The known bill and the missing closing line

The TVPOA's 2026 Budget Presentation prints an assessment rate of $186.98 per month and $2,243.76 per year. Both are 3 percent above 2025, an increase of $5.45 a month or $65.40 a year. 1

Those figures establish the published TVPOA assessment. They do not establish the complete bill for every property type. Do not add property tax, utilities, insurance, a separate association or optional amenities to the phrase “included in the assessment” unless a current written source for the exact property says so.

Before contract, request a dated TVPOA account statement or resale document for the parcel. It should show the current assessment, balance, credits, delinquencies and any other charge the POA says applies. If the property is a townhouse or sits in another association, obtain that separate ledger and schedule too.

TVPOA describes itself as funded by the monthly assessment and user fees. The budget separately lists operations such as golf, recreation and docks. A household that does not use an optional service should not automatically add its highest package to the cost model. A household that expects to use it should not assume the assessment already pays for it. 1

1. TVPOA assessment;
2. property taxes;
3. water, sewer, electricity, internet and other utilities;
4. homeowners and any required specialty insurance;
5. a townhouse, neighborhood or other property-specific association;
6. golf, recreation, dock, storage or other services the household will actually buy;
7. routine maintenance and reserves for the house itself; and
8. each one-time charge due from buyer or seller at closing.

The 2026 Reserve Study reports a starting reserve balance of $18.44 million against a 100 percent funded level of $23.9 million. It reports the covered assets as 77 percent funded, with $4.64 million in annual contributions held flat for the first 15 years of the model. 2

The source immediately narrows that percentage. It applies only to assets included in the study. The executive summary says the effective funding level differs when near-term projects and other capital commitments are considered, and that the annual operating and capital budgets include other needs.

It also says approximately $312 million of assets that appeared in the 2023 study are classified as zero-funded and excluded from the 2026 update. Examples include road and parking-lot base structures, underground pipes, building structures rather than components, golf fairways and greens, long-lived hardscape and major capital projects.

The useful reading is not “Tellico Village is 77 percent funded.” It is: the 2026 study reports 77 percent funding for the assets included in that model, while explicitly placing material assets and broader cash needs outside the percentage.

The reserve study says no special assessments are projected during its 30-year period. That is a meaningful model output, but it is not a promise that no future board, vote, emergency, project, legal obligation or changed assumption can produce a different result. 2

Ask for the current adopted budget, reserve study, capital plan, debt information, pending special-assessment proposals and minutes for material projects. If a seller or agent says there will be no special assessment, ask which current governing record supports that statement.

At its June 17, 2026 meeting, the Board approved a motion to refund previously collected Water and Sewer Infrastructure Assistance Fee payments. By August 2026, TVPOA said the Board had also approved an implementation plan for approximately 7,000 refunds using utility billing and payment records. 3 4

The public refund page says current utility customers receive an account credit. Former customers with an outstanding utility balance have the refund applied to that balance, with an overpayment refunded by check. Former customers without an active utility account receive a check using the mailing address in TVPOA's records. 5

That does not establish that a future buyer receives a refund or that the credit automatically runs with the property. Ask whether the exact utility account received a credit, whether any balance remains, and how the seller and closing agent will show the result. Keep the answer with the utility ledger and closing statement.

Tennessee Public Chapter 727 became law on April 14, 2026. It amended the definition of a transfer fee covenant by excluding a provision that requires a transferor or transferee to pay an amount to purchase, issue, reissue, maintain or transfer a club membership related to the property or community. 6

That statutory change is not a Tellico Village fee schedule. The act does not say that TVPOA adopted a charge, set its amount, identify who pays it or decide how it appears in a particular closing.

The 2026 budget, reserve study, September 16 Board slides and current public POA pages were checked for a current community-wide amount. None was located. The public Finance, Forms & Docs and New Residents routes required a free Main site registration. This check did not create an account, so the member-only content remains untested. That search explains why the line remains unresolved. It does not mean the amount is zero or that no member-only or closing record exists. 7 8 9 10

Ask TVPOA and the closing agent, in writing:

• Is any club-membership, reserve-funding, initiation, transfer, account-setup, resale-document or similar charge due because of this transfer?
• What is the current amount and effective date?
• Which document or Board action authorizes it?
• Does the buyer, seller or either party by agreement pay it?
• Does the answer differ for a house, vacant lot, townhouse, trust, estate, family transfer, business entity or existing property owner?
• Will it appear on the settlement statement, and under what label?

In a December 31, 2024 Tell-E-Gram, repeated January 7, 2025, TVPOA proposed a flat $5,000 reserve funding fee payable by the buyer at closing and said it required legislative approval. In its February 11, 2025 Tell-E-Gram, repeated February 18, TVPOA reported that the bill had no Senate sponsor and would not be presented to the legislature that session; the Board would consider a governing-document amendment instead. The scheduled January 15, 2025 Board vote was not verified, and no later adoption was located. Do not reuse that proposal as the current answer. 11 12

The useful object is not a screenshot of a fee claim. It is one dated file for the exact parcel. Obtain:

• the parcel ID, legal description and property type;
• the current TVPOA account statement or resale disclosure;
• written assessment amount, balance and next change date;
• every pending or approved special assessment;
• the utility ledger and WSIAF refund or credit status;
• the current closing-charge schedule and the source of each charge;
• any separate townhouse or neighborhood association ledger;
• current optional-fee schedules for services the household will use;
• the current budget, reserve study and material capital-project disclosures;
• title work and recorded restrictions; and
• the preliminary and final settlement statements.

Put a source and date beside every number. If the current written answer differs from this page, use the current parcel-specific document and send the changed source to corrections@unbrochure.com.

Use $2,243.76 as the published annual 2026 TVPOA assessment only after the POA confirms it for the exact parcel. Add every other confirmed recurring cost. Keep unresolved one-time charges blank in the record and add a stress-case allowance in the household decision if the purchase cannot wait for the answer.

What are Tellico Village POA dues in 2026?

The published TVPOA assessment is $186.98 a month, or $2,243.76 a year. Confirm the amount and account status for the exact parcel before contract.

Does the assessment include golf, recreation and a boat slip?

Do not assume so. TVPOA uses separate user fees for services including golf, recreation and docks. Obtain the current schedule for the services the household expects to use.

Is Tellico Village fully funded at 77 percent?

The reserve study reports 77 percent funding only for the assets included in its model. It expressly excludes material assets and says broader cash and capital needs sit outside that percentage.

Does the reserve study guarantee no special assessment?

No. It projects no special assessment during the 30-year model. A projection depends on its assumptions and scope and is not a guarantee about future Board actions or events.

Does the water and sewer refund belong to the buyer?

The public page does not say that. It describes credits and checks based on the utility customer's account status. Obtain the exact account record and closing treatment.

What is the current Tellico Village charge at closing?

No authoritative current public community-wide amount was located in the official materials checked on September 18, 2026. Public Chapter 727 changed a statutory definition but did not create or price a TVPOA charge. Ask TVPOA and the closing agent for the current written amount and authority for the exact transaction.