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Important Considerations When Buying or Selling Property in PLPOA

For realtors, buyers, and sellers involved in property transactions within the Pagosa Lakes Property Owners Association (PLPOA), the following information outlines important considerations and key processes to be aware of throughout the real estate transaction.

1. Understand the Responsibilities of Living in a Property Owners Association (POA)

  • Weigh the pros and cons of living within a POA.
  • Review the Permit Project Process (PPP) to understand what types of improvements require permits.

2. Due Diligence – Before You Buy

  • Understand the subdivision-specific declarations
    • You DO NOT have to sign in, go to “Documents”, “Subdivision Declarations of Restrictions”
  • For homes: Obtain a current site plan (Responsibility of the current owner; request from PLPOA or Archuleta County – start with PLPOA).
  • For vacant lots: Obtain a plat map (Responsibility of the current owner; request from PLPOA or Archuleta County – start with PLPOA).
  • Review deed restrictions applicable to the specific subdivision – at https://www.plpoa.com/permits-applications/  scroll to the Project Permit Process, find “Section 10 Spread Sheet– Deed Restrictions” click to view, find the your subdivision and cross reference on the County Website for the property description and land use code.

3. Under Contract?

  • The title company will submit a status request to check for unpaid dues and violations.

4. Closing

  • Annual dues are prorated through the title company based on whether they have been paid for the year.
  • A PLPOA transfer fee of $180 is included in the closing costs.
  • Upon closing, the title company sends updated ownership paperwork and payment to PLPOA (typically takes 7–10 days).
  • Once received, PLPOA processes the ownership transfer and payment, then sends a new homeowner packet with information about PLPOA, the website, and rec center discount.

5. Quit Claim Deeds/For Sale by Owner (FSBO) Transfer

  • These transfers are handled directly through the county. Please note that the county does not notify PLPOA of any ownership changes.
  • It is the responsibility of the new owner to notify PLPOA. This can be done by providing a copy of the recorded deed or by calling the office to confirm the change. Once the county updates its records, PLPOA can also verify new ownership through the county website.
  • The new owner will be billed for the transfer fee and any outstanding assessment fees, if applicable. The only exemptions to the transfer fee are:
    • Transfers between immediate family members
    • Ownership changes involving a name update only (e.g., transferring from individual ownership to an LLC, Trust, etc.)

6. Frequently Asked Questions (FAQ)

  • Short-Term Rentals (STRs):
    • STR licenses do not transfer with the property.
    • PLPOA does not issue STR licenses – licensing is handled by Archuleta County.
    • Applicants must notify PLPOA of STR plans either online or in writing.
    • Once approved by the County, PLPOA flags the property as an STR and applies a modified assessment (e.g., in 2025, STR assessments were $1,005 vs. $335 for regular properties).
    • Know the land use code: accessory dwelling units (ADUs) and guest houses used as rentals are not allowed unless compliant with current regulations.
      • It is essential to understand the land use code that applies to your property. One of the most common issues we encounter involves homeowners who have modified their residence to include an Accessory Dwelling Unit (ADU) or guest house—often used as a rental or for guest accommodations—without proper authorization. Even if such a structure has existed for some time, it is not considered “grandfathered” and does not grant the right to continue or replicate the use. Per the PLPOA land use code, ADUs and guest houses are not permitted.
  • Lot Consolidation:
    • Coupling or combining lots is no longer permitted for tax or dues purposes.
    • Only lot consolidation creates a single taxable and assessable property.
    • Consolidation is required before improvements can be made to an adjacent vacant lot.
      • For example, if the same owner holds a vacant lot next to their home, they cannot place a shed, build a fence, or add any other improvement to the vacant lot unless they consolidate the two properties into one.
    • The PLPOA consolidation fee equals five times the current annual assessment (e.g., $335 x 5 = $1,675 in 2025).
    • After consolidation, the newly combined lot is treated as one property for assessment purposes.  New improvements will also Need a new site plan showing  the consolidated lot.
  • Where does the assessment money go?
    • Every year a budget is created and posted giving the breakdown of distribution. For reference, please see the 2025 beak down:

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