Community Update: Budget, Community Projects, and Important Updates for Homeowners

December 1, 2025

Dear Homeowners,

Grab a cup of coffee, glass of wine—or your drink of choice—because this is a long newsletter, but there were many important items to discuss.

I hope everyone had a wonderful Thanksgiving. I want to begin by apologizing for holding the budget meeting on Thanksgiving Eve. The meeting was originally scheduled for the prior week, but circumstances beyond my control required it to be postponed. The same situation occurred in 2022, and I know many were unhappy then as well. I completely understand not wanting to attend a Board meeting the night before a holiday. I will do everything possible to prevent this from happening again next year.
We have now completed the 2026 budget, and unfortunately the annual Master Fee will increase to $690.00, which is an increase of $50.00 per year, or $4.16 per month. You may now sign up for Click Pay and pay your 2026 fee. You should have received an email from Click Pay asking you to make your payment now. Please check your email for your account number—Susan has sent the list to everyone last week. Through Click Pay, you can pay by credit card, ACH, or by mailing a check. Please note that if you pay by credit card, the bank charges a fee: Visa charges $97.50 (so please avoid that one), while the others charge $22.43. ACH and check payments are free. HOA fees are due January 1, 2026. If you need help signing up for Click Pay, either I or our office staff will be happy to assist.

When I moved into Berkshire Lakes in 2021, the Master Fee was $535.00. I understand that prior to that, fees were $270.00 and had not been raised in 15 years, despite an average inflation rate of 2% per year during that time. The HOA Fee was increased in 2020 to fund the $2 million lake bank remediation project. Some homeowners say they were told that fees would decrease once the project was completed, but they did not. I apologize to those who felt misled. I was not living in this community at that time, and only one current Board Member was on the Board then. I have no idea what homeowners were told. As we approach 2026, it is simply unrealistic to expect fees to return to 2019 levels. I am committed to running a lean budget. During my first year as President, the Board even managed to lower the fee to $441.00 in 2024, but then with the lawsuit filed against our community and so many things needing to be repaired, we had no other option but to raise it.
Please remember that our budget is our best estimate of the funds needed to operate and maintain Berkshire Lakes. We will not hit every line item exactly. Sometimes we make mistakes, and sometimes unexpected events affect our budget. In 2025, delinquent payments from Berkshire Commons shop owners and homeowners resulted in far less revenue than anticipated. We also did not budget for the clubhouse leak and required remediation, the development and maintenance of our state-mandated website, or the need to hire a management company. Despite all this, I believe we managed the 2025 budget responsibly with the $640.00 yearly assessment, which broke down to $53.33 per month.  When reviewing past and current fees, it’s important to look at inflation. From 2021 to 2025, cumulative inflation was approximately 19.56%. Even accounting for that, the historical $270.00 fee was artificially low and resulted in decades of deferred maintenance. Much of our common property had deteriorated. I believe the reason for this was twofold; previous Boards prioritized delaying maintenance in order to keep fees low, and the CAM did not do his job, which was to make sure all our common property was being properly maintained. At my Town Hall meetings, I asked residents whether they preferred low fees or proper maintenance. The overwhelming response was proper maintenance. With the support of the majority of the Board, I have been working hard to restore our community to the standard it deserves.

Major Projects Completed This Year
We completed many long-overdue projects, including:
• Pool refinishing and patio furniture refurbishment
• Tennis/pickleball court resurfacing and the addition of two new pickleball courts
• Clubhouse roof replacement
• Exterior Clubhouse paint
• Interior Clubhouse repairs following flooding from a burst pipe
• Cleaning out of the catch basins
• Lighting, landscaping, and irrigation upgrades at the Devonshire entrances
• Installation of additional security cameras to deter criminal activity near the clubhouse
• Treatment of Henley Lake (now the water is finally clearing up)
• Aerator repair (scheduled next), which will help maintain water clarity
• Removal of deteriorated floating islands from two lakes
• Removal of exotic and invasive vegetation near the shed area and Lambton Lane
• Replacement of the failed Berkshire Lake fountain and installation of a second fountain
• Negotiation to purchase two 7.5 HP fountains for the cost of one 15 HP fountain, improving views for more homeowners

Originally the15 HP fountain was placed in front of the clubhouse, but for some reason a homeowner was allowed to pay to have it moved to the opposite end of the lake, leaving its placement less than ideal for the community as a whole. When the fountain failed, we selected two 7.5 HP fountains and placed them—using Google Earth analysis—so the maximum number of residents could enjoy the view.
I would love to see fountains and the islands in all lakes in the future if homeowners want them. I do not believe that islands or fountains should have been placed in only a couple of the lakes. I think if we have them in one lake, we should have them in all the lakes. It’s not fair to do it any other way; however, this will be a Board vote and is not included in the 2026 budget due to the perimeter project but may be considered for 2027 if the community is interested.

Why These Projects Were Necessary
A few homeowners have questioned whether these projects needed to be completed in the same year. The majority of the Board felt they did. We had the funds in our reserve account and there was no reason to continue to postpone the much-needed improvements. The clubhouse roof and skylight were leaking, and mold was present. The broken drinking fountain caused prolonged water damage that also required remediation—and insurance did not cover it. The pool was leaking $1,000 worth of water per month. Pool furniture was torn and unsafe. Catch basins were not draining, causing unsafe road flooding. Collier County required removal of exotic/invasive vegetation. Security upgrades were necessary after discovering drug and trespassing problems at the clubhouse. The courts needed resurfacing.

These were not optional projects. Even so, we are entering 2026 with $50,000.00 more in the Reserve Account than the Reserve Study recommended.
I have ordered an updated Reserve Study, as the 2023 study is now outdated due to the many repairs we have completed. It should be ready by February, and once it is, it will be posted on our website and emailed to everyone. Please remember: a Reserve Study is a guide, not the law.

2026: The Long-Delayed Perimeter Tree Project
In 2026, we will finally address the perimeter tree project, which has been postponed for years due to its size, cost, and controversy.
The eucalyptus trees have grown over 100 feet tall and pose a significant risk during hurricanes. Their roots and falling branches have damaged the perimeter wall, which is extremely expensive to repair.
A few homeowners have suggested trimming instead of removal. Multiple professional tree companies advised against this. The only safe, long-term solution is removal and replacement with species that can be maintained around 30 feet tall—similar to the Devonshire perimeter. The Santa Barbara and Radio Road perimeters are long overdue for restoration. No nearby community has a perimeter in this level of disrepair.
Once this project is finished, we will be able to transition from major restoration to routine maintenance, which will require far less time and money.
Future Boards, Presidents, and CAMs must continue consistent maintenance. Neglecting maintenance in the name of low fees only devalues our homes and forces future Boards to “dig out” of avoidable problems.

CAM Oversight and Long-Term Neglect
A significant challenge has been ensuring that the CAM and management company are fulfilling their duties. This is often why past Boards struggled. The time required to monitor management is more than most volunteers can reasonably commit. The HOA management system is not conducive to easy oversight. If the CAM and management company fails to do their jobs, it’s the Board that takes the blame. This is why I have been trying so hard to find the right CAM and management company. It is imperative that we have both in order to properly run our community. It has proven to be very difficult. I am hopeful that Newell will work out.
Another big example of the effects of long-term neglect is the area around the maintenance garage. This area should have been maintained over the years by the CAM—or at the very least brought to the Board’s attention. Instead, I learned about it from the President of New Castle. Vegetation had advanced 20 feet, covered “No Trespassing” signs and totally encased a FP&L transformer box (a major fire hazard). Invasive plants were encroaching on New Castle condos and the maintenance building. Collier County requires such vegetation to be removed because it damages native plants. This area is not a preserve—it is a classified as a passive park per Collier County. Evidence such as old irrigation lines and “No Trespassing” signs indicates it was never intended to become an overgrown jungle or a campsite for homeless people. As we restore it, the community will be surveyed in 2026 regarding the future use of the 1,050-square-foot maintenance building. Any plans will require community input and a vote.

Single-Family vs. Condo Costs
There is ongoing confusion about what condo owners versus single-family homeowners pay. Condo owners pay their condo fees and the Master Fee. Single-family homeowners, however, pay individually for insurance, maintenance, water, cable, internet, lawn care, and pool service—costs averaging approximately $18,000 per year. It is incorrect to say that single-family homeowners “only pay $690.00.”
All homeowners who pay the Master Fee receive the same Master services. Sometimes concerns arise about condo owners contributing to attorney fees, entrances, or other amenities. Please remember that condo values depend heavily on the appearance and compliance of the entire community. If the Master Association ignored non-compliance or nonpayment, property values—for both condos and single-family homes—would decline.

How Homeowners Can Help Keep Fees Down
The best thing homeowners can do to help control costs is simple:
Pay your fees and follow the rules you agreed to when purchasing your home.
When a homeowner refuses to comply and hires an attorney, we must involve our attorney in return. This only increases costs for everyone. Compliance reduces legal fees, CAM workload, and—ultimately—your assessments.
Another major way to reduce expenses is to sign up for E-Voting and ensure we have your correct email address. Electronic voting saves substantial money in materials, postage, labor, and ballot errors. We still have about 300 homeowners who have not signed up. Please take a moment to do so—this alone helps contain fees. If you need help the office staff can help.

Town Hall Meetings
Thank you to everyone who attended the recent Town Hall meetings. I plan to hold more after the holidays. Your engagement and feedback are truly appreciated. The main purpose of these meetings was to gather community input on compliance and other issues. The consensus was clear: when a homeowner refuses to follow the rules or pay their fees, the Board must involve our attorney. The community also wants the rules in place. Homeowners also expressed appreciation that our common property is once again being properly maintained. These improvements require funding, making your input essential.
Thank you to everyone who helps keep Berkshire Lakes beautiful and to all homeowners who maintain their properties.

Wishing you and your families a very Happy Holiday Season!
Warm regards,
Nancy J. Perry
President