?
- Many communities target 30 to 60 days, but timelines vary; always check Vaquero’s current design guidelines for exact submission requirements and review periods.
What fees should I expect from the Vaquero POA?
- Expect regular assessments, possible capital or reserve assessments, transfer or administrative fees at sale, and ARC review fees or construction deposits; private club dues are separate.
Why is the resale or estoppel certificate important for Vaquero buyers?
- It confirms assessment status, fees, pending violations, transfer charges, and special assessments, which directly affect closing and ownership costs.
Do I still need Town of Westlake permits if I have ARC approval?
- Yes. ARC approval does not replace municipal permits or inspections; you must comply with local codes, setbacks, and safety requirements.
How can I reduce risk when buying in Vaquero?
- Request complete POA documents early, review financials and minutes, verify prior ARC approvals, confirm permit history, and use contract terms to address any violations or pending assessments.
