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Public Record

Laguna Vista · TCHI

True Cost of Homeownership Investigation

What could it cost to remain in a Laguna Vista home over the next 10, 20, and 30 years?

Some housing costs are protected or limited. Many are not. TCHI follows the records behind taxes, HOA obligations, insurance, infrastructure, development, and long-term municipal costs so residents can understand what today's decisions may mean for tomorrow's household budget.

Evidence status

  • DOCUMENTED

    Established by a cited primary or official source.

  • UNDER REVIEW

    Records identified or in hand; interpretation not settled.

  • STILL UNKNOWN

    No source yet establishes the answer.

Start here

Fixed Income Does Not Mean Fixed Housing Costs

Why the total annual cost of staying in a home matters more than any single tax rate.

Read the first article →

Investigation tracks

  1. UNDER REVIEW

    1. HOA & Reserves

    Budget, balance sheet, reserve balances, reserve study or capital-replacement schedule, and insurance and deductibles.

  2. UNDER REVIEW

    2. Infrastructure & Responsibility

    CCRs, plats, maintenance agreements; seawall, bulkhead, lake and drainage ownership; engineering, inspections, warranties and acceptance.

  3. UNDER REVIEW

    3. Development & TIRZ

    Parcel and build-out chronology, the 2026 amended TIRZ plan, the economic-feasibility model, development assumptions, and Town retained revenue and obligations.

  4. NOT YET CALCULATED

    4. 10/20/30-Year Model

    Projections will not be published until the underlying cost, ownership, reserve and revenue inputs can be sourced.

What we are not saying

  • TCHI is not anti-growth.
  • It does not assume future special assessments.
  • It does not assign responsibility for infrastructure failures before records establish it.
  • It does not treat projected Social Security trust-fund depletion as an announced benefit cut.

Series roadmap

  1. 1. Fixed Income Does Not Mean Fixed Housing CostsSTART HERE
  2. 2. You're 65. What Is Actually Protected?PLANNED
  3. 3. Built Today. Paid for When?PLANNED
  4. 4. Is Tomorrow's HOA Bill Being Funded Today?PLANNED
  5. 5. When Infrastructure Fails, Who Pays?PLANNED
  6. 6. Growth Can Help. What Does It Cost to Maintain?PLANNED
  7. 7. Where the TIRZ FitsPLANNED
  8. 8. Can I Afford to Stay Here?AWAITING DATA

Records being pursued

These are record packages TCHI is seeking. Listing a package does not mean it has been requested, delivered or reviewed.

  1. 1. HOA resale certificate, budget, balance sheet, reserve balances and reserve study/capital-replacement schedule.
  2. 2. CCRs, plats and maintenance agreements for Arcos lakes/seawalls/bulkheads/drainage.
  3. 3. Town Arcos construction file: approved engineering, seawall/drainage plans, inspections, bonds, warranties, acceptance records and COs.
  4. 4. Full 2026 TIRZ amended plan + economic-feasibility model + parcel/build-out schedule.

Open Records Review → See the requests and productions behind this investigation.

ORR-2026-135 tourism-project production review → One request's production; it does not answer every TCHI question.