HOA fees in Dallas luxury high-rises are usually quoted per square foot per month, and they vary widely by building. Full-service towers with doormen, valet, concierge and included utilities charge more than buildings with fewer services. As a historical example, CandysDirt.com reported in 2015 that one established Dallas high-rise charged 60 cents per square foot per month, meaning $600 a month for a 1,000-square-foot unit, up 50% from 40 cents in 2012. Current dues should always be confirmed building by building, because Texas law requires a resale certificate showing them before you close.
At The Agency Dallas, our agents help buyers compare high-rises in Uptown, Turtle Creek and beyond. This guide explains what drives dues and how to evaluate them.
What do HOA fees cover in a Dallas luxury high-rise?
Dues pay for the building's operating costs and savings. In most luxury towers that includes:
- Staff. Doormen, concierge, valet, security, maintenance and management.
- Building insurance. A master policy for the structure and common areas. Owners still need their own policy for interiors and contents.
- Utilities. Some buildings include water, sewer, gas, electricity, internet or cable; others bill separately.
- Amenities. Pools, fitness centers, club rooms, guest suites and wine storage.
- Reserves. Savings for roofs, elevators, HVAC systems, plumbing, facade work and other major repairs.
- Common-area upkeep. Cleaning, landscaping, trash removal and lobby maintenance.
Why do HOA fees vary so much between buildings?
Two units at the same price can carry very different dues. The main drivers:
- Service level. Twenty-four-hour staff and valet are among the largest costs.
- Building age. Older towers often need more repairs and may be rebuilding reserves.
- Included utilities. Dues that cover electricity and gas can look high but replace bills you would pay anyway.
- Number of units. Smaller buildings spread fixed costs across fewer owners.
- Insurance costs. Rising premiums for large buildings have pushed dues up in many markets.
- How dues are calculated. Some buildings charge by square foot, some by floor, and some a flat rate.
Our guide to which high-rise amenities actually get used can help you decide which services are worth paying for.
How do I evaluate whether a building's HOA fees are reasonable?
Look past the monthly number. Before making an offer, review:
- The resale certificate. Under Section 82.157 of the Texas Property Code, condominium sellers must provide a resale certificate covering dues, special assessments, reserves and other association information.
- The budget and reserve study. Healthy reserves reduce the chance of a large special assessment later.
- Dues history. Ask how dues have changed over the past several years and why.
- Pending projects. Facade, elevator or plumbing work can lead to assessments.
- Lender questions. Some lenders review the association's finances and insurance. See what a condo lender will ask about the building.
Are higher HOA fees ever a good sign?
Sometimes. Dues that fund strong reserves, good staff and included utilities can protect value and reduce surprises. Very low dues in an older building can be a warning sign that the association is underfunding repairs. The right question is not whether dues are high or low, but what you get for them and whether the reserves match the building's needs.
How do HOA fees affect what I can afford?
Lenders count HOA dues in your monthly housing payment, so dues reduce how much you can borrow. When comparing a condo with a single-family home, add dues to the mortgage, property taxes and insurance, then subtract the costs the dues replace, such as yard care, exterior maintenance and some utilities. Our article on whether 2026 is a good time to buy a Dallas luxury condo covers the wider market.
What is a special assessment, and how do I spot the risk?
A special assessment is a one-time charge to owners when an association needs money beyond its regular budget and reserves, often for a major repair. In a high-rise, the largest projects tend to involve elevators, facades and windows, roofs, plumbing risers, garage structures and mechanical systems. Warning signs include:
- A reserve balance that looks small compared with the age and size of the building
- Board minutes that discuss major repairs without a funding plan
- Recent large jumps in insurance premiums
- Repeated short-term fixes to the same system
Ask for the reserve study, recent board minutes and any engineering reports. A well-run building can explain how upcoming projects will be paid for. Buyers can also ask whether any assessment has already been approved but not yet billed, since the resale certificate should disclose assessments the association has adopted.
How The Agency Dallas helps high-rise buyers
The Agency Dallas is an independently owned luxury real estate brokerage that represents buyers and sellers in Dallas high-rises. Our agents help buyers request and review resale certificates, budgets and reserve information, and compare buildings on total monthly cost rather than list price alone. For a building-by-building overview, see the best luxury condo buildings in Dallas.
Frequently asked questions
What are typical HOA fees in Dallas luxury high-rises?
There is no single typical figure because dues depend on services, age, utilities and building size. Dues are often quoted per square foot per month. CandysDirt.com reported one established building at 60 cents per square foot in 2015. Always confirm current dues in the resale certificate.
What is a resale certificate in Texas?
A resale certificate is a document the condominium association prepares for a sale. Under Texas Property Code Section 82.157, it includes current dues, special assessments, reserve information and other details about the association that a buyer should review before closing.
Can HOA fees go up after I buy?
Yes. Associations can raise dues to cover rising costs and can levy special assessments for major repairs, following the building's governing documents. Reviewing the budget, reserves and dues history before you buy helps you judge how likely increases are.
Do HOA fees include utilities in Dallas high-rises?
Some do and some do not. Certain buildings include water, gas, electricity or internet, while others bill owners separately. Compare buildings on total monthly cost, including any utilities the dues cover, rather than on the dues amount alone.
Do lenders count HOA fees when I apply for a mortgage?
Yes. Lenders include HOA dues in your monthly housing expense when calculating how much you can borrow. Higher dues mean a smaller loan at the same income, so factor them in early when setting your budget.
Sources: CandysDirt.com, "Confessions of Dallas High Rise Living: Giving Dues Their Due," February 20, 2015; Texas Property Code Sections 82.156 and 82.157. Accessed October 30, 2026.
