Buying in The Dominion should feel exciting, not overwhelming. You want privacy, security, and a home that truly fits your lifestyle, and you also want a clear plan to get from first tour to closing with confidence. In this guide, you’ll learn how access works, how to craft a strong offer, what to review with the POA and Architectural Review Committee, and how club membership fits into your decision. Let’s dive in.
The Dominion at a glance
The Dominion is a guarded, gated luxury community in northwest San Antonio with custom estates, large lots, and an on‑site private country club. Homes are priced at the high end for the market, and many sales involve cash or jumbo financing. Value is driven by lot size, views, privacy, and custom finishes, so two nearby homes can price very differently. If you are buying resale, confirm that major systems and finishes meet current luxury expectations.
Prepare to buy: funds and financing
In The Dominion, sellers often request proof of funds or a strong jumbo pre‑approval before allowing interior showings or accepting offers. If you are financing, work with a lender experienced in high‑value single‑family homes. Cash buyers should have a recent proof‑of‑funds letter ready to share through their agent when scheduling. This preparation improves access and strengthens your negotiating position.
Access and showings
Expect appointment‑only showings and strict gate control. Your agent will arrange gate authorization, and you may be asked to show identification at entry. For owner‑occupied homes, sellers typically require advance notice. Larger inspection teams and contractors will also need scheduled access, so plan logistics early.
Craft a winning offer
Most sales use the Texas Real Estate Commission One‑to‑Four Family Residential Contract, often with addenda for specialty items. Earnest money amounts are commonly higher in luxury transactions. You can stay competitive by tightening option or inspection periods, yet still protect yourself with essential contingencies for inspections, financing, and survey/title review. Unique custom homes can create appraisal variance, so consider a larger down payment or plan for appraisal gaps if you are financing.
Contingencies and timing
- Keep an inspection period long enough to cover general, pool, roof, and pest inspections.
- Include survey and title review to confirm boundaries and easements.
- If you need financing, ensure your pre‑approval reflects jumbo underwriting timelines.
HOA, POA, and ARC essentials
The Dominion is governed by recorded covenants and a Property Owners’ Association. Before you close, request and review the full packet of governing documents. Pay close attention to architectural guidelines, exterior standards, and any current or pending assessments.
What to review before closing
- CC&Rs, bylaws, rules and regulations
- Architectural guidelines and ARC application process
- Current POA budget and dues schedule
- Recent POA board meeting minutes and any special assessment notices
- Reserve study (if available) and pending litigation disclosures
- Estoppel letter showing the seller’s account status
Architectural Review Committee
Exterior changes typically require ARC submission and approval. This often includes additions, new roofing, exterior paint, fencing, hardscape, pools, and visible equipment placement. Plan timelines for review and budget for any fees, and engage design professionals for complex projects.
Club membership and your purchase
The on‑site private club operates separately from the POA. Buying a home in The Dominion does not automatically grant club privileges. Membership categories may have different initiation fees, monthly dues, and possible waitlists. If a seller proposes to transfer a membership, document the terms and timing clearly and confirm the process directly with the club during your option period.
Due diligence checklist
Use this list to guide your inspections and document review.
Documents and disclosures
- CC&Rs, bylaws, ARC guidelines, and recent POA minutes
- POA estoppel letter and dues schedule, including any assessments
- Club membership status or transfer terms, if included
- Seller’s disclosures and any past claims or repairs
Inspections and survey
- General home inspection (foundation, roof, HVAC, electrical, plumbing)
- Pool and spa inspection
- Pest/termite inspection
- Mechanical and specialty systems (generators, water treatment)
- Structural/engineer review for large additions or unique builds
- Current survey or a new one if required by title or lender
Title, tax, and legal
- Title commitment review and recorded deed restrictions
- Property tax assessment and history with the county appraisal district
- Check for open code enforcement issues or POA litigation
Financial planning
- Property insurance availability and cost for high‑value homes
- Jumbo mortgage product options and appraisal expectations
- Estimated closing costs, prorations, and tax implications
Physical checks
- Drive the neighborhood at different times to observe traffic and noise
- Confirm utility providers, water/sewer connections, and irrigation condition
- Identify upcoming capital needs such as roof, HVAC, or pool resurfacing
Post‑closing logistics
- File ARC applications early for planned exterior changes
- Transfer utilities and set up gate credentials
- Confirm mail and community service logistics
Financing, appraisal, and insurance
Jumbo loans require strong documentation and an appraiser with luxury market experience. Because The Dominion has many unique custom properties, comparable sales can be limited. Prepare for potential appraisal spreads and consider a down payment strategy that gives you flexibility. For insurance, obtain quotes early since coverage and premiums can vary with property size, features, and age.
From contract to close: a simple timeline
- Week 0: Submit offer with proof of funds or jumbo pre‑approval and preferred title company.
- Week 1: Open title, deposit earnest money, begin inspections, request POA documents and estoppel.
- Weeks 1–2: Complete inspections, negotiate repairs or credits, confirm club membership path if relevant.
- Weeks 2–3: Finalize appraisal and loan conditions, review survey and title commitment.
- Week 4 or sooner: Clear to close, schedule final walk‑through, arrange gate access and utilities.
Common pitfalls to avoid
- Touring before proof of funds: Access is tightly controlled and preparation signals seriousness.
- Skipping the ARC rules: Exterior changes require approval; avoid surprises and delays.
- Underestimating inspections: Large custom estates need specialized inspectors and time.
- Assuming club access: Membership is separate and may have fees, categories, or waitlists.
- Ignoring appraisal strategy: Plan for appraisal variance on unique properties.
Ready to move forward?
If The Dominion fits your lifestyle, a disciplined plan will help you secure the right home at the right terms. For discreet, high‑touch guidance from a local luxury team, connect with Strait Luxury. Schedule a Private Consultation.
FAQs
Does buying in The Dominion include club membership?
- No. The private club operates separately, so you must confirm membership availability, fees, and any transfer rules directly with the club.
How do showings and gate access work in The Dominion?
- Showings are appointment‑only with advance gate authorization, and visitors should be ready to present identification at the gate.
What is the Architectural Review Committee and why does it matter?
- The ARC reviews and approves exterior changes like additions, roofing, paint, fencing, pools, and hardscape to ensure compliance with community standards.
What offer terms are common for Dominion purchases?
- Expect higher earnest money amounts, proof of funds or jumbo pre‑approval, and negotiated but efficient inspection periods to stay competitive.
Which inspections should I order for a Dominion estate?
- At minimum, schedule general, pool and spa, and pest inspections, plus specialty and structural reviews for unique or expanded homes.
How do POA dues and assessments factor into my budget?
- Review the POA’s dues schedule, estoppel letter, and recent minutes for any current or pending assessments so you can plan accurately.
