Brunswick Forest and Compass Pointe are the two biggest amenity-rich communities in Leland, and they come up in almost every buyer conversation we have. Both have indoor and outdoor pools, fitness centers, pickleball, tennis and an active social calendar. But their HOAs are set up differently, and that changes what you will actually pay each year.
To compare them fairly, we pulled every closed single-family home and townhome sale in both communities from the MLS and looked at the HOA fees listed on each sale. Here is what the numbers show.
The short answer
- Brunswick Forest usually has two layers of HOA: a master association for the amenities, plus a neighborhood (sub) association that often covers lawn care.
- Compass Pointe usually has one association fee, and it is a gated community with a few extras Brunswick Forest does not have, like a lazy river and RV and boat storage.
- Comparing like for like, Compass Pointe generally costs a bit more per year, for single-family homes and townhomes alike.
How each HOA is structured
Brunswick Forest: master association plus neighborhood associations
Brunswick Forest is made up of many smaller neighborhoods. Every home pays into the master association, which runs the amenities. Most neighborhoods also have their own sub-association. In about two out of three Brunswick Forest sales we reviewed, the listing showed two separate HOA fees.
That second fee is usually what pays for yard care: mowing, pine straw and flower beds. So when you compare Brunswick Forest homes, the first question is always: does this neighborhood include lawn care?
Compass Pointe: one association fee
Nearly every Compass Pointe sale showed a single association fee. Fees still vary by section, and some sections include grounds maintenance while others do not, but you are typically dealing with one association instead of two.
What buyers typically pay
These are approximate annual ranges based on MLS closed sales in each community. Your exact fee depends on the neighborhood or section.
| Home type | Brunswick Forest | Compass Pointe |
|---|---|---|
| Single-family, no lawn care | About $2,500 per year | About $2,750 to $3,100 per year |
| Single-family, lawn care included | About $3,300 to $4,000 per year (most common) | About $4,700 per year |
| Townhomes (exterior maintenance included) | About $6,400 to $7,300 per year | About $8,000 to $8,500 per year |
Most Brunswick Forest single-family homes sit in neighborhoods with lawn care included, which is why so many total around $3,300 to $4,000 a year. In Compass Pointe, most single-family sales fell in the roughly $2,750 to $3,100 range, and many of those sections do not include yard care.
That is why the two can look similar at first glance. Once you match up what is included, Compass Pointe tends to run a few hundred dollars a year more for single-family homes, and more than that for townhomes.
What the HOA covers in each community
Brunswick Forest
- Indoor pool and multiple outdoor pools
- Fitness centers (fitness classes cost extra)
- Pickleball and tennis courts
- Miles of walking and biking trails
- Kayak launch, community garden and dog park
- Clubhouse and common areas
- Lawn care in many neighborhoods, through the sub-association
Compass Pointe
- Gated entry, plus road and street light maintenance
- Indoor pool, outdoor pool and a lazy river
- Fitness center, clubhouse and party room
- Pickleball, tennis and basketball courts
- Dog park, playground and amphitheater
- RV and boat storage
- Grounds maintenance in some sections
Golf is separate in both. Cape Fear National in Brunswick Forest and the golf course in Compass Pointe each require their own membership, which is not part of the standard HOA.
Townhomes cost more for a reason
In both communities, townhome HOAs are much higher than single-family HOAs. That is because they usually cover more: exterior maintenance, lawn care and, in Brunswick Forest, master insurance for wind and hail. Before comparing a townhome's HOA to a house's, add up what you would otherwise pay for exterior upkeep and insurance yourself.
Which one is the better value?
It depends on what you will use:
- Choose Brunswick Forest if you want the widest choice of neighborhoods and price points, the trail system and the Village town center at the entrance, and you would like the option of a lower HOA in a neighborhood without lawn care.
- Choose Compass Pointe if a gated community, the lazy river, or on-site RV and boat storage matter to you. Storing a boat or RV elsewhere can easily cost more than the difference in HOA dues.
Always verify the HOA for the specific home. Fees vary by neighborhood and section, can change, and some communities charge one-time capital contribution or transfer fees at closing. Ask for the current dues and what they include during your due diligence.
Frequently asked questions
Does Brunswick Forest have two HOA fees?
Often, yes. Most homes pay a master association fee plus a neighborhood sub-association fee, and the neighborhood fee frequently covers lawn care.
Is Compass Pointe gated?
Yes. Compass Pointe is a gated community, and the gate and road maintenance are covered by the HOA.
Is golf included in either HOA?
No. Golf memberships are separate from the standard HOA in both Brunswick Forest and Compass Pointe.
Which community has lower HOA fees?
Comparing similar homes with similar services, Brunswick Forest generally comes in a little lower, especially for townhomes.
See homes in each community
Browse current listings, market stats and community videos:
Have questions about a specific neighborhood's HOA? Contact Coastline NC Real Estate. We have helped buyers in both communities for years and can tell you exactly what a home's dues cover.
HOA figures are based on fees reported in MLS closed sales and are approximate. Data from NCRMLS / Hive MLS; information deemed reliable but not guaranteed.
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