Thinking about a home in Frenchman’s Creek and wondering what “mandatory club membership” really means for your budget and lifestyle? You’re not alone. The club is a defining part of life in this Palm Beach Gardens community, and the costs can be meaningful. In this guide, you’ll learn how membership works, what it typically costs, what transfers when you buy, and how to protect yourself with smart contingencies. Let’s dive in.
What mandatory membership means
In many Frenchman’s Creek home sales, joining the club is required or strongly expected by the community. The club runs separately from the HOA and has its own membership categories, fees, and rules. You should plan for both one-time and recurring costs, along with club approval before closing.
Membership may be tied to the property, to the seller’s membership, or to a fresh application you submit. The exact setup impacts your initial cost and your timeline to close, so it is critical to confirm the details in writing.
Membership options at a glance
Club category names can vary, so always check the current club packet. Common South Florida private-club categories look like this:
- Full/Equity Golf (Full Membership): Unlimited or high-priority golf access, practice facilities, clubhouse and dining, plus tennis or pool if bundled. Ideal if golf is central to your routine.
- Social (Non-golf): Clubhouse and dining, social events, fitness and possibly courts, with limited or pay-per-play golf. A fit if you value community and amenities more than golf.
- Tennis/Active/Sports: Court access, fitness, social programs, and limited or pay-per-play golf. Good for tennis and pickleball enthusiasts.
- Marina/Yacht: Priority for slips or use of docks, with separate slip costs and rules. Best for boaters who need dependable access.
- Optional or Junior/Interim: Sometimes offered for newcomers or seasonal residents with reduced privileges. Availability varies.
Estimated costs to plan for
Exact fees change and depend on category and availability. Use these as ballpark estimates, then verify current numbers with the club and seller documents.
- Initiation fee (one-time):
- Full/Equity Golf: about $50,000 to $300,000+.
- Social/Non-golf: about $10,000 to $75,000.
- Marina slip purchase or initiation: varies widely from several thousand to tens of thousands, often separate from club initiation.
- Monthly or annual dues (recurring):
- Full/Equity Golf: about $800 to $2,000+ per month.
- Social/Tennis: about $200 to $900 per month.
- Marina-related fees: hundreds to thousands per month depending on slip size and services.
- Dining minimums: Often $300 to $3,000+ per year, satisfied through on-property dining and events.
- Other charges: Cart and guest golf fees, lockers, lessons or training, social event charges, and occasional capital or special assessments.
Treat initiation as a separate upfront cost and budget dues like you would HOA fees. If the club has an assessment planned, expect a separate line item outside monthly dues.
What transfers at resale
Transfer rules can change by club and even by home type. Confirm the specifics with the seller and the club in writing.
- Membership transferred with the property: The seller’s membership may transfer to you, sometimes with a reduced transfer fee. You still apply and assume ongoing dues and obligations.
- Seller resigns; buyer applies new: You join as a new member and pay current initiation. This can involve a waitlist and full initiation cost.
- Deeded or deed-restricted memberships: Less common, but some memberships are tied to the lot. You still undergo approval and accept dues.
- Marina slips: Often separate. A waterfront home does not guarantee slip transfer. Written confirmation is essential.
- Refundability: Initiation is rarely fully refundable. Some clubs offer partial credits or buybacks. Never assume a refund without clear documentation.
- Board approval and waitlists: Expect a formal application, references, and possible interview. Approval is common but not automatic.
Approvals, waitlists, and financing
Most buyers must be approved by the club even if the membership is included in the sale. If there is a waitlist for your category, that can affect your closing timeline.
Lenders often treat recurring dues similarly to HOA fees when calculating debt-to-income ratios. Large initiation costs are typically considered personal expenses and may affect your liquid funds to close. If a seller or club offers initiation financing, review terms carefully to understand any payments that survive closing.
Buyer document checklist
Ask for these items early so you can confirm costs, privileges, and transfer terms before you are nonrefundable on your deposit.
- Current membership packet and category descriptions
- Official fee schedule: initiation, dues, dining minimums, cart and guest fees
- Membership agreement, bylaws, and articles of incorporation
- HOA CC&Rs and any deed restrictions tying property to membership
- Seller’s membership certificate or proof of category being conveyed
- Transfer policy and forms: admin fees, timelines, and board approval process
- Marina documents: slip deed or lease, size and utility specs, rules, and fees
- Recent board minutes covering assessments or policy changes
- Current budget and reserve details; any announced special assessments
- Membership roster status or waitlist length, if applicable
- Any promissory notes or loans tied to the membership or initiation
Smart contract contingencies
Build protections into your offer so you can exit or renegotiate if the membership does not line up as expected.
- Membership approval contingency with a clear timeline
- Verification of what exactly is conveyed: membership category and, if relevant, specific slip number
- Written confirmation of dues, initiation, dining minimums, and any assessments
- Adjustment at closing for prepaid dues or assessments
- Financing contingency for initiation if you plan to use seller or third-party financing
Example first-year budgets
These simple scenarios show how to frame your budget. Use them as illustrations and verify actual numbers with the club.
Scenario A: Full Golf Member
- Initiation: $150,000 (illustrative within common ranges)
- Dues: $1,500 per month ($18,000 per year)
- Dining minimum: $2,000 per year
- Cart and guest fees: $1,200 per year (varies by usage)
- Estimated first-year total: about $171,200 plus any transfer or admin fees
Scenario B: Social Member
- Initiation: $40,000 (illustrative within common ranges)
- Dues: $500 per month ($6,000 per year)
- Dining minimum: $1,000 per year
- Occasional event or court fees: $500 per year
- Estimated first-year total: about $47,500 plus any transfer or admin fees
Your actual numbers may be higher or lower. Always ask for the current fee schedule and any pending assessments.
Marina and waterfront specifics
If boating is a priority, pin down slip access early. A home near the marina does not guarantee that a slip transfers. Slips can be separately owned, leased, or assigned by the club.
Confirm slip size, depth, utilities, storm policies, and transfer rules in writing. Add a contingency requiring a specific slip to transfer if that is essential to your plan.
Decision framework
Use this four-step approach to align your home choice and membership with your lifestyle and budget.
- Step 1: Prioritize lifestyle. Decide if golf, boating, tennis, or social programming matters most. Your primary interest should drive your membership category.
- Step 2: Match home type. Golf-front homes often pair best with golf memberships. Marina or waterfront homes depend on confirmed slip access. Villas and condos may lean toward social or sports.
- Step 3: Model cash flow. Add initiation plus first 12 to 24 months of dues, dining minimums, and typical extras. Compare a full golf model to social or no-membership scenarios if any non-member use is allowed.
- Step 4: Manage risk. Use contingencies to protect against denial of membership, long waitlists, or missing slip transfers. Get everything in writing.
How to verify details
Because programs and fees evolve, go straight to the source materials. Ask for:
- The club’s current membership packet, transfer policy, and fee schedule
- The seller’s membership certificate and any transfer or resignation forms
- HOA CC&Rs and any deed restrictions connecting the property to a membership
- Budget, reserves, board minutes, and any announced assessment plans
- Guidance from your lender and attorney on underwriting and contract terms
Final thoughts and next steps
Club life is a major part of the Frenchman’s Creek experience. With clear numbers, documented transfer terms, and the right contingencies, you can buy confidently and enjoy the lifestyle you want in Palm Beach Gardens.
If you’d like a second set of eyes on membership documents, fee schedules, and contract language before you submit an offer, connect with Aimee Burroughs. Our team helps you verify details, model costs, and navigate approvals so your closing stays on track.
FAQs
Is club initiation at Frenchman’s Creek refundable when I sell?
- Initiation is rarely fully refundable; some clubs offer limited credits or buybacks, so rely only on written club policies and membership documents.
Do I get automatic approval if a membership transfers with the home?
- Approval is typically still required; expect an application, references, and possibly an interview, even when a seller conveys a membership.
Can I finance the initiation fee for Frenchman’s Creek?
- Sometimes; clubs or third parties may offer financing, and sellers may arrange it, but review any terms that survive closing before you commit.
Do club dues affect my ability to qualify for a mortgage?
- Lenders often treat recurring dues like HOA fees in debt-to-income calculations, so plan for dues to factor into your loan qualification.
Does buying a marina or waterfront home guarantee a boat slip?
- Not necessarily; slips can be separately owned, leased, or waitlisted, so get written confirmation of slip rights and any transfer terms before you close.
