The Clubhouse Debate — Clearing the Air
Over the past week, I’ve seen a lot of conversation about our Clubhouse. Some of it has been constructive, but too much of it has been mudslinging and accusations. That doesn’t help anyone. It divides the community instead of bringing us together.
So let’s step back. Let’s look at the numbers. And let’s remember what the Clubhouse really represents: it’s part of a private residential gated community with first-class, resort-style amenities, not a stand-alone restaurant.
📊 What the Numbers Really Say
The audited POA financials show the Clubhouse has required a subsidy for the past four years, with the following results:
| Year | F&B Revenue | F&B Expense | Clubhouse Mgmt* | Net Subsidy |
|---|---|---|---|---|
| 2024 | $1,840,843 | $2,415,657 | $654,043 | –$1,228,857 |
| 2023 | $2,419,088 | $3,140,556 | $361,287 | –$1,082,755 |
| 2022 | $2,050,874 | $2,472,842 | $387,042 | –$809,010 |
| 2021 | $2,088,913 | $2,108,160 | $324,981 | –$344,228 |
* Clarification: The line item labeled “Clubhouse Management” in the audits is broader than just F&B overhead. It has included items like management salaries, merchandise, and soft costs related to amenities, not just restaurant operations. For illustration purposes, I’ve shown it as-is, but the actual portion tied to F&B is much smaller. If elected, I will advocate for clearer reporting so property owners can better understand the true allocations.
👉 The truth: the subsidy has ranged from –$344K to –$1.23M, with a 4-year average of about –$866K per year including fully burdened “Clubhouse Management” costs as discussed above.
Spread across all properties in Big Canoe, that works out to roughly $20–25 per month per property. This is not an extra fee — it’s already part of our POA assessments, just like trails, lakes, security, and roads.
☕ Putting It in Perspective
It’s easy to throw around numbers like $800,000 or $1.2 million and forget what they mean in practical terms.
At $13 for a Big Mac combo, $20–25/month equals about 2 meals per month.
At $8 for a value meal, it equals 3 meals per month.
So for the cost of a couple of fast-food meals, each of us helps sustain a Clubhouse that anchors our identity as a community.
🏡 Amenity vs. Business
Some argue the Clubhouse should break even like a restaurant. But the Clubhouse is not a commercial business.
It is an amenity, just like our golf course, tennis courts, trails, and wellness center. These facilities are not designed or expected to operate as for-profit businesses. Some amenities generate surpluses, others require subsidies. The goal is balance: together, the amenities support a lifestyle that makes Big Canoe special.
Calling this a “loss” is misleading. It’s a subsidy, and it’s a conscious choice communities like ours make.
🏌️ The Bigger Picture: All Amenities Together
Food & Beverage is only one part of our amenity package. Golf, racquet, fitness, swim, lakes & marina, and clubhouse management are also included.
Here’s what the audited financials show for total amenity operations over the last four years:
| Year | Amenity Revenue | Amenity Expenses | Net Result |
|---|---|---|---|
| 2021 | $5,998,914 | $5,518,347 | + $480,567 |
| 2022 | $6,693,660 | $5,998,914 | + $694,746 |
| 2023 | $7,701,324 | $6,693,660 | + $1,007,664 |
| 2024 | $7,309,839 | $6,934,858 | + $374,981 |
👉 The takeaway: while Food & Beverage requires a subsidy, the amenity system as a whole has generated a net positive each of the last four years.
📑 What the Data Shows (Thanks to Bill Thurber)
My friend and fellow POA candidate Bill Thurber recently provided a Club Benchmarking whitepaper titled “A Data-Driven View of Food & Beverage.” The findings are clear:
- Most communities subsidize food & beverage.
- Subsidy is a choice, not a failure. Communities do it because it enriches the resident experience.
- Communities with higher subsidies often have higher buy-in costs, stronger finances, and greater resident satisfaction.
- The report warns against the “F&B Trap” — the mistaken belief that food & beverage should break even. In fact, communities that chase profit in this area often undermine themselves, while those that treat it as an amenity thrive.
💵 The Financing Myth
Another claim making the rounds is that amortizing $8M of renovation costs over 10 years means the Clubhouse must generate $8M in sales each year.
That math simply doesn’t hold water.
Here are the facts:
- The POA entered into a $15M credit facility, fixed at 3.46% for 15 years.
- This facility has been used for many purposes across the community — not just the Clubhouse.
- When property owners voted to move forward with the projects, the Finance Committee calculated — and it was well communicated at the time — that the additional cost to property owners for debt service would be less than $2 per month per property.
- That was for the entire $15M facility, not just the Clubhouse.
- It worked that way because other debt was retired, and the POA locked in a very favorable interest rate.
So to be clear: assigning the full facility cost to Food & Beverage operations, or suggesting the Clubhouse needs $8M in sales to “break even,” is simply not factual.
🏠 Looking Ahead: Design, Property Values, and Events
- The new design is far more inviting and better suited to business. Over time, it is expected that revenues will improve and the subsidy may naturally decline.
- It’s also likely that the renovation enhances property values. Communities with refreshed, attractive amenities tend to see stronger demand and higher resale values.
- On weddings and outside events: while I believe we should explore thoughtful ways to allow them, I also believe the decision should be survey-driven. If property owners reject the concept in a big way, we shouldn’t pursue it.
✅ The Real Question
So the real question isn’t whether the Clubhouse “loses money.” It’s this:
👉 Are we comfortable that roughly $20–25 per month from each property’s existing assessment goes toward sustaining the Clubhouse — the cost of one or two fast-food meals — to maintain a gathering place that enriches our community and supports our property values?
For me, the answer is yes. The Clubhouse is not a liability. It is a cornerstone of what makes Big Canoe the special place we all chose.
💬 I Want to Hear From You
That’s my perspective, but I want to hear yours.
- Should Big Canoe continue treating the Clubhouse as an amenity, supported through our assessments?
- Or should we consider different approaches to reduce the subsidy?
I’m running to represent you, and that means listening to your thoughts, ideas, and concerns. Please share them with me — together we’ll shape the future of our community.
—Roger L. Hackler
Candidate for the POA Board of Directors
