Sun Valley Estates - Yesterday, Today and Tomorrow

In the fall of 2021, on August 26 at 2:50 P.M. it was recorded with the Elko County Assessor's Office, document #793687 which was filed by Gerber Law and Sun Valley Estates became 44 parcels of 40+ acers each.

On February 28, 2022, Sun Valley Estates had its first resident. The closing of lot 1 was the beginning of this great community. It started thriving as more residents bought and built their dream homes for their families to create a future and lifelong memories. By December 2022, there were 14 owners. By April 2023, there were 18 owners.  

Winter of 2022-2023 was one of the worst in terms of precipitation. That winter, snowfall was 74.2”. This was the 5th snowiest season from1888 – 2026. Average is 42”. Beck Construction handled snow mitigation on the roads. At the first of April 2023, each resident received an invoice from Beck for $975.00 (3% 10 net 30). This figure was derived as the total sum of roadwork ($24,375.00) divided by the number of owners living in SVE – the mail stated there were 25 owners, however county records indicate 18. After some discussion, a second Invoice west sent in early May 2023 for $554.54 (net 60) for each owner. As conferred to Beck Construction, many felt the amount should reflect the number of homeowners versus lots in various stages of use. Beck agreed and thus the revised amount.

June 2023, an invoice was sent to homeowners for $211.44. 

July 2023, an invoice was sent to homeowners for $187.84.

In September of 2023, we had reached 19 homeowners. According to the CC&R’s in place, when the residency reached 50%, the homeowners would then be required to take up road maintenance. It was stated and suggested that a non-profit LLC was the best course as the LLC could act as an agent for all homeowners to be able to bid out and agree on contracts for this. As vendors would need to be bonded and/or insured, it was felt a legal entity was the correct solution going forward.  

 A month later activity began to form this LLC. With previous experiences by some residents, it was felt the formation should begin prior to the 50% threshold as the filings could take some time (Registration of the LLC with the state, creation of financial accounts, non-profit documents, Federal EIN, etc), winter season was approaching and Beck was on track to meet that number in the near future. The thought was to take over with the non-profit in place as soon as the threshold had been met.

November 2023, there were 20 homeowners. A road maintenance invoice was sent for $301.36 for each homeowner. 

December 15, 2023, Sun Valley Estates is formed and is registered with the State. Sun Valley Estates was formed for the sole purposes of acting as an agent for the community for road maintenance and monitoring the CC&R’s..

During this same time, many meetings and discussions were held to discuss homeowner obligation and yearly costs. As this was a new development and forecasting was difficult, it was decided to use the first year’s costs as an approximate baseline. The previous winter was $24,000 and 3 invoices over the course of the summer/fall were approximately $13,800. It appeared it would be around $37,800.00 per year. This worked out to $3,150.00 per month and $157.00 per resident based on the 20 homes that were expected before the next spring when the non-profit would take responsibility for road maintenance. The residents decided to take a chance and lower this number to make it friendlier and decided on $100 per month per homeowner. These amounts began to be collected. 

In April 2024, we reached the 50% lot ownership mark. At that time, we held a community meeting, and a Board of Directors was established and voted in by a majority of the current residents at that time. The board members elected were Courtney Nalivka - President; Brianna Martinson - Vice President; Robyn Gowan - Treasurer; Carol Chalk - Secretary; Mike Griffith - Media Manager.

 It was brought up by a homeowner that the LLC was formed before the 50% threshold was met and therefore was questioned. Everyone else agreed there were costs involved in the formation of the LLC and no one wanted to be caught with large snow removal invoices again and the monthly amount could be gathered, held and used if needed. All funds were being accounted for. To counter the raised question, all monies collected prior to the threshold being met were offered back to residents as a refund or held as a credit against future payments. 

 Going forward, it was decided this nominal monthly rate could be revisited as the community grew and expenses rose, but would remain the same until that time occurred. It was also decided an amount would be set aside and held for any major issue such as another heavy winter or major road repair. A schedule of quarterly activity was approved. The “winter” quarter would most likely involve any snow activity with the “spring”, “summer” and “fall” activity would involve regular maintenance and repair. These activities would be to maintain the roads due to the traffic and use of them until construction ended, then improvements could be discussed.  

And leading up to today, we have done nothing but thrive and expanded our community, including a Bus Stop for our children, along with friendships and partnerships. We all came together from all points East, West, North and South landing here beneath the base of the Ruby Mountains. Who'd thunk it? Such a variety of cultures, lifestyles and personalities coming together and forming such a fantastic community.

! ! ! SUN VALLEY ESTATES ROCKS ! ! !