The Lodges at Timber Creek Maintenance Association
2893 Timber Creek Drive, Vail, CO, 81657
Mixed signals — review carefully
Flood-claim history is the main driver — $146K paid across 13 claims in ZIP 81657.
Based on 5 of 9 public-record signals · How the CondoScore works
The CondoScore is an automated summary of public-record signals. It is not a rating of building safety, not an appraisal, and not a lending or insurance decision.
The 3-second read
Signals from government records — tap any tile for the source.Public records on file: 5 of 9
56%Still blank: Stories, Year built, County, Management.
Board member or manager at The Lodges at Timber Creek Maintenance Association? Complete your building's profile — free.
Flood zone at this address
This zone is outside the high-risk flood area, so flood insurance is usually optional. Mapped by FEMA's National Flood Hazard Layer at this building's location. FEMA NFHL
Schools nearby
- Homestake Peak School2.3 mi
Distances are straight-line from this building. Enrollment counts come from the federal school directory — no school ratings are published in this data, so none are shown. NCES Common Core of Data
Recorded sales in this building
County public records — every row carries its official book/page or instrument number| Sale date | Price | Unit | Arm’s-length | Qualification code | OR Bk/Pg or instrument | County |
|---|---|---|---|---|---|---|
| Oct 2022 | $2,095,000 | C12 | Unqualified | — | Inst 202216446 | Eagle |
| Sep 2019 | $1,450,000 | C12 | Unqualified | — | Inst 201916026 | Eagle |
| Oct 2017 | $1,651,000 | C17 | Unqualified | — | Inst 201720861 | Eagle |
| Apr 2016 | $1,335,000 | C11 | Unqualified | — | Inst 201605376 | Eagle |
| Aug 2014 | $1,250,000 | C13 | Unqualified | — | Inst 201414181 | Eagle |
| Apr 2014 | $1,160,000 | C18 | Unqualified | — | Inst 201406238 | Eagle |
| Oct 2008 | $1,575,000 | C16 | Unqualified | — | Inst 200822573 | Eagle |
| Sep 2008 | $1,542,600 | C15 | Unqualified | — | Inst 200820389 | Eagle |
| Mar 2008 | $1,500,000 | C15 | Unqualified | — | Inst 200805097 | Eagle |
| May 2007 | $1,495,000 | C13 | Unqualified | — | Inst 200714374 | Eagle |
| May 2007 | $65,000 | C12 | Unqualified | — | Inst 200714793 | Eagle |
| Jan 2005 | $975,000 | C12 | Unqualified | — | Inst 903203 | Eagle |
| Jul 2003 | $850,000 | C18 | Unqualified | — | Inst 842727 | Eagle |
| Jul 2003 | $710,000 | C14 | Unqualified | — | Inst 841209 | Eagle |
| Aug 2002 | $900,000 | C15 | Unqualified | — | Inst 805355 | Eagle |
| Sep 2001 | $700,000 | C11 | Unqualified | — | Inst R767624 | Eagle |
| Mar 1998 | $575,000 | C17 | Unqualified | — | Inst R651762 | Eagle |
| Dec 1997 | $595,000 | C18 | Unqualified | — | Bk 000746/Pg 000675 | Eagle |
| Jul 1997 | $589,800 | C12 | Unqualified | — | Bk 000734/Pg 000072 | Eagle |
| Mar 1997 | $536,000 | C15 | Unqualified | — | Bk 000721/Pg 000690 | Eagle |
| Dec 1996 | $536,400 | C16 | Unqualified | — | Bk 000714/Pg 000733 | Eagle |
| Apr 1996 | $527,030 | C14 | Unqualified | — | Bk 000694/Pg 000159 | Eagle |
| Dec 1995 | $515,000 | C13 | Unqualified | — | Bk 000684/Pg 000490 | Eagle |
| May 1995 | $482,000 | C12 | Unqualified | — | Bk 000668/Pg 000320 | Eagle |
| Dec 1994 | $493,000 | C11 | Unqualified | — | Bk 000658/Pg 000964 | Eagle |
Showing 25 of 25. Blank = not in public records. Source: Eagle County Assessor Public Extract (AccountPublicExtractForWeb 5-1-2026.xlsx), Building Type=CONDOMINIUM, sale slot 6/10; retrieved_at=2026-07-31; https://www.eaglecounty.us/departments___services/assessor/property_record_search.php.
How professionals adjust comps
A licensed appraiser or agent doesn’t just average recorded prices — they adjust each comparable sale for differences from the unit in question, then reconcile a range. The factors they typically weigh:
- Bedrooms/bathrooms and layout — more bedrooms or a better floor plan usually support a higher price.
- Size (square footage) — adjustments are often made on a price-per-square-foot basis.
- Condition and renovations — updated kitchens, baths, and systems versus original/dated finishes.
- Floor and view — higher floors, water views, or corner units often carry a premium in the same building.
Our rent-reasonableness field program (below) collects several of these same attributes — bedrooms, bathrooms, square footage — for rental units, which is why you’ll see them again in the rent context panel. We do not compute or publish adjustment dollar values on this page; that judgment call belongs to a licensed appraiser, broker, or agent who can inspect the unit.
Recorded sales are county public records; each sale cites its official record (book/page or instrument). This page is descriptive public-record information — it is not an appraisal, a broker price opinion, an opinion of value, or lending guidance, and it cannot be used in place of an appraisal. Consult licensed professionals before any transaction.
What it really costs
Your scenario, your math — nothing here is a quoteHidden fees checklist — Florida condos
- Estoppel certificate fee — capped at $250 if the unit isn’t delinquent (+$100 if you need it expedited within 3 business days; capped at $150 if the unit is delinquent) — Fla. Stat. §718.116(8).
- Capital contribution / transfer fee — some associations charge one at closing; the estoppel certificate must disclose whether one is due and its amount — Fla. Stat. §718.116(8).
- Special assessments — the buyer must receive the milestone inspection summary, turnover inspection report, and SIRS before signing, with a voidability window if not delivered — Fla. Stat. §718.503.
- Milestone inspection / SIRS-driven assessments — buildings 3+ habitable stories need a milestone inspection at 30 years (every 10 years after) and a structural integrity reserve study at least every 10 years; both can trigger a special assessment — Fla. Stat. §553.899, Fla. Stat. §718.112(2)(g).
- Flood insurance — required by most lenders in a mapped flood zone, on top of the association’s master policy; ask your lender whether it applies here.
Estimates depend entirely on the figures you enter. Not a loan offer, quote, or financial advice.
Estimate your sale proceeds
| Line item | Amount | |
|---|---|---|
| Sale price | — | |
| Documentary stamp tax (deed) | — | — |
| Owner’s title insurance | — | — |
| Real estate commission | — | |
| HOA estoppel certificate fee | — | |
| Property tax proration (seller’s share) | — | |
| Mortgage payoff | — | |
| Estimated net proceeds | — |
Rates used: Doc stamp $0.70/$100 (all FL counties except Miami-Dade) or $1.05/$100 for Miami-Dade condos ($0.60 base + $0.45 surtax — a condo is non-single-family, so the higher rate applies) — FL Dept. of Revenue, Fla. Stat. §201.02. Owner’s title insurance: promulgated Florida rate — $5.75 per $1,000 on the first $100,000, $5.00 per $1,000 from $100,000–$1,000,000, $2.50 per $1,000 from $1M–$5M, $2.25 per $1,000 from $5M–$10M, $2.00 per $1,000 above $10M; $100 minimum premium; the price is rounded up to the next full $100 before rating. — Fla. Admin. Code R. 69O-186.003. Estoppel fee capped at $250 (current) / +$150 if delinquent / +$100 for a 3-business-day rush — Fla. Stat. §718.116(8)(f). Commission and mortgage payoff are your own inputs — nothing here defaults them for you.
This is arithmetic on your inputs, not an appraisal or a quote. It restates the sale price you entered against cited Florida statutory rates and your own cost inputs. It does not predict what your unit will actually sell for, and it is not tax, legal, or closing advice — your closing agent’s settlement statement is the authoritative figure.
Know the risks before you buy
Flood claim history — ZIP 81657
Federal flood insurance has paid $146K across 13 claims in this ZIP code since 1983. The worst year was 1984 ($98K paid). 1 of those claims were on condo-association policies.
ZIP-level history for the whole ZIP code, not this building. Source: OpenFEMA NFIP claims (redacted, public domain).
What those hazards mean for insurance
- Separate policyFlood. Not covered by standard condo or homeowners policies — flood damage needs a separate NFIP or private flood policy (for both the association and your unit). FEMA FloodSmart
How policies typically treat these perils — not a coverage determination for this building. Check the association’s master policy and your own unit (HO-6) policy.
What condo owners pay — state average
- Colorado average: $552/yr for a condo unit-owner (HO-6) policy — 3% below the U.S. average of $572 (2022, the latest state-by-state study). NAIC
- Flood is separate: standard condo policies don’t cover flood — NFIP flood policies in Colorado average $987/yr across 15,846 policies in force (June 30, 2026). FEMA
Averages for the geography shown — not a quote for this building. Actual premiums vary by insured value, deductibles, construction, and insurer.
The insurance market in Colorado
- If the private market says no: Colorado FAIR Plan Association — statewide limited property coverage (created 2023; residential policies since April 2025) after three declinations.
State-level market facts verified against the linked official sources (July 2026) — not a quote or availability determination for this building. Consumer help: Colorado Division of Insurance.
Insurance market in Colorado
State-level market rules, not a quote for this building. They shape what cover the association can buy and what it costs. NAIC state filings
Get the free The Lodges at Timber Creek Maintenance Association report
Here's exactly what's inside:
- The CondoScore, plus the signal that drives it
- Every public record we hold on this building
- FEMA flood-claim history for this ZIP, and the county hazard rating
- Typical HO-6 insurance cost near here, and the Colorado market rules
- Recorded sales on file for this building
- Where to request the official documents, with direct links
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What would living here cost per month?
Your scenario, your math. The HO-6 figure is a geography-level average from state/NAIC filings — not a quote for this building. Dues and special assessments come from the association's own documents — always request the budget, reserve study, and meeting minutes before you sign.
Rules that hit your wallet
- Aug 3, 2026 — Fannie Mae retires Limited Review: most condo loans need full project review — National Mortgage Professional
- Jan 4, 2027 — associations must budget at least 15% of assessments to reserves for agency-backed loans — Whiteford client alert
- Since Jul 1, 2026 — insurance deductibles above $50K can fail a building for financing — condo-approval.com
Why it matters in Colorado: buildings that miss these marks can lose access to normal 30-year mortgages — which shrinks the pool of buyers when you resell. Run the free 5-minute check.
What would a special assessment cost you here?
If The Lodges at Timber Creek Maintenance Association ever levied a special assessment — for a roof, structural repairs, or an insurance shortfall — here's the math per home, using the 16 homes on public record:
Your scenario, your math — assumes an even split. Actual allocations follow the association's declaration and may weight by unit size or share.
Is The Lodges at Timber Creek Maintenance Association mortgage-ready?
Answer 12 plain-English questions and see how this building lines up with Fannie Mae's published standards. Free, no account.
Watch this building
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