President’s Update – April 28, 2026
Apr 28, 2026 | News
Shortly, we will celebrate the 250th anniversary of the signing of our Declaration of Independence, an event that paved the way for our Constitution and the birth of the first representative democracy in the modern world. At the heart of our democracy is the right to vote, and although it took more than 150 years to guarantee that right to all our citizens, that right is now secured.
The right to vote is often touted, but what seldomly finds its way into the social conscience is the responsibility to vote – not just to vote, but to vote responsibly. An informed citizenry is critical to a successful democracy. Voting responsibly requires exerting the effort to understand the issues, know the facts, and vote after careful evaluation of both.
Within our gates, we now are in the midst of a subset of our democracy. Unlike government that can increase taxes without voter approval, our covenants require a 2/3 majority vote to increase our dues.
Nine months ago, the Board and Staff began publishing articles, posting videos, hosting Board and Senior Staff drop-ins, and holding Community Conversations and Town Halls. We have gone to this exhaustive effort to provide the information our residents need to make an informed decision. If the written communications or the videos have left questions in residents’ minds, then we have been relying on their coming to the drop-ins, community discussions, or Town Halls to engage in conversation.
This is an important vote. Every resident has not only the right to ask questions, but they also have a responsibility to do so. Financial stability, resident services, and infrastructure maintenance are critical to maintaining a healthy community, enjoying our idyllic life in The Landings now, and enhancing home values for the future. If we do not each take the time to understand the need for the proposed dues increase, recognizing that costs for everything continue to increase – a reality to which the Association is not immune – then we are not each fulfilling our civic duty to our community when we exercise our right to vote.
Time and effort went into developing The Landings, and incredible time and effort have been required since then by all the past Board and committee members and TLA’s staff to maintain what we have today. Does it cost more to live here today than it did when 90% of us moved to The Landings? Yes. Is anyone enthusiastic about the increasing cost? No. Is anyone willing to be “penny wise and pound foolish” by expecting that our community can be maintained at a constant cost despite those continued increases so evident in every aspect of our lives? That is the $64 dollar question.
Some will say they do not have the time to understand the need for the dues increase and may decide they just won’t vote. Our covenants require a quorum for a valid vote. That quorum is 60%. If we don’t have 60% of the residents to vote, then the increase doesn’t pass, regardless of how many residents vote yes. So, not voting is equivalent to voting No.
I ask all residents to exercise your right to vote AND to fulfill your responsibility to vote responsibly. How you vote is up to you, but understanding why this dues increase has been proposed is a community responsibility we all owe to each other.
Don Wurzel 2026 President, The Landings Association
President’s Update – June 24, 2026
Jun 24, 2026 | News
As I noted in my May letter, we will conduct a series of Focus Groups in preparation for a Community Survey leading up to another vote on the upcoming three-year dues assessment. Participants for these Focus Groups have been selected at random, and we have filled each of the four groups. The Focus Groups will be held this month, and the Survey will go out next month. The results of the Focus Groups and survey will enable the Board to propose a dues increase that is commensurate with resident priorities and budgeting necessities. The second vote will be open from August 10 and run through September 10.
While the Board and Staff have been busy preparing for the second vote, we also have been pursuing other major efforts.
2027 Board Director Elections: The Nominating Committee has started encouraging residents to apply and receiving applications. Candidate interviews will be held in September. A “Meet the Candidates” event and the actual voting will occur in October. New Director of Community Safety: Jim Griner joined the Staff June 1. He brings a wealth of experience from his years in law enforcement and as the Palmetto Dunes Director of Security. We have changed our title here from Director of Security to Director of Community Safety. This change in title reflects two issues. The first is the fact that our staff are not law enforcement officers. The second is that an effective security program allows residents to feel safe — both from unlawful conduct originating outside our gates, and from violations of our Rules and Regulations originating inside our gates. This latter aspect is becoming increasingly important as we welcome more residents, and we face challenges with the proliferation of electric-powered vehicles on our streets and community paths.Micromobility Task Force: The Board and Staff continue to receive resident complaints about unsafe operation of electric-powered vehicles –- especially among younger children. While residents express a concern for the safety of these children, they also express a concern for the safety of others on our streets and community paths. Parents are responsible for the safety of their children, but TLA is responsible for Public Safety, so we must address the concerns. We do not want to wait until a tragedy provides a “wake-up call” to the reality of this problem. Dealing with this issue will require a lot of community dialogue. As with so many community issues, for every resident who feels strongly on one side of the issue, there is another on the opposite side. The Task Force -– comprised of residents from all age groups — will lead our effort to define the extent of the problems and propose potential solutions. These potential solutions will form the basis for our community discussions. This process will take a few months as we need to build a consensus among residents if we hope to initiate an effective program to enhance the safety of all residents. Government Relations: In mid-May, Brian Dunphy, Chair of our Governmental Relations Committee, General Manager Karl Stephens, and I met with Chatham County Manager Michael Kaigler, to discuss greater interaction between County staff and TLA. It was a very positive meeting that has set the stage for more direct communication between us. In June, Karl and I met with our new County Commissioner, Brian Hussey. It was also a very productive meeting during which we were able to discuss those issues of greatest current importance to TLA. Brian was well informed on all of our issues, e.g., Green Island Road path, new traffic light and synchronization with the other two lights on Diamond Causeway, water permitting, and general safety within our gates. As we enter the summer vacation period, I ask all residents to be mindful of the surge in daily youth activity around the community. This is the time of year we all have to be alert to children enjoying the boundless enthusiasm of hot summer days with no school. We will also celebrate the 250th Birthday of the United States next month. I hope everyone has the opportunity to join in the celebrations around the 4th of July, remembering the enormous debt of gratitude we all owe those who have vigilantly protected our freedom throughout these years.
Don Wurzel 2026 President, The Landings Association
President’s Update – August 26, 2026
Aug 27, 2026 | News
While the majority of our residents understand why we are holding a second dues vote, there are some who appear to think that the first vote was “no” to any dues increase rather than “no” to the increase that was proposed. It is also surprising to hear some residents say that this second vote is being held without TLA having asked residents for input, and that TLA is neither transparent nor accountable. I would say that we will send out more emails or post more information on our website, but I regularly hear that everyone is inundated with emails and that there is no time to read all the relevant information posted on the website. So let me try once more to bring facts to bear.
What the failed vote told us was that the proposed increase was not approved. It did not tell us, either explicitly or implicitly, that the residents do not support any increase in our dues. In fact, 48% of our residents who voted did support the requested increase. The entire Board understands that every one of us is being individually hit with increasing costs for everything. But so is TLA. It is not realistic to expect that these continued increases can simply be absorbed within current revenues without the loss of services. Nothing in the Covenants says we can only hold a dues vote once every three years. The Covenants say we can only raise the dues once every three years. If 52% of the voting residents considered the first request was too high, as was the case this year, then we try again, proposing a lower increase.
We recognized that the failed first vote meant we had to reduce our planned expenses for the coming 2027-2029 dues cycle but did not want to make budget reductions without community input. So we held a series of Focus Groups and used the information gleaned from those sessions to develop a community survey. More than 2,600 residents responded to that survey. That was significant resident input.
Printing and mailing the voting packets and paying the auditors to manually enter them cost about $26,000. In order to minimize the cost of the second vote and expedite the process, we decided to rely on electronic distribution of the packets and voting. (In the first vote, 69% of the votes were cast online.) We have utilized the eBallot system to send email reminders and voting credentials to the primary email of record for each lot. If you have not seen yours, check with your spouse/significant other to see if they received it for your lot. For those residents who do not have an email on file with us, we mailed the packets and ballots. Additionally, during the second week, we will mail one-page online voting credential instructions to all those who have not yet voted, encouraging them to participate and help us reach a quorum. We will also continue distributing voting credentials through the eBallot system.
IF ANYONE HAS NOT RECEIVED THEIR VOTING INSTRUCTIONS VIA EMAIL, AND YOU DO NOT FIND THE EMAIL IN YOUR SPAM/JUNK FOLDER, PLEASE EMAIL WEBMASTER@LANDINGS.ORG TO REPORT THIS. THE STAFF WILL RESOLVE THE ISSUE WITH YOU. IF YOU ARE HAVING PROBLEMS CASTING YOUR BALLOT, COME TO TLA’S OFFICE (600 LANDINGS WAY), AND WE WILL ENSURE YOU ARE ABLE TO CAST YOUR BALLOT.
For those who have not seen all the information we have sent out in the past two months, I hope this summary is useful in understanding why we are holding this second vote and how we are proceeding. And for those who have questions about the revised dues proposal, please post your question on TLA’s forum. This is also a great reference resource to see what questions others are asking and the answers that have been provided. Referring to this page on our website will help reduce the volumes of emails we otherwise have to send out.
Click here to view our Annual Dues webpage on TLA’s website.
Don Wurzel 2026 President, The Landings Association
Budget Box: Annual Dues (Assessment) Vote
Apr 29, 2026 | News
Every three years, property owners have the opportunity to vote on the Annual Dues (Assessment). The vote for the 2027–2029 period began on April 6 and closes on May 13 at 4 p.m. The Landings Association’s Covenants require that at least 60% of members vote and that at least two‑thirds of those voting approve the proposed dues level.
Annual Dues fund the Association’s Operating and Capital needs and, as of the end of 2025, represents 63% of the Association’s Total Revenue. These funds support essential services such as safety and security, landscaping, general liability insurance, utilities, dredging, routine repairs, and long‑term capital projects. They also help maintain major infrastructure, including 91 miles of roads, 33 miles of community paths, 87 miles of storm drains, and many other assets. Notably, 96% of the first‑year increase will be allocated directly to Capital Reserves to support major repairs and replacements and to help maintain the community’s $66.5 million in capital assets and amenities.
Annual Dues also support the work of 81 full-time employees who provide patrols and emergency response, landscaping, street sweeping, access control, human resources, communications, community engagement, marina services, administrative and financial services, resident services, and Covenants enforcement.
As The Landings continues to grow, so do the demands on our shared infrastructure. Adjustments to Annual Dues ensure that maintenance remains properly funded, costly deferred repairs are avoided, and unexpected special assessments are minimized. Well‑maintained neighborhoods help support strong property values and preserve the long‑term vibrancy, safety, and financial health of the community.
The proposed Annual Dues amounts for 2027–2029 are $3,390, $3,470, and $3,580, respectively. The 2027 amount reflects an increase of $66.33 per month, or $2.18 per day, compared to 2026. The increases for the subsequent years are $80 annually (2% increase) in 2028 and $110 annually (3% increase) in 2029. One thing to note, is that even with the increase, it still costs just $9.28/day to live in the Landings community.
For more information or to ask questions, please visit www.landings.org/annual-dues or email webmaster@landings.org. To help maintain our community, please remember to vote by May 13.
Budget Box: Annual Dues (Assessment) Second Vote
Aug 13, 2026 | News
Given the initial vote on the proposed 2027–2029 Annual Dues (Assessment) did not meet the approval requirements outlined in The Landings Association’s Covenants, a second vote will be conducted this month (August). Under the Covenants, approval requires participation from at least 60% of members and support from at least two-thirds of those voting.
Annual Dues are the Association’s primary source of funding, supporting essential services and infrastructure throughout the community, including safety, roads, community paths, drainage systems, landscaping, utilities, dredging, insurance, and ongoing maintenance and replacement projects. These funds also support the work of 81 full-time-equivalent employees who help maintain the services and quality of life residents expect.
Annual Dues also fund Capital Reserves, which are critical to maintaining and replacing the assets and amenities of the community valued at $66.5 million. Strong reserve funding helps reduce the risk of deferred maintenance, unexpected repair costs, and special assessments, while also protecting property values and supporting the long-term financial health of the community. The Association remains committed to responsible financial stewardship, transparency, and preserving the long-term value, safety, and quality of life that define The Landings. Your participation is important. The Association encourages all property owners to stay tuned for additional information about the proposed Annual Dues vote.
By Finance Director Jessica Henderson
Budget Box: Roads, Storm Drains, and Annual Dues (Assessment) Vote
Aug 27, 2026 | News
Annual Dues fund the Association’s operations and Capital Reserves that support $66.5 million in community assets. Strong reserves help prevent deferred maintenance, emergency repairs, and Special Assessments, protecting long-term property values.
More than 2,600 property owners participated in the Annual Dues Survey, shaping the revised proposal for the second Annual Dues Vote. This proposal reduces the first year increase from $796 to $256, lowers total revenue by $1,100 per household, allows for a more gradual reserve replenishment, and adjusts core infrastructure projects based on community feedback. Proposed annual dues per lot are:
2027: $2,850 2028: $3,115 2029: $3,375
Maintaining The Landings’ core infrastructure, especially roads and storm drains, remains essential to mobility, flood protection, and long- term community value.
The Association maintains 91 miles of roadways, evaluated annually by staff, the Public Works Committee, and an independent engineering firm. Five roads were selected for the 2026 Roads Repair and Resurfacing Program due to significant deterioration. The project was funded through Capital Reserves at a projected cost of $2,256,423. The current Annual Dues proposal allocates $8.95 million for Roads from 2027 to 2029 to support resurfacing, structural repairs, and pavement management.
Storm Drain funding remains on track to meet the 2026 budget of $1 million. Funding for 2027 to 2029 is unchanged from the first proposal, with $4.37 million allocated over three years. Continued investment is essential, as deferring drainage work increases long -term risk and cost. These systems protect homes, roads, lagoons, and the overall coastal environment.
By Finance Director Jessica Henderson
August 18 Annual Dues Board Drop-In Recap: Residents Ask, TLA Answers
Aug 20, 2026 | News
Thank You for Joining Us
Thank you to everyone who participated in the Tuesday, August 18 Annual Dues Board Drop-In. The session provided an opportunity forresidents to ask questions, share concerns, and learn more about the revised 2027-2029 Annual Dues (Second Vote) proposal. The discussion focused on how resident feedback influenced the revised proposal, infrastructure priorities, Capital Reserves, and the long-term stewardship of community assets.
Key Topics Discussed
Resident Feedback Shaped the Revised Proposal
Attendees heard how survey and focus group feedback influenced the revised proposal, including spreading increases over three years, reducing the first-year impact, delaying select projects, and replenishing reserves more gradually while continuing to prioritize critical infrastructure.
Roads and Storm Drains Remain the Top Priority
Association leaders reiterated that roads and storm drains continue to be the community’s highest infrastructure priorities. While some projects were reduced, deferred, or removed based on resident feedback, funding for critical stormwater infrastructure remains unchanged.
Reserve Funding and Financial Planning
The discussion included why reserve funding remains important to the community’s long-term financial stability. Attendees learned how reserves help fund major repairs, infrastructure replacement, and unexpected capital expenses while reducing the likelihood of future special assessments.
Resident Questions and Community Assets
Residents also asked questions about the Marsh Tower, the gazebo, recycling efforts, gate system reliability, community paths, lagoon maintenance, and lessons learned from previous community initiatives. These questions, along with those from other Annual Dues Board Drop-ins are posted on the Annual Dues webpage.
Missed the Session?
Residents are encouraged to visit the Annual Dues webpage, review the updated voting materials, and reach out with any questions. Additional resources, FAQs, and voting information remain available throughout the voting period.
Questions? 📧 webmaster@landings.org 🌐 Visit the Annual Dues webpage for resources, FAQs, and voting information.
Every vote matters. Be sure to cast your vote before the September 15 deadline.
By Communications Director Lynn Lewis
September 22 Board Drop-in Snapshot
Sep 24, 2026 | News
Board Drop-Ins are held one hour before each Board meeting and provide an opportunity for residents to speak directly with Board Directors, ask questions, and share feedback.
Board Drop-In Snapshot
Tuesday, September 22, 2026
Topic What We Heard What Was Shared 💰 Annual Dues Vote & Staff Impact How are staff handling the outcome of the Annual Dues Vote? Board members shared that staff were disappointed but responded professionally and immediately began identifying budget adjustments. The Board emphasized its commitment to supporting and retaining staff. 🤝 Community Trust & Transparency Residents expressed appreciation for the effort put into the vote and asked how the community moves forward together. The discussion focused on maintaining trust, avoiding divisions within the community, and continuing to work toward long-term solutions. 🏦 Reserve Funding Why are additional reserves needed, and why is reserve funding important? Board members explained that reserves support the long-term replacement of infrastructure and community assets. The revised proposal sought to fund planned infrastructure spending rather than create an unnecessary cushion. 🚲 Pathways & Golf Cart Safety Residents shared both safety concerns and observations that pathways behavior appears to be improving. The Board discussed ongoing education, future safety initiatives, and ways to identify recurring issues involving golf carts, bicycles, e-bikes, scooters, and other mobility devices. 📱 Reporting Safety Concerns Could there be a way to report recurring safety concerns regarding pathways and golf carts? Leadership shared that a simplified reporting process is being explored to help identify trends, repeat incidents, and locations that may require additional attention. 🚙 Golf Cart Registration How can carts involved in violations be identified? The Board discussed strengthening golf cart registration and ownership records to support safety and enforcement efforts. 🛣️ Road Maintenance A resident raised concerns about deteriorating pavement on a small roadway section near Shellwind in Deer Creek. Board members agreed to have Public Works review the location and discussed how maintenance requests are tracked and prioritized through SeeClickFix. 👵 Fixed-Income Residents Could future Annual Dues approaches provide relief for long-term or fixed-income residents? The Board acknowledged affordability concerns and shared that several options are being explored. Some approaches would require legal review or covenant changes. 📊 Community Demographics Could demographic information help explain voting patterns and affordability challenges? Board members discussed available survey and public data while emphasizing voter privacy. Vote results can be reviewed by neighborhood, but not by age, income, or length of residency. 🪧 Street Sign Replacement Why are some neighborhood street signs being replaced? Public Works shared that aging signs are being replaced gradually with more durable composite materials as signs deteriorate or work occurs in an area. 🌿 Lagoon Maintenance A resident raised concerns about algae and debris in the lagoon near Oakridge No. 13. The resident was encouraged to report the concern through SeeClickFix so it can be tracked and prioritized. The specific issue also will be brought to Public Works. 🔧 SeeClickFix Awareness Residents discussed challenges with reporting maintenance concerns by phone. Board members encouraged using SeeClickFix because it creates a trackable service request and provides updates. The discussion also identified opportunities to promote the tool more clearly.
👥 Join the Conversation
Next Board Drop-In 📅 Tuesday, October 27, 2026 🕒 3 to 4 p.m. 📍 TLA Conference Room, 600 Landings Way
Bring your questions, ideas, and feedback. Board Directors are always happy to meet with residents and discuss topics of community interest.
Courtesy of The Landings Association Board
Congratulations to the New Board Directors, 2027-2029
Nov 3, 2026 | News
Congratulations to Phil Redmond, Pam Rogers, and Karen Smiley who have been elected as the three new Board Directors for The Landings Association. Their three-year terms begin on January 1, 2027, and will continue until December 31, 2029.
Thank you to everyone who took the time to vote, and a special thank-you to all our candidates for their willingness to serve. Our community is special because of residents who generously share one of their most valuable gifts—their time.
Phil Redmond
Pam Rogers
Karen Smiley
Budget Box: Annual Dues (Assessment)
Jan 29, 2026 | News
Each year, property owners contribute Annual Dues that fund the Association’s Operating and Capital needs. For 2026, these dues account for 53% of Operating Revenue, ensuring the continued delivery of essential services and infrastructure improvements.
Your Annual Dues support a wide range of services, including staffing, landscaping, insurance, utilities, dredging, and routine maintenance. They also fund major capital projects such as the repair and replacement of 91 miles of roads, 30 miles of cart paths, and 89 miles of storm drains, along with other critical assets that keep our community running smoothly.
The 2026 Annual Dues amount is $2,594, reflecting a 3% increase from 2025 ($2,518). This rate was approved during the April 2023 Annual Dues vote for a three-year period. Statements were mailed the third week of January, and payment is due by March 1. Balances unpaid by April 1 will incur a 10% late fee and 10% annual interest, unless they are on a payment plan. In addition, residents will be suspended, and RFIDs will be deactivated if a balance remains unpaid by April 1.
Payment Options:
Pay in full by cash, check, or online at (https://www.landings.org/assessment-payments) Monthly and Quarterly payment plans are available. To enroll, submit a completed authorization form and a voided check to debbiew@landings.org by February 20, 2026. Existing plan participants will continue automatically unless banking details change. Drafted amounts are $669.65 quarterly or $267.88 monthly, beginning March 1.
For more details on the 2026 Annual Dues, click here.