The following are the FAQs most often received from realtors and prospective purchasers with typical responses
How many home sites are there and are any owned by developer?
There are 121 home sites in Moon Shadows. All are privatively owned. The subdivision developer/sponsor does not own any lots. At this time 120 lots have been improved with single-family homes and 1 open lot remains.
How much are dues?
Dues are $1000.00 per year for each lot. Dues are billed for the period of January 1 through December 31. Dues are due by January 31st and there is an option to pay quarterly. Dues in arrears must pay a penalty of 7% annual interest paid monthly.
PLEASE NOTE: All Moon Shadows residents are also members of the Rush Lake Property Owners Association (RLPOA – www.rushlakepoa.com) and also pay dues to RLPOA in an amount which is dependent on whether the Moon Shadows lot is a lake lot or not. RLPOA contact information is on their website.
What do dues cover?
Dues primarily cover maintenance and repairs to our private roads & common areas, professional services, and utilities. We also have a reserve fund that has a balance of one year’s budget, currently valued at approximately $120,000.00. This fund’s purpose is intended to have funds available in the future when large unexpected and unbudgeted expenses occur, such as road replacements, and minimizes the need for special assessments for such projects.
Are any increases expected in dues or special assessments?
Dues were increased to the current amount in 2020. Dues increases are dependent on rising costs and inflation and historically dues increases have correlated with inflation. Currently there are no plans for special assessments.
Do dues cover trash pick-up, yard maintenance, or driveway snow plowing?
Your dues do not cover trash pick-up or any maintenance to your private property. Although Moon Shadows is a Condominium Association by legal structure, the ownership lines are Lot property lines. Owners own property line to property line and therefore the HOA responsibilities only cover the Common Ground of the community. Moon Shadows residents have a reduced/group rate with The Garbage Man in Howell, and it is mandatory that all residents use The Garbage man for trash pick-up. Their contact info is on their website http://thegarbagemanllc.com/. You must contact them to establish your trash removal personally. We require all residents to use this trash service as having only one garbage truck service traverse our roads saves significant $$’s in our road repair costs – the largest budget expense.
What common areas and common elements are there?
There are five separate “park like” common areas. All common areas are private for Moon Shadows residents’ use only. The largest of the common areas is “the Beach” on Rush Lake: access from Dana Pointe Drive, improved with a playground, private ten-slip marina, day dock, large gazebo, sandy beach, volleyball court, horseshoe pits, barbeque grills, benches, picnic tables and seasonal lavatory. The other improved common area is “the Island” in Rush Lake, with a gazebo and wooden bridge for access from Moonlight Bay.
There are an additional three “open space” unimproved common areas maintained (grass mowing and tree trimming, etc) by the Association: A two-acre area on a pond off of Moonlight Bay Drive; A secluded four-acre wooded area with access from Shadow Brook Drive; and, A six acre area that includes Rush Lake frontage, large wooden deck, sleigh-riding hill and wetland connecting to natural preserve area off of Bayview Drive.
The Association also does not maintain your property (grass mowing, snow plowing, etc).
If you own a boat slip in a marina, it is owned as a “limited common element” and the land adjacent to your slip is common ground and is mowed (during the season) by the Association.
What other common elements exist?
In addition to the structures and appurtenances to the common areas mentioned above, there is an additional gazebo at the front entrance with electricity, a stretch of common areas adjacent to M-36 and along Chambers Road, a storage structure.
Are there any other improvements planned?
No. Other improvements are planned in short, medium, and long-term stages within our current budget without dues increasing or special assessments
What is Rush Lake?
Rush Lake is an all-sports private lake. All Moon Shadows co-owners are also mandatory members of the Rush Lake Home Owners Association (https://www.rushlakepoa.com/) a completely separate entity from Moon Shadows. Membership (and payment of dues) in the Rush Lake HOA is mandatory and enables access to Rush Lake. There is a locked boat launch and park area off of Junior Drive (outside of Moon Shadows). Dues for RLHOA vary depending upon location of your home and you must contact them directly.
Are there Bylaws or Architectural Rules?
YES. The Charter, Master Deed, Bylaws and Architectural Rules are posted on our website and can be downloaded. All new homes and improvements to existing homes, additions, alterations, modifications, landscaping, etc., must comply with these regulations, which includes pre-approval from the Board of Directors.
Are fences allowed, swimming pools, boat storage, dogs, etc?
These are all covered in the Bylaws and Architectural Rules (see Bylaws section above), but in general, Moon Shadows promotes open spaces, aesthetic beauty, and improvements integrated into the natural environment. In-ground pools are permitted (subject to application review and approval); above ground pools are not permitted. Fences are not permitted†. Dogs are permitted, subject to some restrictions in Bylaws/Architectural Rules. Outdoor boat storage is not permitted.††
†Except as required by law around in-ground pools and in such circumstances regulated by the Bylaws and Architectural Rules and subject to approval by the Board of Directors.
†† Same applies to snowmobiles, campers, trailers, etc. See Bylaws and Architectural Rules.
What is the Governing Body?
Moon Shadows has a five-member Board of Directors. Each member has a one-year or two-year term. Elections occur at annual Association Meetings. Any co-owner can be a Board member. The Board has meetings on an ad hoc or as-needed basis, typically once a month, and will meet at any co-owners request for a specific topic. The Board’s primary function is to manage the Association’s finances, maintenance, and improvements, and Bylaw governance.
Are there any Committees?
There are currently the following committees: Finance Welcome, Roads, Landscaping, and Communications. Committee participation is open to all co-owners (and household members) and is encouraged. Volunteerism is equally encouraged. There are also several social activities organized by co-owners.
Does Moon Shadows have any employees?
No. The Association contracts out professional services (landscaping, snow plowing, accounting, legal, bookkeeping, construction, etc).
Important Notice to Prospective Purchasers and Realtors
If you are considering purchasing a lot or home within Moon Shadows, congratulations! You have chosen a wonderful neighborhood! PLEASE be sure to contact us prior to closing to ascertain if DUES or fees are owed on the property you are considering. This is very important because dues, including any arrearages, are automatic liens against the property (whether filed with County or not), not merely obligations of the prior owner but also apply against a subsequent purchaser pursuant to our Bylaws and Michigan law. To ascertain dues status of a particular property, please send a request to [email protected] stating the Moon Shadows lot number and/or address for the property which you are inquiring along with your own name and contact information. Thank you.