Third Quarter 2026 Community Update

I would like to take a moment to recognize Israel Saari for the tremendous amount of work he has put into creating and programming our Executive Estates website (www.execestates.org). Israel has invested significant time and expertise into developing a site that is easier for homeowners to navigate, more functional, and increasingly capable of supporting how we communicate and conduct HOA business.

One of the most exciting improvements has been Israel’s integration of AI capabilities into the website, helping us take advantage of new technology to make information and HOA processes more accessible and efficient for our homeowners.

A great example is the newly streamlined Modification Request process. The website now makes it considerably easier for homeowners to submit requests and provides the information in a more organized and complete format for review. This better stages each request for the HOA and Architectural Review process, helping us provide homeowners with quicker and more efficient responses.

Israel’s work is a great example of a homeowner volunteering his time and professional expertise for the benefit of our entire community. On behalf of the Board, I want to personally thank Israel for his creativity, commitment, and continued work in making our website and HOA processes better for all of us.

I am pleased to report that all of our major and immediate infrastructure projects are now complete and up to date. Over the past several years, the Board has made significant investments in our roads, bridges, curbs, culverts, entrances, and other community infrastructure, and we are now in a very strong position moving forward. We hope you are enjoying the new roads and curb appeal!

An important part of that success has been the competitive bidding process we have established for our vendors. By consistently seeking competitive bids and carefully evaluating both cost and quality, we have been able to drive down the cost of infrastructure repairs while continuing to maintain the standards our community expects.

Our primary remaining long-term infrastructure responsibility is our ongoing culvert replacement program. Executive Estates is responsible for a total of 46 culverts throughout the neighborhood, with 28 of those 46 remaining to be replaced. We anticipate completing those replacements over approximately the next nine years, budgeting for an average of three culvert replacements per year.

To help us manage this program proactively, we have completed internal TV camera assessments of each culvert. These inspections have given us a much clearer understanding of the condition of our remaining culverts and which ones are most likely to require attention next.

As we have communicated previously, the Board’s objective is to maximize the useful life of each culvert rather than replace infrastructure prematurely. As individual culverts begin to show signs of failure, we will take action to repair or replace them using our established contractors and competitive bidding process. This approach allows us to address problems before they become emergencies while also making the most efficient use of homeowner funds and assets.

With our major infrastructure work now largely behind us, a significant amount of the Board’s time and attention is being directed toward Chateau Elan’s future operating structure and our continued efforts to maintain and improve property values throughout the community.

We are currently planning for Fountainhead, the developer, to transition out of the neighborhood by the end of 2027. In preparation for that transition, the five Chateau Elan HOAs and the CESM Manager are now meeting a few times monthly to work through the community’s future operating model.

These discussions include updating the CESM Operating Agreement, which establishes how the five HOAs will work together, as well as reviewing employee agreements, governance processes, responsibilities, and other operational matters that will become increasingly important as the developer transitions out.

We have received a few recent inquiries regarding the golf cart bridge located in the Manor Homes area, which was damaged earlier this summer during one of the severe storms that moved through our community. Given the recent damage and renewed interest in the bridge, we wanted to provide homeowners with some background regarding its ownership and clarify the Board’s position.

In 2025, the EE-HOA Board commissioned a title assessment to determine ownership of the bridge. That assessment concluded that the bridge is NOT owned by Executive Estates HOA, nor Country Estates HOA. Rather, title records indicate that the bridge is owned by the four adjacent homeowners—two within Executive Estates and two within Country Estates. The title company was able to provide the recorded dates and page references documenting the transfer of the bridge as the adjoining properties changed ownership several times over the past 30 years.

In 2025, we shared those findings with the affected homeowners and Country Estates HOA. In 2026, a violent storm toppled a tree and damaged the golf cart bridge. Country Estates subsequently conducted its own independent title assessment and reached the same conclusion regarding ownership of the golf cart bridge.

Both Boards then explored, with the assistance and advice of legal counsel, whether there might be a practical way to assist the homeowners. Unfortunately, the potential solutions proved extremely complex. Among other issues, they could involve homeowner mortgage considerations, insurance coverage gaps, assumption of liability and risk for the broader HOAs, agreements that would have to remain current as properties changed ownership, as well as other considerations.

After evaluating the available options and upon direction of counsel, the Executive Estates and Country Estates Boards concluded that there was not a practical solution that would allow the HOAs to assume responsibility for the bridge, which is not owned by either HOA, without exposing their respective Associations and homeowners to significant legal and financial risk.

One exciting project currently underway is the installation of iron gates at the First Tee entrance. Once completed, these gates will open and close on the same schedule as the other iron gates throughout Chateau Elan, providing a more consistent appearance and operating approach across our community entrances.

To help minimize the cost of this project, we are repurposing HOA-owned gate equipment that had previously been used at the 211/Par 3 entrance.

Several years ago, after determining that the 211 entrance and gate area were owned by Wheelock Financial rather than EE-HOA, the prior Board appropriately established new gates for Manor Homes residents on property owned by EE-HOA. This ensured that Manor Homes residents continued to have gated access to the community through an entrance that the HOA actually owned and controlled.

At the time, Wheelock Financial was not interested in deeding the 211 entrance to EE-HOA or entering into a cost-sharing arrangement for its continued operation and maintenance. At the direction of HOA counsel, the Board discontinued spending Executive Estates homeowner funds to maintain and operate a 2nd gate which was not on HOA owned property.

Rather than allow the HOA-owned equipment from that entrance to continue sitting unused and deteriorating, we have been putting that investment back to work by reconditioning and repurposing the equipment. As a result, there will no longer be gate operating equipment remaining at the 211/Par 3 entrance, as we have been repurposing the equipment across the broader HOA over the past few years to keep homeowner costs down rather than purchasing new equipment as existing security systems have failed.

If Wheelock Financial ultimately seeks to deed the 211 entrance to EE-HOA, any potential transfer would need to be part of a broader negotiated agreement. The Board’s position would be that all new gate equipment would need to be provided at Wheelock Financial’s expense as part of that process, along with an active cost-sharing arrangement for the ongoing operation and maintenance of the entrance, before EE-HOA would assume ownership and responsibility.

As we move toward the end of 2026, I am very pleased with the progress we have made and the position Executive Estates is in today. With our major infrastructure projects completed, our finances stable, and a long-term plan in place for our remaining infrastructure needs, the Board can increasingly focus its attention on the future of Chateau Elan and protecting and enhancing our property values.

I am also pleased to report that, barring any significant unforeseen expenses, we remain on track to significantly reduce HOA dues in 2027. This reflects the significant infrastructure work completed over the past several years, careful reserve planning, competitive vendor management, and the Board’s continued focus on responsible financial stewardship.

Thank you to our homeowners for your continued support and for the pride you take in our community. The Board remains committed to thoughtful planning, responsible financial management, and making decisions that we believe are in the best long-term interests of Executive Estates and our homeowners.