When a Martis Camp property changes hands, the transaction triggers a layered set of fees that most buyers encounter for the first time at the closing table. The 1% HOA conveyance fee, the Club membership transfer fee, and the architectural review deposit are all separate instruments — each with its own payee, its own timing, and its own tax treatment. This article documents each one from primary sources so buyers can model the full cost of entry before making an offer.
The 1% HOA Conveyance Fee: How It Works
Every sale of a Martis Camp property triggers a 1% private conveyance fee payable to the Martis Camp Community Association. The fee is calculated on the gross sale price — not the net proceeds — and is buyer-paid at close of escrow. It is not a commission, not a county transfer tax, and not a brokerage fee. It is a contractual obligation embedded in the CC&Rs that runs with the land. On a $3,500,000 transaction, the conveyance fee is $35,000. On a $7,000,000 estate, it is $70,000. These figures are not negotiable between buyer and seller — the obligation is fixed by the governing documents.
| SALE PRICE | 1% CONVEYANCE FEE | CONTEXT |
|---|---|---|
| $2,500,000 | $25,000 | Entry cabin range |
| $3,500,000 | $35,000 | Mid cabin / lower estate |
| $5,500,000 | $55,000 | Mid estate range |
| $7,000,000 | $70,000 | Upper estate range |
| $10,000,000 | $100,000 | Trophy property tier |
Golf Membership Transfer Fee: $56,250
When a Golf membership transfers with a property sale, the buyer pays a $56,250 transfer fee to Martis Camp Club. This is separate from — and in addition to — the $300,000 Golf initiation fee that applies to new Golf memberships. If the seller holds a Golf membership and the buyer wishes to assume it, the $56,250 transfer fee applies. If the buyer is acquiring a new Golf membership rather than transferring an existing one, the $300,000 initiation fee applies instead. The distinction matters significantly: a transfer saves the buyer $243,750 relative to a new initiation, which is why Golf membership status is a material factor in Martis Camp property valuations.
Social Membership Transfer Fee: $60,000
Social membership carries a $60,000 transfer fee — counterintuitively higher than the Golf transfer fee of $56,250. Social membership does not carry an initiation fee (there is no Social equivalent of the $300,000 Golf initiation), so the transfer fee is the primary entry cost for Social members. Annual Social dues are $23,500, billed January 1st. Social members access all non-golf amenities with club access limited to twice per month with up to four guests. Over a five-year holding period, a Social member pays $60,000 at entry plus $117,500 in dues — a total of $177,500 before any HOA assessments.
HOA Transfer Fee: $400
In addition to the 1% conveyance fee, the HOA charges a flat $400 administrative transfer fee at close. This covers the cost of updating ownership records, transferring account access, and processing the new owner's HOA account setup. The $400 fee is nominal relative to the 1% conveyance fee but is a separate line item and should be accounted for in closing cost estimates.
Architectural Review Deposit at Transfer
Buyers who intend to build or remodel immediately after acquisition should budget for the Design Review Committee fee as a near-term post-close cost. New cabin construction (≤3,499 sq ft, single structure, no guest house) carries a $9,000 architectural review fee. Estate construction (≥3,500 sq ft or any two-building parcel) carries a $15,000 fee. These fees are paid to the HOA and are separate from Placer County building permit costs. The DRC review process is required before any ground is broken, and approval timelines vary by project complexity.
Stacking the Entry Costs: A Worked Example
Consider a buyer acquiring a $5,500,000 Martis Camp estate with an existing Golf membership transferring. Entry costs at close: $55,000 HOA conveyance fee (1%), $56,250 Golf membership transfer fee, $400 HOA administrative transfer fee. Total transfer-related costs at close: $111,650. If the buyer then plans to remodel, add $15,000 for the DRC architectural review fee. First-year carrying costs after close: $37,000 Golf annual dues, $10,000 Golf capital assessment (2024–2025), $5,600 HOA annual assessment, and $1,620 for estate security bundle. Total year-one overhead beyond purchase price: approximately $181,270. These are not estimates — they are documented figures from primary sources.
Tax Treatment of Transfer Fees
The tax treatment of Martis Camp transfer fees is not uniform. The 1% HOA conveyance fee has historically been treated as partially tax-deductible by some buyers, though the IRS position on private transfer fees has evolved and the deductibility depends on how the fee is characterized in the governing documents and the buyer's specific tax situation. The Club membership transfer fee and initiation fee are generally not deductible as real property taxes. Buyers should consult a licensed CPA or tax attorney with experience in California luxury real estate before making any assumptions about deductibility.
This article is published for research and informational purposes only. All figures are sourced from the Martis Camp Community Association Fact Sheet (Rev. 1-18-2022) and community-verified submissions. This portal is not affiliated with Martis Camp Community Association, Martis Camp Club, Mountainside Properties, or any licensed brokerage. Nothing in this article constitutes financial, legal, or real estate advice. Verify all figures independently before any purchase decision.