Hunter's Creek HOA: What the Community Association Covers and How Dues Work
The Hunter's Creek Community Association runs the parks, the common areas and the rules. Here is what it does, when it bills you, and what to ask for before you close
Hunter's Creek is a master-planned, unincorporated community in south Orange County, and its homes belong to the Hunter's Creek Community Association (HCCA). HCCA maintains the master and neighborhood common areas, runs seven private parks and enforces the community's Declaration of Master Covenants, Conditions and Restrictions. Assessments are due on the first of each quarter, with late fees after the 15th, and the governing documents allow liens and foreclosure for nonpayment. Residents need a Hunter's Creek ID card for resident-only park facilities. Exterior changes need written architectural approval. Eleven incorporated neighborhoods have their own governing documents in addition to the master association. HCCA's Town Hall is at 14101 Town Loop Blvd., Orlando, and its phone number is 407-240-6000.
Most people shopping Hunter's Creek ask one HOA question: how much? It's the right question, and we'll get to it. But the bigger one is what you're paying for, because in Hunter's Creek the association is the closest thing the community has to a town government. It has a Town Hall. It has staff. It has deputies.
Hunter's Creek isn't a city. Wikipedia's entry, drawing on the 2020 census, counts 24,433 residents in 3.8 square miles of unincorporated Orange County, on land Genstar Development Company assembled in the 1980s. Orange County handles county services. The Hunter's Creek Community Association handles almost everything you see between your front door and John Young Parkway.
Does Hunter's Creek Have an HOA?
Yes. The Hunter's Creek Community Association (HCCA) is the master association, and its own FAQ states its purpose plainly: "to maintain all common areas and to govern the community." Its authority comes from the Declaration of Master Covenants, Conditions and Restrictions, plus the association's articles of incorporation and bylaws, all posted in the HCCA Resource Center.
The association manages itself. Its management page lists HCCA, not an outside company, at Town Hall, 14101 Town Loop Boulevard, with a general manager, a collections manager, an accounting manager, facilities and recreation staff, and neighborhood managers. Town Hall is open Monday through Friday, 8:30 a.m. to 5 p.m., and the main line is 407-240-6000. Our comprehensive Hunter's Creek community contacts guide has the rest of the phone list.
What Do Hunter's Creek HOA Dues Pay For?
Common areas, parks and the people who run them. HCCA's FAQ describes the assessment as the amount each owner pays "to cover the operating expenses of the common area and provide for reserve funds." In practice that covers:
- Upkeep and repair of all master and neighborhood common areas inside Hunter's Creek, handled by the Facility Services department
- The irrigation system and its pump stations, plus grass maintenance and spray contractors
- The recreational facilities at all seven parks
- Daily litter pickup along the major roadways and at the parks
- Electrical repairs and maintenance at master and neighborhood entrances
- An off-duty deputy program, coordinated through Town Hall, which also takes vacation house-check requests
- Community events, including Bunny in the Park, the Fall Festival and Hunter's Creep Nights at Osprey Park
For the event calendar, see our Hunter's Creek events guide.
How Much Are Hunter's Creek HOA Fees?
HCCA doesn't print the per-home number on its public pages, so we won't guess at it here. The board adopts a master budget every fall; the 2027 budget was presented on October 13 and approved on October 27, and the association says 2027 assessment coupons go out in mid-November. The approved budget documents are posted in the HCCA Resource Center.
For a specific home, the number that counts is on the estoppel certificate, which HCCA issues during a sale through a request form on its website. Ask your agent for it early, not the week of closing.
One warning, because it trips people up: the website hunterscreek.org belongs to a different association, Hunters Creek Homes in Herndon, Virginia. The dues figure posted there has nothing to do with Hunter's Creek in Orlando. The Orlando association's site is hunterscreek.net.
When Are Dues Due, and What Happens If You're Late?
The first of each quarter. Payments received after the 15th of the month get a late fee. HCCA's FAQ also states that the CC&Rs allow the association to charge late fees and interest and to file a lien and pursue foreclosure for unpaid assessments. That's standard for a Florida HOA, and it's also not a theory: an HOA lien is a real lien on the house.
Owners can pay through the association's online homeowner portal or set up ACH, both linked from the HCCA home page.
Do Some Neighborhoods Pay a Second Association?
Some do, and this is where buyers should slow down. HCCA's Neighborhoods page lists the community's neighborhoods, about four dozen of them. Its Resource Center separately posts governing documents for eleven "Incorporated Neighborhoods": Chartres Gardens, Eagles Landing, Fairways, Foxhaven, Ocita, Quail Lake, Settlers Landing, Tanglewood, Timucua, the Town Center POA and Tract 181. Golfview is a condominium, with its own condominium documents.
A home in one of those neighborhoods sits under the master association and its own neighborhood association or condo association. Each has its own documents and can have its own budget. On homes in Fairways, Quail Lake, Tanglewood, Timucua, Settlers Landing, Golfview and the rest of that list, ask for an estoppel from every association that applies, not just HCCA.
While you're at it, pull the parcel's current Orange County property tax bill. Any special assessment that rides on the tax bill shows up there as a non-ad valorem line. Our CDD guide explains what to look for, and our property tax and homestead guide covers the rest of the bill.
What Are the Hunter's Creek Parks, and Who Can Use Them?
Seven private parks, open to Hunter's Creek residents with a current Hunter's Creek ID card. HCCA lists them as Braddock Oak Park (Braddock Oaks Drive at Town Center Boulevard), Calabay Park (3501 Hunter's Creek Boulevard), Eagle Park (2950 Hunter's Creek Boulevard), Mallard Pointe Park (13300 Falcon Pointe Drive), Osprey Park (5100 Town Center Boulevard), Vista Park I (14200 Hunter's Vista Boulevard) and Vista Park II (13042 Hunter's Vista Boulevard).
The ID card unlocks resident-only facilities such as basketball and tennis courts, soccer fields and the dog parks, which also need a separate dog park tag. Cards are issued at Town Hall on weekdays from 8:30 a.m. to 5 p.m., or at the Osprey Park Recreation Center on weekday evenings from 6 to 8:30 p.m. Owners show a driver license with a Hunter's Creek address or an expired Hunter's Creek ID. Renters bring a signed lease with at least six months remaining; shorter leases get a temporary pass.
For what each park has, see our guide to all seven parks, Osprey Park and Eagle Park, or our comprehensive Hunter's Creek parks guide.
What Changes Need HOA Approval in Hunter's Creek?
Anything on the outside of the house. HCCA's FAQ names patio covers, decks, landscaping, roofs, exterior color changes and additions as examples that need written approval under the Architectural Guidelines. Change something without it and the FAQ is direct: you will be required to remove or correct the alteration, be fined, or both.
The Resource Center posts the Architectural Guidelines and Community Standards, a fence application, the architectural review committee meeting schedule and a sign policy that covers open house, for-sale and for-lease signs. If you plan to paint, fence the yard or add a pool, read those before you sign the contract, not after you've hired the contractor.
What Day-to-Day Rules Should Buyers Know?
A few come up early. The governing documents and rules cover parking, vehicles, pets and pool hours, per HCCA's FAQ. Trash is collected by GFL on Orange County's schedule, and HCCA's rule is that trash, recycling and yard waste containers go to the curb no earlier than sunset the evening before pickup and must be stored out of sight, or at the side of the home in an enclosure, by dawn the day after. The full Rules and Regulations are in the Resource Center.
The Hunter's Creek HOA: What Works and What to Know
What Works
- HCCA runs seven private parks, and the ID card system keeps resident-only facilities for residents.
- The association is self-managed, with a staffed Town Hall open every weekday.
- It maintains master and neighborhood common areas, irrigation and entrances, so the community's look doesn't depend on each owner.
- The budget is adopted at open board meetings and posted in the Resource Center.
- The community event calendar is produced by the association.
What to Know Going In
- The per-home assessment isn't posted on HCCA's public pages; you need the budget document or the estoppel.
- Eleven incorporated neighborhoods and the Golfview condominium have their own governing documents on top of HCCA's.
- Exterior changes need written approval, and unapproved work can be fined or ordered removed.
- Unpaid assessments can become a lien on the home.
- Renters need a lease with at least six months left to get a standard ID card.
- The similarly named hunterscreek.org site is a Virginia association; ignore its numbers.
For the general background, see What's an HOA?, and for insurance on top of dues, our Florida homeowners insurance guide.
What Do the Neighbors Already Know?
They know Town Hall is on Town Loop Boulevard and that the coupons show up in November. They know you need the ID card at the courts. And they know you ask before you paint the front door, because somebody on the street learned that one the hard way.
New buyers usually meet the association at closing. Better to meet it now. The Hunter's Creek Community Association website posts the FAQ, the parks list and the ID card rules, and its Resource Center holds the governing documents, architectural guidelines and approved budgets.
Want the real HOA numbers on a specific Hunter's Creek home before you make an offer? Call/Text David Myers at 407.801.3286, or browse Hunter's Creek homes for sale. And no — we are not going to blow up your phone. We have enough to do, and so do you.
