Fairfield Glade Amenity Reserve Fee: What to Know

"Make sure we keep the quality of Fairfield Glade."

— Scott Hartema, as quoted in The Glade Sun.

That was Fairfield Glade Community Club Vice President Scott Hartema, describing what he heard from residents while the board built its 2026 budget. The quote reflects a concern about Fairfield Glade's quality. The Amenity Reserve Fee increased in 2024 and again for the 2026 budget.

If you are buying or selling in Fairfield Glade, you already know about the Amenity Reserve Fee, the one-time charge collected by the title company at closing that funds the community club's lakes, golf courses, marinas and trails. Unlike a fixed transfer tax, the fee can change through decisions made by the community club's board as it reviews the club's finances.

The Fee Increase in 2024

Before July 2024, the Amenity Reserve Fee on a home purchase in Fairfield Glade was $1,200. That July, it became $5,000, a nearly 317 percent increase reported by the Glade Sun, the community's local paper. Board President Greg Jones told residents at a workshop that fall that the modest dip in transfers that followed did not reflect any real drag from the fee itself. The Glade Sun reported 76 property transfers subject to the fee in August and September of 2024, compared to 78 during the same stretch the year before, when the fee was still $1,200. These figures show similar transfer counts in the two periods but do not establish the fee's effect on sales volume.

The transfer figures provide context for the fee increase, but buyers should confirm the rate that applies to a specific property before closing.

Then the Timeshare Owners Left

As 3B Media reported, in 2025 Wyndham and eight affiliated timeshare associations exited Fairfield Glade, taking with them $2.55 million a year in contributions, about 11 percent of the club's total revenue.

The 2026 budget included changes to the fee, monthly assessment and restaurant discount. On December 1, 2025, the Fairfield Glade Community Club Board of Directors unanimously approved its 2026 budget at a special-called town hall meeting.

Alongside the fee increase, the monthly assessment for homes with sewer and trash service rose $17, to $137. The member discount on food and beverage purchases at club restaurants was eliminated. The Glade Sun reported that Jones framed the changes as a move toward independence from outside revenue sources and quoted him saying, "Self-sustainment means that what happened with us with Wyndham, we shouldn't have to deal with again."

How Member Use of Amenities Fits Into the Budget

The board encouraged members to play more golf, book more racquet sports, eat at club restaurants more often, and rent more boats and event spaces. The goal is to reduce how much the club subsidizes its amenities from reserve funds, which could reduce pressure to raise the reserve fee in a future budget.

Despite the title's shorthand, the budget discussion links member use of amenities with the club's finances but does not establish that neighbors' golf determines the fee or that increased spending will stabilize future rates. Jones said the board does not want another surprise budget shock down the road. The 2026 fee reflects the budget approved by the board.

For a buyer, it is useful to consider both the fee due at closing and the possibility that it may change before a future resale. The club's future finances cannot be known with certainty, so confirm the current fee with the community club before proceeding.

Before You Write an Offer in Fairfield Glade

A few things worth confirming before you get to the negotiating table, based on how the fee actually works today:

• Confirm whether you're buying a home or a lot. The $6,000 figure applies to built homes and resale purchases. Vacant land carries a much smaller fee that scales with the lot's tier. Published rates put an A-Tier lot, one with road and sewer access, at $1,667. Other lot categories run lower still, so ask for the specific tier before assuming the fee.
• Ask who is paying the fee before you submit an offer. The fee traditionally falls to the buyer, but it is negotiable, and listings in Fairfield Glade have shown sellers offering to cover the full amount as part of their pricing strategy. That is a real concession you can ask for, not a formality.
• Request the current year's Amenity Rate Schedule from the community club directly. Because the fee has changed twice in two budget cycles, do not rely on a number you saw quoted months ago. The Fairfield Glade Community Club publishes real estate information on its own site, and that is the source to check before you sign anything.
• Ask your title company how the fee shows up on your settlement statement. It is collected at closing and placed into an escrow account the club controls, separate from your HOA dues and separate from any transfer tax.

What This Means If You're Already Under Contract

If you have a signed contract in Fairfield Glade right now, the fee you were quoted should still be $6,000 for a finished home, since that number reflects the 2026 budget the board approved in December. At a future resale, the applicable fee may differ if the club adopts a different rate. Check the current Amenity Rate Schedule before relying on a fee amount for a future transaction.

Frequently Asked Questions

Is the Amenity Reserve Fee the same for every property in Fairfield Glade? No. It applies at the full rate to completed homes, whether resale or new construction. Vacant lots carry a lower fee that depends on the lot's tier and available utilities.

Who actually collects the fee, and when? The title company deducts it at closing and places it into an escrow account managed by the Fairfield Glade Community Club, separate from monthly dues.

Could the fee change again before I close? The fee reflected in the 2026 budget took effect with the board's December 2025 vote. Future changes would require another budget cycle and board action, so check directly with the community club for the most current Amenity Rate Schedule rather than relying on an older listing remark.

Buying or selling in a community with its own moving budget takes more than a search filter. If you are weighing a purchase in Fairfield Glade or anywhere else in Crossville, Christina Branham can walk you through what a specific property will actually cost at closing, not just what the listing price suggests. Search current listings or reach out directly to start the conversation.

This article is general information, not legal, tax or financial advice. Consult a qualified professional about your situation.