If you mention Leland to anyone in the Northeast, the first words out of their mouth are usually "Compass Pointe." It is the titan of the North Brunswick market, selling a "resort lifestyle" that promises every day feels like a Saturday.

But for buyers in Brunswick and New Hanover counties, the sticker shock of the HOA fees can be a stumbling block. With annual dues ranging from roughly $2,500 to over $7,000 depending on the neighborhood, the question we hear most often is: Is it actually worth it?

The answer lies in understanding exactly what you are paying for—and more importantly, what you aren't.

The "Base" Fee vs. The "Club" Fee: The Great Confusion

The biggest misconception about Compass Pointe is that one fee covers everything. It doesn't.

The Master HOA: This covers the "Grand Lanai" (the massive resort pool and lazy river), the tennis and pickleball courts, the dog park, and the gates. It keeps the grounds manicured and the security tight.

The "Club" Membership: If you want to play golf at the Compass Pointe Golf Club or use their specific amenities (often including the indoor pool and premier fitness center), that is a separate line item. You can live here happily without joining the club, but you need to know that your HOA dues don't automatically get you a tee time.

The "Neighborhood" Nuance

Why is there such a huge spread in fees? Because Compass Pointe is a collection of micro-neighborhoods.

The Villas & Patio Homes: If you buy in a section like Heron Park or the new Timber Ridge, your higher monthly dues likely include lawn maintenance, irrigation, and sometimes even exterior insurance. For a retiree who wants to "lock and leave" to travel for three months, this service is a bargain.

Custom Estates: If you buy a larger custom home in Highland Forest, your HOA fee is lower because you are responsible for your own landscaping. You save money, but you inherit the yard work.

The 2026 Outlook: The "Terrapin" Factor

Looking ahead, the developer (Logan Developers) is launching a new sister community nearby called Terrapin. Why does this matter to a Compass Pointe buyer?

The Risk: Construction traffic and competition.

The Reward: It validates the location. As the "74 Corridor" continues to explode with new retail and medical services to support these thousands of rooftops, Compass Pointe’s location becomes more central and less "out there."

The Verdict

If you are an active social butterfly who will use the lazy river, join the pickleball league, and attend the food truck nights, the HOA fee is a steal compared to joining a private country club in Wilmington. You are paying for a built-in social network.

However, if you are a homebody who just wants a quiet house and a gate, you might be subsidizing a lifestyle you aren't living. In that case, a lower-fee community in Leland (like Grayson Park or Mallory Creek) might protect your nest egg better.

Your Next Step

Deciphering the "Fee Sheet" of a master-planned community is tricky. You need to know if you are paying for a lawnmower or a lifestyle. At Aspyre Realty Group, we help you do the math before you fall in love with the model home. We break down the true monthly cost of ownership so there are no surprises after closing.

Confused by the different membership tiers? Let’s sit down and review the current fee structure together to see which package fits your budget.