CMF HOA Services – First Introduction in 2006 to 2026 Status
Number of Lots for HOA Annual Dues eligibility.
2006 Inception
214. Lots 1 & 2 were owned by the HOA
2026 Services
209 since some owners of contiguous lots have appealed to County and HOA to consolidate thus reducing the base. Also, at inception, HOA owned 2 lots. At present, the HOA has through foreclosures, taken ownership over 5 more lots at present in addition to the original 2.
Net Impact: 4% reduction in billable lots
Annal Dues
2006 Inception
$1,200 for “developed” lots and $700 for (undeveloped” lots
2026 Services
No change in 20 years and no special assessments ever applied
CMF Website; chestnutmountainfarms.com
2006 Inception
None
2026 Services
Primary Source and repository for information available to CMF owners. Emergency condition updates, HOA Board governance documents, meeting minutes, property profiles, current climate conditions, etc. Attractive overview and basic information for prospective buyers and other interested parties
CMF Trash Management
2006 Inception
None
2026 Services
In response to member need, started with one container, then added a second container for monthly removal and disposal site service contract.
Security
2006 Inception
Gate entrance with simple keypad. Also, physical drive daily through CMF
2026 Services
Gate Controls Updated with new system allowing remote, mobile controls and one-time entrance codes for guests and service providers.
Physical daily drive through labor cost doubled since inception
Cost Comparisons
Vehicle gasoline (regular)
$/gallon, retail
2006:
$2.60
2026:
$3.40 +31%
U.S. annualized average retail, similar to NC trends
Vehicle diesel (on-highway)
$/gallon, retail
2006:
$2.80
2026:
$3.90 +39%
U.S. annualized average
Retail similar to NC Trends
Property insurance (home, package of liability + physical damage)
Annual premium per Community (e.g.HOA)
2006:
$600 (Facility or asset)
2026:
$1,400 +130%
Rough NC homeowner average; big jump driven by weather risk, rebuilding costs (estimate based on industry/NC reports)
Increase is representative of the HOA increase (+130%) over the decades
Asphalt paving
Hot-mix asphalt, installed, per ton
2006:
$45-$50 Range
2026:
$95–110
Range
+110–130%
Based on producer price index for asphalt paving mixtures and blocks (rough doubling+ since mid-2000s)
Gravel for unpaved residential roads
Crushed stone/gravel, delivered, per ton
2006:
$10-12
2026:
$18–22 +70–100%
Based on construction aggregates price indices (sand, gravel, crushed stone) rising strongly since 2006 (estimate)
Electricity for basic services
Residential, ¢/kWh
2006:
10–11 ¢/kWh
2026:
18–20 ¢/kWh +70–90%
U.S. city average residential price per kWh; NC is usually slightly below national mean
Accounting Services
2006 Inception
Annual dues maintenance transactions and annual financial statement
2026 Services
Annual Dues including late notices for 15-20% of base, maintenance transactions have doubled with expanded services. Budget monthly monitoring has been added for transparency & Controls.
How to read this for a small NC community
Fuel (gasoline & diesel): Real pain is volatility, not just level. Nominal prices are up ~30–40% over 20 years, but there were spikes (2008, 2011–13, 2022) where prices were far higher than today. For a town fleet or school buses, diesel’s increase matters more than gasoline.
Property insurance: This is where life has gotten much more expensive. Premiums in NC and across the Southeast have risen faster than general inflation because of higher rebuilding costs (materials, labor) and higher catastrophe risk pricing. A doubling or more since 2006 is very common.
Asphalt paving: Asphalt is heavily tied to oil prices and construction demand. Producer price indices show more than a doubling since the mid-2000s, which matches what contractors report: the per-ton installed cost today is easily 2× (or a bit more) what a county or town would have paid in 2006.
Gravel for unpaved roads: Aggregates have risen slower than asphalt but still strongly—fuel, trucking, and quarry costs all feed in. A 70–100% increase over 20 years is a reasonable planning assumption for a rural road budget.
Electricity: Per-kWh prices are up roughly 75–80% in nominal terms, but electricity has risen a bit faster than overall CPI in the last decade. For a small town’s basic services (streetlights, buildings, water/sewer pumps), that’s a substantial long-run cost pressure even if usage is flat.