Budgets, reserve record, and what owners have paid.
Financials
AT A GLANCE
$1,500/ quarter
Dues. 2026 budget holds them level
$300,135
Road fund, Fidelity · 30 December 2025
$98,202
Capital reserve fund · 30 December 2025
$105,224
Operating account · 30 December 2025
$30,520
ACC account · 30 December 2025
18%
Reserve funding level · 2024 reserve study
A reserve study surveys what the association must eventually replace and how much to set aside each year. Browning Reserve Group prepares it.
A reserve study surveys what the association must eventually replace and how much to set aside each year. Browning Reserve Group prepares it.
Balances reported in the 30 December 2025 draft annual meeting minutes. The 2025 annual meeting packet contains the 2026 budget and a balance sheet dated 24 November 2025.
BUDGETS & BALANCE SHEETS
Budgets and available balance sheets by fiscal year.
FISCAL YEARADOPTED BUDGETBALANCE SHEET
RESERVES
What the studies cover, and how funding has moved.
WHAT A RESERVE STUDY IS
An independent survey of the property the association must eventually replace, and of how much to set aside each year to be ready. Section 10.02 requires reserves for the streets, recreational facilities, pumps, flood control and avalanche control. The funding level says how far the money on hand goes towards what the study calls for.
2024 reserve study
Association 18% funded · road project at $1.8mView summary →
Association 18% funded · road project at $1.8mView summary →
2019 reserve study
First professional studyView excerpt →
First professional studyView excerpt →
Owners may request the complete 2019 and 2024 studies from Sun Country Management →
CAPITAL PROJECTS · ROADS
Estimates, approvals and the
record, as the packets set them out.
record, as the packets set them out.
$2.5m
Project cost used for planning
2028
Assumed start · side roads first
$10,000
Special assessment per lot
50/50
Split of reserves and assessment
Planning assumptions printed on the road-project charts in the 2025 annual meeting packet: $2.5 million project cost, start in 2028, $10,000 per lot assessment in 2028, 2.5 percent interest and 2.5 percent inflation. Work would run two years, with side roads completed in 2028 and the main loop in 2029. An owner asked at the 2025 annual meeting whether the assessment would be a single payment; management said the board had yet to settle on billing it once or in instalments. The roads inside Lane Ranch are association roads, which Section 6.05 N names among Association property.
What the covenant requires to approve spending like this
HOW ESTIMATES HAVE MOVED
2017Street chip seal carried in the reserve spreadsheet at $100,000, last replaced 2008. Grinding and new asphalt listed as special-assessment items, excluded from reserves because cost and timing were unknown. 2017 Financial Packet
2022Road replacement expected at $1.4–$1.5 million, by grinding down asphalt and laying new, as the City of Sun Valley had done. 2022 Annual Minutes
2024The reserve study, prepared for the association by Browning Reserve Group, calls out the project at $1.8 million, with the note that the price is assumed low. An informal contractor estimate put replacement at $2–$3 million. Association reported 18 percent funded. 2025 Annual Meeting Packet
2025Planning charts assume $2.5 million. Road fund stood at $300,135 with Fidelity on 30 December. 2025 Annual Minutes
RECORD
2008The association completed the road project, split 50/50 between a special assessment of the owners and the reserve fund. The reserve balance had passed $300,000 by the end of 2007. The board’s letter gives no figure for that assessment and no record of the vote. Board Financial History Letter, 2018
2015–16Crack fill scheduled every other year, roughly $5,000. Road replacement stated as outside the capital reserve spreadsheet, to be met by special assessment, because its timing and cost were unknown.2015 Annual Minutes2016 Annual Minutes
2018Board engaged Browning Reserve Group for a study in 2019, to “itemize all of the capital components in the Association and provide a guideline going forward for future projects, spending and funding.” Reserve dues raised from $150 to $350 a quarter from January 2019, about $154,000 a year. 2018 Annual Minutes
2019The first professional reserve study, a hundred pages, adds road replacement, which the association’s earlier reserve spreadsheet had not contemplated.2019 Annual Minutes2019 Financial Packet
2024Study projects adequate reserves for the full project in the late 2030s, with the caveat that the roads will likely need replacing sooner. Phasing set as secondary roads first, main loop second. 2025 Annual Meeting Packet
Dec 2024Annual meeting, 30 December, Clubhouse. Quorum 55 percent of the membership in person or by proxy; twenty-five lots are listed as present. The road project was discussed at length. No motion was made and no vote was taken. Dave Madaras told the meeting the board had made no decisions and wanted to solicit feedback from the owners. Views differed: Jill Pollock and Sam Adicoff preferred completing the work soon, Ken Marble suggested splitting it over five years, Tim Hogan preferred waiting until more sat in reserve, Karen de Saint Phalle raised owners who would struggle with a $10,000 assessment, Barry Bunshoft asked whether the board would propose a resolution. The $10,000 figure came from Greg Lyle, describing a project funded half from reserve dues and half by special assessment. 2024 Annual Minutes
Dec 2025The 2025 annual minutes summarise that discussion as a consensus “to bring the road project forward as soon as the Association could fund the project 50/50 between reserves and a special assessment,” and set the planning assumption at a 2028 start with a special assessment of $10,000 a lot. The owner vote Section 6.05 M requires comes when the work itself is put to the membership. 2025 Annual Minutes
ALSO ON THE BOOKS
Carried into 2026.
TrellisShade for the seating area by the bocce court. $45,000 sits in the 2026 budget on the bids received, and the board asked for owner feedback before acting. 2025 Annual Minutes
WellThe association pumps river water for common-area irrigation and is exploring a well for a steadier supply. It needs approval from Sun Valley Water and Sewer District and the City of Ketchum; a model of the well’s effect on neighbouring wells sits with the district. 2025 Annual Minutes
PerimeterA landscape architect is working with a committee on the planting along Elkhorn Road and Highway 75, starting by the clubhouse. The City of Sun Valley raised cost sharing on tree removal where shade ices the bike path. 2025 Annual Minutes
Landscape2026 is the third and final year of the All Seasons contract. The board negotiates the next one in the autumn and anticipates rate increases. 2025 Annual Minutes
From the annual membership meeting of 30 December 2025.
RECORDS
2022 Annual Meeting Packet & Budget — 2023 approved budget: dues $1,500 · reserve $374,000Dues & reserves · Dec 2022PDF ↓
2018 Financial Packet — 2019 budget: dues rise to $1,000 a quarter; reserve funding $154,000Dues & reserves · Dec 2018PDF ↓
Board Financial History Letter — reserve history 2004–2018: road and pool projectsRoads & pool · 2018PDF ↓
2016 Financial Packet — with reserve analysis: street chip seal and assessment itemsRoads · Dec 2016PDF ↓
Special Membership Meeting Minutes — court project: $235,000 expenditure and $1,000 a lot special assessment. 77 proxies received, 76 in favour, 1 againstCourts · 27 May 2021PDF ↓