How master-planned communities in Dallas-Fort Worth are redefining HOA living: Insights from Mathew Eberius of FirstService Residential

The Dallas-Fort Worth metroplex is booming, and nowhere is that more evident than in its master-planned communities. These neighborhoods aren’t just collections of homes; they’re lifestyle destinations, complete with parks, trails, and amenities that rival private resorts. But with growth comes complexity, and that’s where seasoned experts like Mathew Eberius, Regional VP of Strategy & Business Ops at FirstService Residential, step in.

Mathew has over a decade of experience in real estate management and is a nationally Certified Parks & Recreation Professional (CPRP). Over the last several years, he has focused on helping North Texas communities thrive.

"I grew up in Tampa Bay and spent more than a decade in parks and recreation, then moved to Texas in 2019. Today, I’m deeply involved in Celina as Chairman of the Parks & Recreation Board, working to preserve green spaces—a passion that shapes how we approach master-planned communities."

Mathew Eberius, Regional VP of Strategy & Business Ops at FirstService Residential
  

The rise of master-planned communities in DFW

According to the Community Associations Institute (CAI), Texas ranks third nationally for the number of community associations, with approximately 22,900 associations serving 6.2 million residents statewide.

In the Dallas-Fort Worth area alone, thousands of new homes are being built in large-scale developments like Ramble in Celina, Union Park in Aubrey, and Fields in Frisco, which is also now home to PGA and championship golf courses. These communities offer resort-style pools, fitness centers, miles of trails, and even on-site schools all maintained by HOAs.

"Families are looking for more than a house. They want connection, convenience, and a sense of belonging. That’s why we’re seeing a surge in demand for lifestyle amenities and well-managed common spaces."

 

The hottest master-planned HOA trends: Communal spaces and lifestyle programming

One trend stands out in DFW’s master-planned communities: a renewed focus on parks, trails, and green spaces.

"More families are spending time outdoors and seeking social connections. Managing these spaces isn’t just about mowing lawns—it requires hospitality expertise and lifestyle programming to keep residents engaged."

Why this trend is booming

Research shows that parks and green spaces are more than aesthetic features. According to the Trust for Public Land, just 20 minutes in nature can lower stress hormones, and access to high-quality parks is linked to increased physical activity and improved mental health outcomes. Parks also foster social connections and sense of community. In fact, homes within 500 feet of a park can see up to a 20% increase in value, and cities like Plano report millions in added property tax revenue from proximity to parks.

Beyond health and property values, parks and trails are critical for climate resilience. They absorb stormwater, reduce urban heat, and promote biodiversity, making them a strategic investment for growing regions like North Texas. 
 

Lifestyle programming: The next frontier

Today’s HOAs are evolving beyond simply maintaining amenities. They are actively curating experiences that bring neighbors together. Lifestyle programming, from fitness classes and wellness activities to cultural and social events, has become a cornerstone of meaningful community engagement.

"Lifestyle isn’t just about living in a neighborhood; it’s about feeling a true sense of belonging."

Programming can include everything from outdoor movie nights and book clubs to food truck events and volunteer initiatives. Communities with full-time lifestyle directors are often leading the way, offering diverse, year-round calendars designed to engage residents across all ages and interests. The result is a more vibrant, connected community association that not only enhances daily living but also helps the community stand out in an increasingly competitive housing market.
 

Examples in DFW

Communities like Ramble in Celina showcase this growing trend, featuring 200 acres of parks and greenbelt, miles of trails seamlessly connected to the city’s master trail system, and thoughtfully designed amenities such as event lawns, a beer garden, and nature-inspired play areas.

Fields, located in Frisco along the thriving Tollway corridor, raises the bar even higher with two championship 18-hole golf courses, upscale dining, luxury hotels, and premier shopping, all adjacent to the world’s first Universal Studios Kids Resort. These exceptional amenities do more than attract buyers; they create lasting value and cultivate a true sense of community.
 

What’s next for lifestyle-driven communities

Looking ahead, HOAs can expect continued innovation in community amenities and lifestyle programming as resident expectations evolve. Multi-functional outdoor spaces are becoming more common, designed for both work and leisure, with features like Wi-Fi access, charging stations, and shaded seating that support flexible, everyday use.

Sustainability will also play a larger role, with community gardens and eco-focused initiatives promoting healthy living, environmental stewardship, and stronger neighborhood connections. Experiential amenities are gaining momentum as well, including amphitheaters for live performances, interactive art installations, and themed events that reflect local culture and identity.

Technology integration will be a key driver of engagement, from app-based amenity reservations and digital communications to virtual fitness classes and wellness programming that offer convenience and accessibility for residents of all ages.

As Mathew emphasizes,

"It takes expertise in hospitality and lifestyle management to ensure these spaces are set up appropriately and maintained so people can enjoy them. That’s where a partner like FirstService makes the difference."

What boards should ask their management company

In large-scale, master-planned communities, boards need a management partner that goes beyond day-to-day operations. Proactive community association management helps ensure amenities and programs remain engaging, financially sustainable, and adaptable to future challenges.

As Mathew explains,

"One of the most common concerns I hear is that boards feel their management company isn’t forward-thinking. For long-term success—especially in large-scale communities—you need a partner who anticipates issues like insurance volatility, sustainability upgrades, developer transitions, and legislative changes, and has the resources to address them."

A key question for boards to ask is how their property management company supports long-term planning, operational efficiency, and resident experience. FirstService Residential delivers on these expectations through technology-driven solutions and ongoing board education designed to simplify operations and elevate community living.

• FirstService Residential Connect™ offers 24/7 access to association documents, payments, work orders, and real-time community updates, helping boards and residents stay informed and connected anytime, anywhere.
   
• HODA® (Homeowner Digital Assistant), an AI-powered support tool, resolves approximately 90% of homeowner inquiries instantly, improving responsiveness while reducing administrative burden.
   
• The Board Education Series, a monthly podcast-style panel featuring industry experts, equips board members with timely insights to support confident, informed decision-making.

"Education is key. We want boards to feel empowered and informed so they can make decisions that protect and enhance the lifestyle experience their communities value."

Together, these tools and resources give boards the technology, knowledge, and strategic support needed to manage complex communities, strengthen resident engagement, and deliver exceptional lifestyle experiences that stand the test of time.
 

Financial management: A top concern for new communities

When FirstService takes over a community, financial health is often the biggest worry.

"Costs have risen dramatically over the past decade. Boards need a strategic plan for reserves and investments. Our scale allows us to negotiate better rates and provide financial forecasting that smaller firms simply can’t match."

FirstService addresses these concerns through a comprehensive, proactive approach:

• FirstService Financial, Inc. (FFI) – Through FFI, we offer specialized banking and investment solutions tailored for community associations, including optimized reserve accounts, lending options, and cash management strategies that maximize returns while safeguarding funds.
   
• Strategic reserve planning – We conduct detailed reserve studies and create long-term funding strategies to ensure communities can maintain amenities and infrastructure without unexpected assessments.
   
• Advanced financial forecasting – Using historical data, market trends, and predictive modeling, we help boards anticipate future expenses and plan budgets that support both operational needs and lifestyle enhancements.
   
• Purchasing power & vendor negotiation – Our national scale enables us to secure competitive rates on insurance, maintenance, and capital projects that deliver cost savings that smaller firms cannot achieve.
   
• Transparent reporting & digital access – With FirstService Residential Connect™, boards have 24/7 access to financial statements, payment histories, and real-time updates, ensuring complete visibility and confidence in every decision.
   
• Dedicated expertise – Our team includes certified accountants and financial specialists who partner with boards to provide guidance on investments, compliance, and risk management.

The result? Communities gain financial stability, predictable budgets, and the resources to invest in lifestyle programming and communal spaces that adds value to their communities and the lives of its residents.
 

Positive resident feedback

"Our community has never looked better. The amenities are spotless, and communication is top-notch."

J.D., Dallas

"Responsive, professional, and proactive. They make HOA living stress-free."

M.R., Fort Worth

Looking ahead: Building communities that connect

As North Texas continues to grow, Mathew sees endless opportunities.

"Our goal is simple: help communities thrive. When residents feel engaged and supported, neighborhoods become places where people want to be and are proud to call home."

For boards and developers looking to strengthen, elevate lifestyle programming, and plan confidently for the future, partnering with a property management company that understands both the operational and human sides of community living can make all the difference.

Learn how FirstService Residential helps communities build meaningful connections and long-term value.