Annual Budgets

Your dues at work

This page shares the published budget and finance reports prepared by Chesapeake Bay Management. These reports outline projected income, expenses, and reserves for the year. Please note that the documents reflect budgeted figures only—actual numbers spent are not provided.

Updated 8/29/2025

Download 2025 Budget PDF

Operating Income

Acct #	Title	Description	Units	Per Unit	2025 Budget
6310	Assessment income – Homes/Lots	70 Lots/Homes — paid semi-annually	70	$736	$51,520
6315	Assessment income – Villas	42 Units — paid semi-annually	42	$736	$30,912
6320	Assessment income – MP	20 Units — paid semi-annually	20	$736	$14,720
6321	Storage fee income	25 spaces @ $240 — paid annually	25	$240	$6,000
6322	Membership fee income	$350 (from owners new to CWCOA)	0	$350	$0
6326	Rental income – clubhouse	Discontinued	—	—	$0
6340	Late fee income	On unpaid assessments	—	—	$0
6341	Penalty fee income	Inspection violations	—	—	$0
6345	Legal fee reimbursement	Comes from lien payments	—	—	$0
6390	Interest income – operations		—	—	$0
6391	Interest income – reserves	Bank + CDs reserves	—	—	$19,000
6920	Miscellaneous income		—	—	$0
Total Owners Income					$122,152

Water/Sewer Income

Acct #	Title	Description	Units	Per Unit	2025 Budget
6930	Water/Sewer – Homes	Increase to $120 quarterly	47	$480	$22,560
6945	Overages / hookups (homes)	Billed with quarterly bill	—	—	$4,000
6935	Water/Sewer – Villas	Increase to $120 quarterly	42	$480	$20,160
6940	Water/Sewer – MP	Increase to $120 quarterly	20	$480	$9,600
Total Water/Sewer Income					$56,320

General & Administrative (Expenses)

Acct #	Title	Description	2025 Budget
7010	Service contract – CBM Mgt		$15,500
7140	Audit & accounting		$2,500
7130	Reserve Study	Due 2025	$3,000
7160	Legal services		$5,000
7180	Social events		$2,000
7190	Legal – Owner collection cost	See 6345 above	$0
7250	Bank charges & coupon printing	Maintain level 2022	$120
7251	Website maintenance	Website ?	$0
7260	Prop mgr postage & delivery	CBM — registered letters to owners in arrears	$800
7280	Insurance		$6,500
7285	Insurance premium fee	Ins. prepaid and avoid this charge	$0
7300	HOA Leader dues & seminars	Includes all board members	$200
7320	Office supplies – CWCOA		$500
7400	Prop mgr copy/printing expense	CBM office supplies etc.	$700
7410	Donations	Hartfield Vol Fire Dept	$500
7415	Other operations	Contingency	$500
7430	Taxes – corporate income	Federal	$4,500
7440	State & local taxes	Virginia	$1,000
7450	Fees & permits	SCC and DPOR	$100
7990	Bad debt expense	Zero — strong collection efforts made	$0
Total General & Administrative			$43,420

Utilities (Expenses)

Acct #	Title	Description	2025 Budget
8905	Electricity – Grounds	Dominion Bill – 2	$1,000
8940	Electricity – Clubhouse	Dominion Bill – 1	$3,100
8990	Telephone	Verizon Business – clubhouse, pool + internet	$2,600
Total Utility Expenses			$6,700

Maintenance (Expenses)

Acct #	Title	Description	2025 Budget
9010	Maintenance – Clubhouse	Ceiling over bar, siding, decking, staining, etc.	$6,000
9012	Maintenance – Storage area		$0
9013	Maintenance – Tennis courts		$200
9014	Maintenance – Pool	Actuals of last several years	$8,000
9015	Maintenance – Dams & ponds		$0
9020	Maintenance – Grounds	Shrubbery/Lights, boat ramp repairs, etc.	$5,500
9026	Clubhouse supplies	Maintain	$200
Total Maintenance Expenses			$19,900

Contract Services (Expenses)

Acct #	Title	Description	2025 Budget
9615	Service contract – clean clubhouse	26 cleanings @ $75 each	$2,600
9620	Service contract – GLF	GLF contract	$41,200
9621	Maintenance – Trees, Shrubs, Plants	Removal of old oak tree + mulch	$5,100
9650	Service contract – Security (clubhouse)	Starbrite contract	$240
9750	Service contract – Termite/pest		$0
Total Contract Services Expenses			$49,140

Reserve Contributions

Acct #	Title	Description	2025 Budget
9810	Reserve contribution – Villas	Reserve Study 2025	$20,000
9815	Reserve contribution – Homes/MP	Reserve Study 2025	$20,000
Total Reserve Contributions			$40,000

Budget Totals

Total Income (Operations + Water/Sewer)	$178,472
Total General & Administrative	$43,420
Total Utilities	$6,700
Total Maintenance	$19,900
Total Contract Services	$49,140
Total Reserve Contributions	$40,000
Grand Total Expenses	$159,160
Net Surplus (Income – Expenses)	$19,312

2024

Operations Expenses (2024)

Acct #	Title	Description	2024 Budget
7010	Service contract – CBM Mgt		$15,500
7140	Audit & accounting		$2,500
7160	Legal services		$5,000
7180	Social events	+500 Block Captain Startup	$2,500
7190	Legal – Owner collection cost	See 6345 above	$0
7250	Bank charges & coupon printing	Maintain level 2022	$120
7251	Website maintenance	New website testing	$500
7260	Prop mgr postage & delivery	CBM – registered letters to owners in arrears	$800
7280	Insurance	New contract	$6,500
7285	Insurance premium fee	Prepay and avoid this charge	$0
7300	CAI dues & seminars	CAI dues ($550) and training ($1,000)	$1,500
7320	Office supplies – CWCOA	Printer 2023	$500
7400	Prop mgr copy/printing expense	CBM office supplies etc.	$700
7410	Donations	Hartfield Vol Fire Dept	$500
7415	Other operations	Contingency	$500
7430	Taxes – corporate income	Federal	$4,500
7440	State & local taxes	Virginia	$1,000
7450	Fees & permits	SCC and DPOR	$100
7990	Bad debt expense	Budget at zero — strong collection effort assumed	$0
8905	Electricity – Grounds	Dominion Bill – 2	$600
8940	Electricity – Clubhouse	Dominion Bill – 1	$2,400
8990	Telephone	Verizon Business rate – clubhouse, pool + provision for internet	$2,600
9010	Maintenance – Clubhouse	Inside and outside	$1,000
9012	Maintenance – Storage area		$200
9013	Maintenance – Tennis courts		$200
9014	Maintenance – Pool	Actuals of last several years	$8,000
9015	Maintenance – Dams & ponds		$500
9020	Maintenance – Grounds	Shrubbery/Lights etc.	$3,000
9026	Clubhouse supplies	Maintain	$200
9615	Service contract – clean clubhouse	26 cleanings @ $75 each	$2,600
9620	Service contract – GLF	GLF contract	$39,500
9621	Maintenance – Trees, Shrubs, Plants		$6,500
9650	Service contract – Security	Starbrite contract	$240
9750	Service contract – Termite/pest		$0
Total Operations Expenses			$110,060

Water/Sewer Expenses (2024)

Acct #	Title	Description	2024 Budget
8910	Electricity – Water	Dominion – Total of 3 Bills	$3,000
8911	Maintenance – Sewer		$2,000
8912	Water system – Repair/improve		$4,000
8913	Service contract – Fields	W/S portion of GLF	$0
8914	Service contract – Water system	Sydnor	$25,500
8915	Service contract – Water prev maint	Additional Flushing	$1,500
8917	Water testing	Sydnor	$2,500
8918	Service contract – Sewer	Churchview – annual	$1,300
8919	Annual report – Water	Sydnor services now included in contract	$0
8920	Miss Utility expenses	Supposed to break even	$0
8921	Fees & permits – Water/Sewer	VDH permit	$400
8922	Other operating expenses	Contingency; septic monitoring no longer applicable	$500
Total Water/Sewer Expenses			$40,700

Budget Totals (2024)

Total Income	$172,856
Total Operations Expenses	$110,060
Total Water/Sewer Expenses	$40,700
Total Expenses	$150,760
Net Income before Reserves	$22,096

Reserve Notes (2024)

Annual reserve contribution	$22,096
Reserve requirement per 2020 study	$34,157
Potential additional reserve contribution	($12,061)
Net income	$0
Memo: Planned Reserve Contribution per 2020 Study	$22,000

2023

Operating Income (2023)

Acct #	Title	Description	Units	Per Unit	2023 Budget
6310	Assessment income – Homes/Lots	70 Lots/Homes	70	$600	$42,000
6315	Assessment income – Villas	42 Units	42	$600	$25,200
6320	Assessment income – MP	20 Units	20	$600	$12,000
6321	Storage fee income	25 spaces @ $240	25	$240	$6,000
6322	Membership fee income	$350 (owners new to CWCOA)	0	$350	$0
6326	Rental income – clubhouse	Discontinued	0	$100	$0
6340	Late fee income	On unpaid assessments	0	$25	$0
6341	Penalty fee income	On violations	0	$100	$0
6345	Legal fee reimbursement	Balances expense at 7190	0	—	$0
6390	Interest income – operations		—	—	$0
6391	Interest income – reserves	Bank + CDs	—	—	$14,000
6920	Miscellaneous income		—	—	$0
Total Owners Income					$99,200

Water/Sewer Income (2023)

Acct #	Title	Description	Units	Per Unit	2023 Budget
6930	Water/Sewer – Homes	Overages included	47	$456	$21,432
6945	Overages / hookups (homes)	Included in 6930	—	—	$5,000
6935	Water/Sewer – Villas	Quarterly billing	42	$456	$19,152
6940	Water/Sewer – MP	Quarterly billing	20	$456	$9,120
Total Water/Sewer Income					$54,704

General & Administrative (Expenses) — 2023

Acct #	Title	Description	2023 Budget
7010	Service contract – CBM Mgt		$15,500
7140	Audit & accounting		$2,500
7160	Legal services		$5,000
7180	Social events		$2,000
7190	Legal – Owner collection cost	See 6345 above	$0
7250	Bank charges & coupon printing	Maintain level 2022	$120
7251	Website maintenance	New website testing	$500
7260	Prop mgr postage & delivery	Registered letters to owners in arrears	$800
7280	Insurance	New contract	$5,000
7285	Insurance premium fee	Prepay and avoid this charge	$0
7300	CAI dues & seminars	CAI dues ($550) and training ($1,000)	$0
7320	Office supplies – CWCOA	Stationery, new printer 2023	$1,200
7400	Prop mgr copy/printing expense	CBM office supplies etc.	$700
7410	Donations	Hartfield Vol Fire Dept	$500
7415	Other operations	Contingency	$500
7430	Taxes – corporate income	Federal	$4,000
7440	State & local taxes	Virginia	$850
7450	Fees & permits	SCC and DPOR	$100
7990	Bad debt expense	Zero — strong collection effort assumed	$0
Subtotal — G&A			$33,770

Utilities (Expenses) — 2023

Acct #	Title	Description	2023 Budget
8905	Electricity – Grounds	Dominion Bill – 2	$600
8940	Electricity – Clubhouse	Dominion Bill – 1	$2,400
8990	Telephone / Internet	Clubhouse, pool + internet	$2,500
Subtotal — Utilities			$5,500

Maintenance (Expenses) — 2023

Acct #	Title	Description	2023 Budget
9010	Maintenance – Clubhouse	Inside and outside	$3,000
9012	Maintenance – Storage area		$0
9013	Maintenance – Tennis courts		$200
9014	Maintenance – Pool	Actuals of last several years	$8,000
9015	Maintenance – Dams & ponds		$500
9020	Maintenance – Grounds	Shrubbery/Lights etc.	$3,000
9026	Clubhouse supplies	Maintain	$200
Subtotal — Maintenance			$14,900

Contract Services (Expenses) — 2023

Acct #	Title	Description	2023 Budget
9615	Service contract – clean clubhouse	26 cleanings @ $75 each	$1,950
9620	Service contract – GLF	GLF contract	$38,000
9621	Maintenance – Trees, Shrubs, Plants		$2,000
9650	Service contract – Security	Starbrite contract	$240
9750	Service contract – Termite/pest		$0
Subtotal — Contract Services			$42,190

Water/Sewer Expenses — 2023

Acct #	Title	Description	2023 Budget
8910	Electricity – Water	Dominion — total of 3 bills	$3,000
8911	Maintenance – Sewer		$2,000
8912	Water system – Repair/improve		$5,500
8913	Service contract – Fields	W/S portion of GLF	$0
8914	Service contract – Water system	Sydnor	$25,300
8915	Service contract – Water prev maint	Additional flushing	$13,000
8917	Water testing	Sydnor	$500
8918	Service contract – Sewer	Churchview — annual	$1,250
8919	Annual report – Water	Included in overall contract	$0
8920	Miss Utility expenses	Break even	$0
8921	Fees & permits – Water/Sewer	VDH permit	$400
8922	Other operating expenses	Contingency	$500
Total Water/Sewer Expenses			$51,450

Budget Totals (2023)

Total Owners Income	$99,200
Total Water/Sewer Income	$54,704
Total Income	$153,904
Total Operations Expenses	$101,860
Total Water/Sewer Expenses	$51,450
Total Expenses	$153,310
Net Income before Reserves	$594

Reserve Notes (2023)

Reserve requirement per 2020 study	$34,157
Potential additional reserve contribution	($33,563)
Memo: Planned Reserve Contribution per 2020 Reserve Study	$22,000

2022

Operating Income (2022)

Acct #	Title	Description	Units	Per Unit	2022 Budget
6310	Assessment income – Homes/Lots	70 Lots/Homes	70	$600	$42,000
6315	Assessment income – Villas	42 Units	42	$600	$25,200
6320	Assessment income – MP	20 Units	20	$600	$12,000
6321	Storage fee income	25 Units @ $240	25	$240	$6,000
6322	Membership fee income	$350 (owners new to CWCOA)	0	$350	$0
6326	Rental income – clubhouse	Discontinued	0	$100	$0
6340	Late fee income	On unpaid assessments	0	$25	$0
6341	Penalty fee income	On violations	0	$100	$0
6345	Legal fee reimbursement	Balances expense at 7190	0	—	$0
6390	Interest income – operations	$25/mo	—	—	$150
6391	Interest income – reserves	Bank + CDs (EVB, 1st Adv, Chesapeake)	—	—	$6,000
6920	Miscellaneous income		—	—	$0
Total Owners Income					$91,350

Water/Sewer Income (2022)

Acct #	Title	Description	Units	Per Unit	2022 Budget
6930	Water/Sewer – Homes	Overages excluded	47	$456	$21,432
6945	Overages / hookups (2014 & prior)	Grouped with 6930	—	—	$5,000
6935	Water/Sewer – Villas	Quarterly billing	42	$456	$19,152
6940	Water/Sewer – MP	Quarterly billing	20	$456	$9,120
Total Water/Sewer Income					$54,704

Operations Expenses (2022)

Acct #	Title	Description	2022 Budget
7010	Service contract – CBM Mgt	CBM Contract	$14,700
7140	Audit & accounting	None	$2,500
7160	Legal services	Revise documents	$5,000
7180	Social events		$1,500
7190	Legal – Owner collection cost	See 6345 above	$0
7250	Bank charges & coupon printing	Maintain level 2015	$120
7251	Website maintenance		$80
7260	Prop mgr postage & delivery	CBM — registered letters to owners in arrears	$800
7280	Insurance	New contract	$4,500
7285	Insurance premium fee	Prepay and avoid this charge	$0
7300	CAI dues & seminars	CAI dues ($550) and training ($1,000)	$0
7320	Office supplies – CWCOA	Stationery etc. paid by us in Hartfield	$350
7400	Prop mgr copy/printing expense	CBM office supplies etc.	$1,200
7410	Donations	Hartfield Vol Fire Dept	$500
7415	Other operations	Contingency	$1,000
7430	Taxes – corporate income	Federal	$2,000
7440	State & local taxes	Virginia	$400
7450	Fees & permits	SCC and DPOR	$100
7990	Bad debt expense	Budget at zero — strong collection effort assumed	$0
8905	Electricity – Grounds	Dominion Bill – 2	$600
8940	Electricity – Clubhouse	Dominion Bill – 1	$2,400
8990	Telephone	Verizon Business — clubhouse, pool + internet	$2,000
9010	Maintenance – Clubhouse	Inside and outside	$3,000
9012	Maintenance – Storage area		$0
9013	Maintenance – Tennis courts		$200
9014	Maintenance – Pool	Mac’s Pool	$4,000
9015	Maintenance – Dams & ponds	Increase for standpipe & drain line repairs	$2,000
9020	Maintenance – Grounds	Shrubbery/Lights etc.	$3,000
9026	Clubhouse supplies	Maintain	$200
9615	Service contract – clean clubhouse	26 cleanings @ $75 each	$1,950
9620	Service contract – GLF	GLF contract	$35,000
9621	Maintenance – Trees, Shrubs, Plants		$2,000
9650	Service contract – Security	Starbrite contract	$240
9750	Service contract – Termite/pest	Consider treating building	$0
Total Operations Expenses			$91,340

Water/Sewer Expenses (2022)

Acct #	Title	Description	2022 Budget
8910	Electricity – Water	Dominion — total of 3 bills	$3,000
8911	Maintenance – Sewer		$2,000
8912	Water system – Repair/Improve		$4,000
8913	Service contract – Fields	W/S portion of GLF	$0
8914	Service contract – Water system	Sydnor	$20,300
8915	Service contract – Water prev maint	Now included in overall contract	$0
8917	Water testing	Sydnor	$500
8918	Service contract – Sewer	Churchview — annual	$1,250
8919	Annual report – Water	Included in overall contract	$0
8920	Miss Utility expenses	Break even	$0
8921	Fees & permits – Water/Sewer	VDH permit	$400
8922	Other operating expenses	Contingency	$1,000
Total Water/Sewer Expenses			$32,450

Budget Totals (2022)

Total Owners Income	$91,350
Total Water/Sewer Income	$54,704
Total Income	$146,054
Total Operations Expenses	$91,340
Total Water/Sewer Expenses	$32,450
Total Expenses	$123,790
Net Income before Reserves	$22,264

Reserve Notes (2022)

Annual reserve contribution (from net)	$22,264
Reserve requirement per 2020 Study	$34,157
Potential additional reserve contribution	($11,893)
Net income	$0

2021

Operating Income (2021)

Acct #	Title	Description	Units	Per Unit	2021 Budget
6310	Assessment income – Homes/Lots	70 Lots/Homes	70	$600	$42,000
6315	Assessment income – Villas	42 Units	42	$600	$25,200
6320	Assessment income – MP	20 Units	20	$600	$12,000
6321	Storage fee income	25 Units @ $240	25	$240	$6,000
6322	Membership fee income	$350 (new owners)	0	$350	$0
6326	Rental income – clubhouse	Discontinued	0	$100	$0
6340	Late fee income	On unpaid assessments	0	$25	$0
6341	Penalty fee income	On violations	0	$100	$0
6345	Legal fee reimbursement	Balances expense at 7190	0	—	$0
6390	Interest income – operations	$25/mo	—	—	$150
6391	Interest income – reserves	Bank + CDs (EVB, 1st Adv, Chesapeake)	—	—	$7,150
6920	Miscellaneous income		—	—	$0
Total Owners Income					$92,500

Water/Sewer Income (2021)

Acct #	Title	Description	Units	Per Unit	2021 Budget
6930	Water/Sewer – Homes	Overages excluded	47	$456	$21,432
6945	Overages / hookups (2014)	Grouped with 6930	—	—	$2,500
6935	Water/Sewer – Villas	Quarterly billing	42	$456	$19,152
6940	Water/Sewer – MP	Quarterly billing	20	$456	$9,120
Total Water/Sewer Income					$52,204

Operations Expenses (2021)

Acct #	Title	Description	2021 Budget
7010	Service contract – CBM Mgt	CBM Contract $12,437 + 3.5% C/O	$14,200
7140	Audit & accounting	None	$2,500
7160	Legal services	Revise documents	$6,000
7180	Social events	C/O 2020	$1,500
7190	Legal – Owner collection cost	See 6345 above	$0
7250	Bank charges & coupon printing	C/O 2020	$120
7251	Website maintenance	C/O 2020	$80
7260	Postage & delivery	CBM registered letters	$350
7280	Insurance	Nationwide	$7,000
7300	CAI dues & seminars	Dues $550 + training $1,000	$650
7320	Office supplies – CWCOA	Stationery etc.	$250
7400	Copy/printing expense	CBM office	$1,200
7410	Donations	Hartfield Vol Fire Dept	$500
7415	Other operations	Contingency	$500
7430	Taxes – corporate income	Federal	$2,000
7440	State & local taxes	Virginia	$400
7450	Fees & permits	SCC & DPOR	$200
7990	Bad debt expense	Budget at zero	$0
8905	Electricity – Grounds	Dominion Bill – 2	$600
8940	Electricity – Clubhouse	Dominion Bill – 1	$2,400
8990	Telephone	Clubhouse, pool + Wi-Fi	$2,000
9010	Maintenance – Clubhouse	Inside/outside	$3,000
9013	Maintenance – Tennis courts		$200
9014	Maintenance – Pool	Mac’s Pool	$4,000
9020	Maintenance – Grounds	Shrubbery/Lights	$3,000
9026	Clubhouse supplies	Maintain	$200
9615	Service contract – Clean clubhouse	26 @ $75	$1,950
9620	Service contract – GLF	GLF contract less W/S	$35,000
9621	Maintenance – Trees, Shrubs, Plants	C/O 2020	$2,000
9650	Service contract – Security	Starbrite	$240
Total Operations Expenses			$92,040

Water/Sewer Expenses (2021)

Acct #	Title	Description	2021 Budget
8910	Electricity – Water	Dominion — 3 bills	$2,500
8911	Maintenance – Sewer		$1,000
8912	Water system – Repair/improve		$2,000
8913	Service contract – Fields	W/S portion of GLF	$0
8914	Service contract – Water system	Sydnor	$19,400
8917	Water testing	Sydnor	$500
8918	Service contract – Sewer	Churchview annual	$1,250
8921	Fees & permits – Water/Sewer	VDH permit	$325
8922	Other operating expenses	Contingency	$500
Total Water/Sewer Expenses			$27,475

Budget Totals (2021)

Total Owners Income	$92,500
Total Water/Sewer Income	$52,204
Total Income	$144,704
Total Operations Expenses	$92,040
Total Water/Sewer Expenses	$27,475
Total Expenses	$119,515
Net Income before Reserves	$25,189

Reserve Notes (2021)

Reserve requirement from 2020 Study	$34,157
Potential additional reserve contribution	($8,968)
Net income	$0