When you close on a home in Glade Springs Village, you become a member of the Glade Springs Village Property Owners Association automatically. You don't fill out a separate application and you can't opt out. For July 2026 through June 2027, the POA assessment is $2,128 a year, or $177.40 a month. On many homes in the community, that figure is bigger than a reasonable estimate of the county property tax. It pays for a very specific set of things, and it leaves out the amenities most people picture when they hear "Glade Springs."
That changes how to read the Daniels price premium. The higher price per square foot buys entry to a community whose roads, lake and two golf courses belong to the owners together. You're buying a house, and you're also joining a shared balance sheet.
The Bill That Comes With the Deed
The dues aren't the only charges on the POA's 2026 rate schedule. Several smaller fees surface during a transaction or in the first year of ownership:
- a $15 late charge, plus 10% monthly interest on delinquent payments
- a one-time $15 charge, plus tax, at the Pluto Road gate
- an annual transponder charge, priced through the Resort
- a $25 annual boat-use fee, plus tax, for Chatham Lake
- a 3% processing fee on card payments and a $2 ACH fee
The schedule also lists a $200 amenity-transfer fee, billed by calendar year and not prorated. It applies only to an owner with two properties, one of them undeveloped, so a typical single-home buyer won't see it.
The community changes hands often enough that these fees come up all the time. In the September 2026 issue of the POA's newsletter, The Villager, the general manager wrote that 75 to 80 properties sold in 2025 and that 2026 is running at a similar pace. He also wrote that at every point in the past twelve months, twenty or more new homes or major renovations were underway.
Dues Next to the Tax Bill
Raleigh County assesses property at 60% of current market value. The county's 2026 levy card shows a Class II total of 1.2080 per $100 of assessed value for one group of districts: Clear Fork, Marsh Fork, Richmond, Rhodell, Shady Spring, Slab Fork, Town and Trap Hill. Each parcel's actual district has to be confirmed. If that rate applies, here is how the dues compare:
| Home value | Estimated annual Class II tax at 1.2080 | 2026–27 POA assessment |
|---|---|---|
| $200,000 | about $1,450 | $2,128 |
| $282,575, the Daniels median list price in June 2026 | about $2,050 | $2,128 |
The second row matters. Even at the median asking price for ZIP 25832, the POA bill comes out slightly ahead of the estimated tax bill. Daniels prices sit well above the county's. In June 2026, ZIP 25832 had a median list price of $282,575 and $165 per square foot, with homes listed for a median of 58 days. In the same month, Raleigh County as a whole showed $162,000 and $118 per square foot. More recent county data from FRED puts the August 2026 median list price at $189,900 and $119 per square foot.
These numbers come with a limit. The June figure for 25832 rests on 30 active listings, and the public dataset has no closed-sale count for the ZIP. They show what sellers are asking, not a solid set of comps. Still, they show something important. A buyer who budgets only for mortgage, tax and insurance has left out the single largest recurring line on the list.
Where the $2,128 Goes
The POA owns the community's common property: green belts, roads, Chatham Lake, and the Stonehaven and Woodhaven golf courses. Its assessment also covers infrastructure and utilities, and it repays developer loans. According to the September Villager, the POA's main job is keeping the common areas maintained and open to all owners. That includes security, public works, the two courses, paving, snow and ice control, enforcing building rules, and running the Woodhaven pool.
The same issue lists projects that are finished or scheduled before early next year:
- A replacement main pump at Woodhaven, $54,000
- A new pump and input equipment at Chatham Lake, $21,000
- A new entry system at the Pluto Road gate, $12,000
- Repairs to two culverts, $40,000
- Paving upgrades, about $400,000
- A refurbishment of the Woodhaven pool, $30,000
- Restocking Chatham Lake, $6,500, and mapping the lake bottom to track sediment, $4,000
The road-shoulder repairs after recent rains have no cost estimate yet. For a new owner, these line items are the practical meaning of the dues. Roads, gates, water and two golf courses age on a schedule, and the owners pay to keep up with it.
The golf courses also earn money. The March 2026 Villager reported that a golf agreement with the Resort, which started in 2025 and continues for 2026, brought nearly 1,300 more Resort-package rounds to the POA courses than in 2024. That added an estimated $80,000 to $85,000 in POA revenue. Stonehaven and the Cobb Course were also selected to host the WV Open in late July.
What the Assessment Doesn't Cover
Paying for course maintenance doesn't make rounds free. The POA publishes separate per-round and cart charges, plus a $650 unlimited-play trail pass that includes one player's GHIN fee. The FAQ also states that the monthly assessment doesn't cover mowing an owner's yard.
The Resort's facilities run through separate club memberships. A Social Membership includes the Leisure Center, with its steam room, sauna, hot tub, workout area, indoor tennis, basketball, bowling and cinema. It also includes resort dining privileges, tennis and pickleball, member events and Winterplace discounts. Bowling and the arcade cost extra, and the outdoor pool carries an additional fee. A Full Membership adds outdoor pool use, a 10% discount on most account charges, complimentary greens fees on the private Cobb Course, and access to the practice facility. The Resort doesn't publish prices for either level. Its page sends inquiries to Kerry Wade.
If you want the full Glade experience, budget for two separate bills: dues you're required to pay and a membership you choose, with the second priced only on request.
Why the POA's Finances Are Part of the Purchase
Because owners share one budget, the question of who pays into it affects every household. That question is currently in court.
Justice Holdings is a company owned by the family of Senator Jim Justice. The Glade Springs Village POA has a long-running dispute with it over assessments on lots the company controls. In October 2025, about 400 of those lots, in sections including Queensglade, Chapelwoods and Greenbrier Villas, were scheduled for a judicial foreclosure sale to satisfy assessment liens. Justice Holdings argues that only a one-acre lot was included in the original May 2001 Declaration and that the roughly 2,800 lots added later were never properly brought into the community. The POA argues that the issue was already decided.
The West Virginia Supreme Court stayed the auction on Oct. 22, 2025. On May 22, 2026, it directed Raleigh County Circuit Judge Todd Kirby to issue more detailed findings. The court didn't rule on whether the liens are valid. The Register-Herald reported that the dispute went back to circuit court unresolved. We found no public report of a new order or a settlement since then.
The Resort itself is in a separate situation. In January 2025, the Justice family said it had hired CBRE to market the Resort and expected a sale in summer 2025. It also said it expected Pyramid Global Hospitality to keep managing the property. We haven't found a public announcement of a completed sale. Meanwhile, the June 2026 Villager describes POA and Resort staff working together, with Resort staff helping oversee course maintenance.
None of this predicts what happens next. It does explain why a careful buyer reads the POA's documents as closely as the inspection report.
Questions for the Resale Package
- What is the current budget, and how much of it depends on assessments that are currently in dispute?
- How large are the reserves, and are any special assessments planned for paving or the road-shoulder work?
- Which one-time fees, such as the Pluto Road gate charge or the transponder fee, apply to this specific property?
- Is the seller current on dues, so that no balance carries over at closing?
- If you want Leisure Center or Cobb Course access, what does the Resort quote today for Social or Full Membership?
A real estate attorney can explain what the POA documents mean for your purchase. This post isn't legal or financial advice.
FAQ
Is Glade Springs POA membership optional? No. Buying property in Glade Springs Village makes the owner a member, and members are required to pay assessments.
Do POA dues include a pool? They cover the Woodhaven pool, which the POA operates. The Resort's outdoor pool is reached through club membership.
Can someone outside the village play the POA courses? Yes. The rate schedule lists a Non-Owner Membership at $2,200 a year for Raleigh County residents and $2,000 for other West Virginia residents.
If you're weighing a Glade Springs home against one elsewhere in Raleigh County, Mendy Harvey can help you put the dues, the tax estimate and the POA's other fees side by side before you write an offer. If you already own in the village, start with an instant home valuation so you know where your equity stands next to this year's $2,128 assessment.
