Most sellers picture one folder when they think about their HOA: a disclosure packet, a resale questionnaire, one board to call with questions. In Ridge Four, that folder has a twin, and the second one belongs to an association most owners never think about until a buyer's document review period is already running and the seller's title team is still waiting on paperwork nobody requested.
Ridge Four is a gated condominium enclave inside La Paloma, bordered by fairways of the La Paloma Country Club course and built around a private pool and spa reserved for its owners. Day-to-day management runs through Cadden Community Management, which hosts Ridge Four's own HOA condominium documentation on its site. That much is straightforward. What surprises sellers is that Cadden and the Ridge Four board are only half the picture.
Ridge Four Is a Sub-Association, Not a Standalone HOA
According to the La Paloma Property Owners Association's own site, Ridge Four is one of ten sub-associations sitting under a single master association, alongside Paloma Vista and Paloma Encanto, the Condominiums at La Paloma, La Paloma Ridge Estates, Paloma Del Sol, Las Palomitas, Paloma Primera, the Villages of La Paloma, and La Paloma Estates. The master board, known as the LPPOA, meets monthly on the third Tuesday and holds its own architectural review meetings on the last Thursday of the month.
This isn't a loose affiliation. A recorded declaration in Pima County, filed in Docket 11006 at Page 2041, defines the legal term "Sub-Association" for La Paloma's neighborhoods and establishes each one as a member of the master association set up under that declaration. Las Palomitas states this plainly on its own site, describing itself as governed by its own homeowners association "under the master association La Paloma Property Owners Association." Ridge Four sits in the same structure. Two boards, two sets of governing documents, one property.
That distinction matters the moment a Ridge Four owner lists their home, because Arizona's resale disclosure law triggers separately at each association level.
Two Statutes, Two Clocks
Arizona requires sellers in a homeowners association to provide buyers with a resale disclosure packet before closing. Condominiums fall under Arizona's Condominium Act, Title 33, Chapter 9, with the resale disclosure requirement itself spelled out in A.R.S. §33-1260. Master associations covering mixed property types, from condos to custom single-family lots, typically fall under A.R.S. §33-1806, the planned community resale disclosure statute. Because the LPPOA governs everything from Ridge Four's condominium units to La Paloma Estates' custom homes under one master declaration, a Ridge Four sale can end up touching both statutes at once: §33-1260 for the condominium association's own packet, and §33-1806 for the master association's packet layered on top.
Both statutes cap the disclosure fee at $400 in the aggregate, with an additional $100 allowed for rush delivery within 72 hours and $50 for an update if more than 30 days have passed since the original request. Both statutes also require delivery within 10 days of a written request, according to guidance published by CommunityPay, which tracks Arizona HOA statute requirements. What the statutes do not do is require the two clocks to run together. If a listing agent requests documents from Cadden on behalf of Ridge Four but never sends a separate written request to the LPPOA, the master association's 10-day window has not started. Nobody misses a deadline. Nobody actually asked.
Here is how the two layers compare on paper:
| Ridge Four Condominium Association | La Paloma Property Owners Association (Master) | |
|---|---|---|
| Governs | The condominium buildings, shared walls and roofs, and the private pool and spa serving Ridge Four owners | Guard gates, roadways, architectural review, and shared amenities across all ten La Paloma sub-associations |
| Managed by | Cadden Community Management | HBS Stratford Community Management, per LPPOA's published contact information |
| Governing statute | A.R.S. §33-1260 (Condominium Act) | Typically A.R.S. §33-1806 (Planned Community Act), given LPPOA's mixed membership |
| Disclosure fee cap | $400 aggregate, plus up to $100 for a 72-hour rush and $50 for a 30-day update | Same statutory caps, calculated independently |
| Delivery window | 10 days from a written request | 10 days from a written request |
| Transfer fee | Uncapped if authorized in Ridge Four's CC&Rs | Uncapped if authorized in the master declaration, separately negotiable |
One property, two disclosure statutes potentially in play, two fee schedules that can each reach their own $400 cap, and two 10-day windows that only run in parallel if someone starts them on the same day.
The Pattern Shows Up Long Before a Listing Goes Live
This layered structure isn't unique to resale. It's how La Paloma runs day to day. An architectural review form posted by Cadden on behalf of the LPPOA describes a three-step process for any exterior change: submit to the sub-association first, wait for its approval, then submit the same request to the LPPOA's Design Review Committee for final sign-off, followed by a final inspection once the work is done. A Ridge Four owner repainting a patio wall or swapping a roof tile goes through the same two-board sequence a seller goes through at closing. The resale friction isn't a glitch in the system. It's the system, applied to a transaction instead of a remodel.
Where Sellers Actually Lose Time
The Catalina Foothills market gives this some real stakes. Over the three months ending May 2026, homes in Catalina Foothills sold after an average of 56 days on market, with a median sale price of $690,000. A two-week gap between when a buyer's title company realizes a second packet exists and when that packet actually arrives is not a rounding error against a 56-day average. It's the difference between closing on schedule and asking a buyer for an extension during their own document review period, at the exact moment they're deciding whether to move forward.
The fix is procedural, not legal. A seller's team should request the resale disclosure packet from both the Ridge Four board and the LPPOA in writing, on the same day, at the start of escrow rather than waiting for a title company to flag the gap. Cadden handles the Ridge Four side. The LPPOA request goes to HBS Stratford Community Management, the firm listed on the master association's own site.
What the Transfer Fee Adds
The $400 cap applies only to preparing and delivering the disclosure statement itself. A separate transfer fee, if a sub-association's or the master association's CC&Rs authorize one, is not capped by statute. In Arizona associations generally, transfer fees in the range of a quarter to half a percent of the sale price are not unusual, which can add up to a meaningful sum on a Catalina Foothills sale. Because Ridge Four and the LPPOA are separate legal entities, each governed by its own declaration, a transfer fee authorized at one level does not automatically apply at the other, and vice versa. Whether a fee exists at all, and who pays it, depends on reading both sets of CC&Rs rather than assuming the number quoted by one association covers the whole transaction. That number is also fully negotiable between buyer and seller in the purchase contract, which means it belongs in the listing conversation, not a surprise line item at the settlement statement.
A Practical Sequence for a Ridge Four Listing
- Request the resale disclosure packet from Cadden for the Ridge Four condominium association in writing, on day one.
- Send the same written request to HBS Stratford Community Management for the LPPOA master association packet, on the same day.
- Ask each association directly whether a transfer fee applies, and get the amount and authorizing CC&R section in writing.
- Confirm reserve fund and litigation disclosures from both entities before the buyer's document review period starts running.
- Build the 10-day statutory window from each association into the closing timeline separately, rather than assuming they will land together.
A Few Questions Worth Answering Directly
Does this two-layer requirement apply everywhere in La Paloma, or just Ridge Four? It applies wherever a sub-association sits under the LPPOA master declaration, which covers all ten La Paloma neighborhoods listed on the master association's own site. The specific statute mix depends on how each individual sub-association is organized, condominium or planned community, so the exact document set will differ slightly by neighborhood even though the two-board structure is the same.
Does the fifty-unit threshold apply to Ridge Four, or to the master association? Arizona's planned community resale disclosure statute, the one that typically governs the LPPOA layer of a La Paloma sale, shifts who delivers the packet based on membership size: associations with 50 or more units deliver the disclosure themselves, while smaller associations place that job on the selling owner. Asking the LPPOA where its membership count falls, and asking Cadden the equivalent question under Ridge Four's own condominium statute, tells a seller early which paperwork each association will produce and which they may need to assemble themselves.
Who decides whether the buyer or seller pays the transfer fee? Nothing in Arizona statute assigns that cost by default. It is set in the CC&Rs at the association level and then negotiated between the parties in the purchase contract, the same way a home warranty or a closing cost credit gets negotiated.
If you're weighing a sale in Ridge Four or anywhere else in La Paloma and want someone who already knows which two boards to call on day one, James Storey at La Paloma Lifestyle has spent years working these closings from the inside. Schedule a private consultation before you list, and let's build a timeline that accounts for both associations from the start.
