Dreaming of summers by the pool and evening matches on lighted courts, without the hassle of private club dues? In Johns Creek, many neighborhoods market themselves as “swim/tennis” communities, but what you get can vary widely. You want a lifestyle fit that matches your schedule and budget, not surprises after closing. This guide breaks down amenities, operations, HOA structures, fees, rules, and the exact questions to ask so you can shortlist with confidence. Let’s dive in.
What “swim/tennis” means in Johns Creek
Swim/tennis communities are neighborhoods built around shared amenities like one or more pools, tennis courts, and a clubhouse. These features are managed by a homeowners association or community association and serve as a social and fitness hub for residents.
In Johns Creek, offerings range from a simple pool with a few courts to larger, club-like settings with multiple courts, lighting, lessons, and a full calendar of activities. The size and age of the neighborhood, management style, and whether it is tied to a private club can influence access rules, maintenance, and costs.
Expect family-focused activities like swim teams and lessons alongside adult programming such as tennis leagues, fitness classes, or social events. The clubhouse often anchors the community with meeting space and event rentals.
Amenities and operations to expect
Clubhouse basics
The clubhouse typically hosts community meetings and can be rented for private events. Expect indoor restrooms and changing areas, and sometimes a small fitness or activity room. Rental policies vary by HOA, and you may see security deposits, event insurance requirements, and specific hours of use. Larger communities may have on-site staff. Smaller HOAs often use outside vendors to manage bookings.
Pools, seasons, and safety
Most suburban Atlanta pools open in late spring and run through summer, with Memorial Day to Labor Day as the core season. Some associations extend the season or heat pools, though year-round pools are uncommon outside of private clubs. Staffing varies. Many communities contract lifeguards for set hours, while others operate on a “swim at your own risk” basis with posted rules.
Programs like swim lessons or neighborhood teams often require separate registration and fees. Routine maintenance is common in early mornings or on weekdays. Temporary closures can follow storms or chemical imbalances, so check how residents are notified and how quickly issues are resolved.
Tennis and pickleball
Most neighborhood courts are hard courts with an acrylic surface. Upscale communities may maintain clay-like surfaces. Pickleball is growing quickly, and many neighborhoods either add dedicated courts or paint lines on existing courts. Ask about any planned conversions if tennis is your priority.
Court access ranges from first-come-first-served to online reservations, especially in busier communities. Night play typically requires court lighting, and some associations charge for lights or limit evening hours. Lessons, clinics, and league play are common, often led by independent pros contracted with the community.
Guests, events, and rules
Guest policies usually set limits on how many guests you can bring, whether guests must be accompanied, and how often they can visit. Some communities use guest passes or charge small daily fees. Parties and tournaments typically require reservations, and the HOA enforces noise and hour limits.
Expect posted rules for pool use and court etiquette. Enforcement varies by management style. Repeated violations may lead to fines or temporary suspension of amenity privileges.
Technology and trends
More associations use online reservation systems, digital key fobs, and resident portals to manage access and schedules. The growth of pickleball continues to shape court layouts, programming, and use patterns. If these features matter to you, confirm them during your tour or document review.
HOA structure and fees
How governance works
Your access and obligations are defined in the HOA’s governing documents, commonly called CC&Rs, bylaws, and rules and regulations. These documents outline amenity access, fees, guest policies, rental rules, and maintenance responsibilities. Management can be self-run by resident boards or handled by a professional management company.
What dues usually cover
Dues commonly fund landscaping and common-area upkeep, pool and court maintenance, utilities for shared facilities, and any lifeguard contracts. They also support clubhouse operations, association insurance, and reserves for long-term repairs like pool resurfacing or court reconstruction. Some associations include services like security or basic cable, though that is less common.
Typical fees and extras
Costs vary by scope. Smaller neighborhoods with modest amenities can fall on the lower end, while communities with multiple pools, staffed facilities, or robust programming trend higher. In suburban Atlanta, many swim/tennis communities fall broadly around 100 to 400 dollars per month, but outliers exist. One-time initiation, transfer, or capital fees can apply at move-in or sale. Programs such as swim team, lessons, clinics, or leagues often charge separately.
Rules, rentals, and enforcement
Guest limits, resident escort requirements, and guest pass systems are common. Associations may issue fines or temporarily suspend amenity access for repeated violations. Short-term rental policies vary by community, and some HOAs restrict or prohibit them. If you plan to lease your home, review the CC&Rs for occupancy and leasing rules.
Financial health signals
Strong associations maintain a current reserve study that forecasts long-term capital needs. Ask about recent or planned special assessments, budget trends, and delinquency rates. Review vendor contracts for pool service, landscaping, and court maintenance. The goal is to confirm that dues and reserves align with real maintenance needs, not just year-to-year operations.
How to evaluate a community
A little due diligence goes a long way. Use this framework to compare neighborhoods and avoid surprises.
Key documents to request
- CC&Rs, bylaws, and rules and regulations with the amenity section highlighted
- Current operating budget and most recent financial statements
- Reserve study and any update schedule
- Board meeting minutes for the last 12 to 24 months
- Association insurance certificate and coverage summary
- Recent vendor contracts for pool service, lifeguards, landscaping, and court maintenance
Essential questions to ask
- Are the pool and tennis amenities included in dues, or are there separate fees or memberships?
- What are the pool season dates and daily hours? Are lifeguards provided, and when?
- How do guest limits and guest passes work? Are there any fees?
- How many households share the pool and courts? What are peak crowding times?
- How are court reservations handled? Is there an online system? Are lights available and included?
- Do courts support pickleball now, or are there plans to add lines or dedicated courts?
- What programs exist, such as swim team, lessons, leagues, or clinics? Who runs them, and what do they cost?
- What are the current dues, any pending increases, and the history of special assessments?
- What is the reserve fund balance and schedule for major projects like pool replastering or court resurfacing?
- Are short-term rentals permitted? What leasing or occupancy rules apply?
- Who enforces rules and how are violations handled?
If you need a concise script, use this: “Please provide the governing documents, budget, reserve study, and meeting minutes for the last two years, and confirm amenity hours, guest policy, and any pending capital projects or special assessments.”
On-site inspection checklist
- Pool: water clarity, deck condition, ladders and handrails, ADA access, fencing and gates, posted rules and hours, lifeguard chairs, restroom and changing area cleanliness
- Clubhouse: overall cleanliness, kitchen facilities, AV equipment, seating, posted rental rules and pricing
- Courts: surface evenness, cracks, drainage, net and post condition, windscreens, seating or shade, lighting function, reservation signage
- Parking and access: adequate parking, sidewalks, lighting, safe drop-off areas
- Signage and security: clear rules, emergency contacts, gate or fob access, camera coverage if present
Lifestyle fit and crowding
Visit during a weekend afternoon in peak season to see real usage. Observe the mix of activities and whether the schedule supports your routine. Consider noise, parking during events, and any volunteer expectations for committees or community functions. The right fit should feel comfortable and well managed.
Costs and trade-offs
There is usually a trade-off between lower dues with more pay-as-you-go programs and higher dues that include more services. More extensive amenities, new installations, and staffed operations tend to raise monthly costs, and some projects may trigger special assessments if reserves are not sufficient. Align your expectations with the level of programming, staffing, and maintenance quality you want.
Next steps in Johns Creek
Before you commit, request the full HOA document set and budget, confirm lifeguard staffing if you have young swimmers, review the reserve study and special assessment history, and tour the amenities during peak times. If tennis or pickleball is a priority, ask about court reservation systems, lighting, and surface maintenance schedules. If you entertain often, verify clubhouse rental policies, fees, deposits, and any event insurance requirements.
Ready for a curated shortlist and private tours tailored to your lifestyle and budget? Schedule a private consultation with Marc Castillo for discreet guidance, on-point due diligence, and a smooth path to the right Johns Creek swim/tennis community.
FAQs
What is a Johns Creek swim/tennis community?
- A neighborhood with shared amenities like a pool, tennis courts, and a clubhouse managed by an HOA, offering social, fitness, and leisure programming for residents.
When do pools typically open in Johns Creek neighborhoods?
- Many open in late spring with Memorial Day to Labor Day as the core season, though exact dates and hours are set by each HOA.
How much are HOA dues for swim/tennis communities?
- Dues vary widely by scope, but many suburban Atlanta communities fall broadly around 100 to 400 dollars per month, with outliers on both ends.
Are pickleball courts common in Johns Creek?
- Pickleball is growing quickly. Many communities add dedicated courts or paint lines on existing tennis courts. Confirm current layouts and future plans.
What should I check when touring amenities?
- Look at pool water clarity, deck and restroom condition, court surfacing and lighting, posted rules and hours, reservation systems, and overall maintenance quality.
How do guest policies usually work?
- Expect limits on guest numbers, a resident escort requirement, and possibly guest passes or small daily fees. Policies vary by HOA.
How can I verify HOA financial health before buying?
- Review the budget, financial statements, and reserve study, plus board meeting minutes for the last 12 to 24 months and any recent or planned assessments.
Are short-term rentals allowed in these communities?
- Policies differ. Some HOAs restrict or prohibit short-term rentals. Always review the CC&Rs and confirm with the association or listing agent.
