GVX Master Association — 2027 Budget Review
Grandview Crossing Master Association Inc. · 2027 draft (Joe Fillman, 10/14/26) · reviewed 10/15/26. Corrections fix arithmetic only; no budget amounts were changed.
2027 budget (corrected)
$619,680
submitted $612,876 · +$6,804
Master dues / bed
$271.61
per year (submitted $268.63)
Master + Sub / bed
$360.25
Thomas & Michael
Office N
$1.62
total dues per sf
Retail
$1.90
dues per sf (I, J, B, C, M)
Snow + landscaping
55%
$340K of the budget
Budget by category
| Category | As submitted | Corrected | Change | Share of total |
|---|---|---|---|---|
| Repairs & Maintenance (Operating) | $27,240 | $27,240 | - | 4% |
| Administrative | $24,100 | $25,200 | $1,100 | 4% |
| Utilities - NEP Secondary Meters | $7,560 | $7,560 | - | 1% |
| Cleaning (Reimbursable) | $36,900 | $38,700 | $1,800 | 6% |
| Repairs & Maintenance (Reimbursable) | $55,000 | $55,000 | - | 9% |
| Utilities (Reimbursable) | $54,000 | $55,400 | $1,400 | 9% |
| Landscaping & Snow (Reimbursable) | $340,000 | $340,000 | - | 55% |
| Security (Reimbursable) | $2,400 | $2,400 | - | 0% |
| G&A (Reimbursable) | $65,676 | $68,180 | $2,504 | 11% |
| Total | $612,876 | $619,680 | $6,804 |
Amber = corrected. The submitted totals left out lines that were budgeted by month (see review notes).
Monthly spend (corrected)
Snow removal ($55,000 a month) drives January, February, November and December.
Dues allocation
| Building | Status | Beds | Comm. sf | Share | Master | Sub | Total dues | $/bed | $/sf |
|---|---|---|---|---|---|---|---|---|---|
| Z, P, U, V | INCLUDED | 410 | - | 18.0% | $111,361 | $36,341 | $147,702 | $360.25 | - |
| ZZ, Q, X, W | INCLUDED | 394 | - | 17.3% | $107,015 | $34,923 | $141,938 | $360.25 | - |
| E & F: Senior | EXCLUDED | 144 | - | 0.0% | - | - | - | - | - |
| G: Senior | EXCLUDED | 144 | - | 0.0% | - | - | - | - | - |
| I | INCLUDED | 81 | 12,947 | 7.5% | $46,616 | - | $46,616 | $271.61 | $1.90 |
| J - Retail | INCLUDED | - | 34,138 | 10.5% | $64,906 | - | $64,906 | - | $1.90 |
| J - Res | INCLUDED | 68 | - | 3.0% | $18,470 | - | $18,470 | $271.61 | - |
| R, RR, S, SS, T | INCLUDED | 249 | - | 10.9% | $67,631 | - | $67,631 | $271.61 | - |
| N: Office 1 | INCLUDED | - | 121,515 | 24.0% | $148,522 | $48,468 | $196,990 | - | $1.62 |
| O: Office 2 | EXCLUDED | - | 121,515 | 0.0% | - | - | - | - | - |
| H: Hotel | EXCLUDED | 140 | - | 0.0% | - | - | - | - | - |
| A | EXCLUDED | - | 8,988 | 0.0% | - | - | - | - | - |
| B | INCLUDED | - | 7,163 | 2.2% | $13,619 | - | $13,619 | - | $1.90 |
| C | INCLUDED | - | 10,849 | 3.3% | $20,627 | - | $20,627 | - | $1.90 |
| K | EXCLUDED | - | 13,000 | 0.0% | - | - | - | - | - |
| D | EXCLUDED | - | 7,500 | 0.0% | - | - | - | - | - |
| L | EXCLUDED | - | 7,000 | 0.0% | - | - | - | - | - |
| M | INCLUDED | - | 11,000 | 3.4% | $20,914 | - | $20,914 | - | $1.90 |
| Y | EXCLUDED | - | 13,000 | 0.0% | - | - | - | - | - |
Weight = beds + office sf × 4.5/1,000 + retail sf × 7/1,000, the same basis as the source calc. Excluded buildings carry $0; if any are delivered in 2027, every other building's share drops. Sub = Yellow Sub Association budget $119,732 as submitted (not reviewed).
Dues by building: 2026 vs 2027
| Building | 2026 budget | 2026 paid (annualized) | 2027 proposed | 2027 vs paid | Source / note |
|---|---|---|---|---|---|
| Z, P, U, V (The Thomas) | $186,645 | $192,518 | $147,702 | -$44,817 | Paid $16,043.20/mo (Entrata, The Thomas, Association Dues, Jan-Sep). |
| ZZ, Q, X, W (The Michael) | - | - | $141,938 | +$141,938 | Not in the 2026 split; no dues posted in 2026. New payer in 2027. |
| N: Office 1 (BMW) | $248,928 | $232,473 | $196,990 | -$35,484 | Paid $19,372.79/mo through rent to Colliers (810 GVX Office 1 Sep 2026 financials, Association Fees $174,355 YTD vs $168,962 budget). |
| I (Midpoint West) | $56,698 | $65,348 | $46,616 | -$18,732 | Paid $4,725/mo master + $720.70/mo reimbursable (NetSuite, GVX Lane Mixed-Use I, Jan-Aug). |
| J (Midpoint East, retail + res) | $100,746 | $53,978 | $83,375 | +$29,397 | Paid $4,498.16/mo (NetSuite, GVX Lane Mixed-Use II). The res share matches; the retail share is about $3,900/mo below the 2026 calc. |
| R buildings (8 on the Park) | $82,258 | $82,258 | $67,631 | -$14,627 | Paid $6,854.83/mo, exactly the 2026 calc (NetSuite / Entrata). |
| B & C (Outparcels) | $41,652 | $29,184 | $34,246 | +$5,062 | Paid $2,432.02/mo, posted Jan-Apr only (NetSuite, GVX Retail I). Nothing May-Aug. |
| M (MooMoo) | - | - | $20,914 | +$20,914 | Not in the 2026 split. New in 2027. |
| Total | $716,927 | $655,760 | $739,412 |
Master + sub dues. 2026 budget = the 2026 dues calc in Egnyte (marked draft, but it matches what R and I were billed). 2026 paid = monthly amount posted in each owner's books (NetSuite through August, Entrata through September) x 12. The association's own ledger books dues as lump journal entries ($355,454 YTD), so it does not show payer by building.
Funding
| Estimated water revenue (calc tab) | $300,000 |
| OWDA annual debt service (2.03%, 30-yr, $3,458,012) | ($154,001) |
| Surplus after OWDA | $145,999 |
The budget itself budgets no income: Association Fees (4525) is blank.
| Reserves (Entrata, 2026 YTD) | Master | Sub |
|---|---|---|
| Capital reserve cash balance | $86,670 | $20,844 |
| 2026 reserve contributions to date | $9,000 | $1,500 |
| 2026 budgeted reserve contribution (full year) | $36,000 | - |
| 2027 draft reserve contribution | $36,000 | - |
No reserve study is referenced in the draft. $36,000 a year is the same flat amount as 2026, and only a quarter of it has been funded so far this year.
vs 2026 budget
| Line | 2026 budget | 2027 draft | Change | Note |
|---|---|---|---|---|
| Trash / grounds labor (operating) | $49,364 | $12,500 | -$36,864 | 2026: trash removal labor $47,124 + PTO cover $2,240. 2027: grounds labor only. Confirm the labor moved, not dropped. |
| Trash, compactors & cardboard (cleaning) | $31,900 | $38,700 | +$6,800 | |
| Landscape contract, add-ons, plants | $126,000 | $120,000 | -$6,000 | 2027 has no plant replacement line (2026: $9,000). |
| Snow removal | $210,743 | $220,000 | +$9,257 | |
| Parking | $19,200 | $48,000 | +$28,800 | 2027 carries Parking Enforcement 6426 ($24K) AND Parking Control 5114 ($24K). Likely double-counted. |
| Utilities incl. NEP meters | $54,895 | $62,960 | +$8,065 | |
| Real estate taxes + taxes | $36,855 | $2,343 | -$34,512 | 2027 amount looks like partial 2026 actuals pasted in. About $34.5K light vs 2026. |
| Management fee | $28,476 | $28,476 | - | |
| Capital reserve | $36,000 | $36,000 | - | |
| Electrical R&M | $6,000 | $2,200 | -$3,800 | |
| Irrigation | $5,150 | $5,500 | +$350 | |
| Hydrant repair | $4,500 | $4,800 | +$300 | |
| Accounting | $3,100 | $1,200 | -$1,900 | |
| Insurance | $1,000 | - | -$1,000 | Missing in 2027. |
| Supplies & parts | $1,800 | - | -$1,800 | Missing in 2027. |
| Environmental testing | $2,700 | - | -$2,700 | Missing in 2027. |
| Total | $617,362 | $619,680 | +$2,317 |
2026 source: GVX Master Association Budget 2026.xlsx (Egnyte, Associations / Master Association Budgets). Lines grouped by hand where account names changed. Amber = worth a question.
Review notes
- PM Software total showed $100 instead of $1,200 (12 x $100).
- Pest Control ($150/mo, $1,800) was left out of the Cleaning total; the Cleaning subtotal row also showed $4,016.50/mo vs $3,225 of lines.
- Backflow Certification ($1,400, Aug) was left out of the Utilities total.
- Software and Real Estate Taxes look like 2026 actuals (Jan-Aug plus a September sum); G&A has no Oct-Dec amounts for those two lines.
- No income budgeted: Association Fees (4525) is blank. Water revenue ($300K) and OWDA debt service live only on the calc tab.
- Snow removal $220,000 (36%) and landscaping $120,000 - worth checking against 2026 actuals.
- Senior E/F/G, Office 2, Hotel, A, K, D, L, Y are excluded ($0) in the dues split; confirm none are delivered in 2027. M is included, L is not.
- Source calc tab has #DIV/0! in Y and J-Res rows and an unlabeled "x 5 months" column; not carried into this file.
- vs 2026 budget: Parking appears double-counted (6426 Parking Enforcement $24K + 5114 Parking Control $24K vs $19,200 total in 2026).
- vs 2026 budget: Real estate taxes + taxes were $36,855 in 2026; 2027 carries $2,343 (about $34.5K light).
- vs 2026 budget: Insurance ($1,000), Supplies & Parts ($1,800) and Environmental Testing ($2,700) are missing; Accounting fell from $3,100 to $1,200.
- vs 2026 budget: trash removal labor was $47,124 in 2026; 2027 shows $12,500 of grounds labor. Confirm whether labor moved or dropped.