The one-sentence version
Residents want to lower costs. Leasing the building raises them.
54%
of residents picked “income to offset dues” as their #1 priority for the building
119 of 221 who answered · Community survey · live results
Residents' number-one goal for 43 North Road is to offset costs — to make money for the community, not spend more of it.
–$44,606/yr
Estimated ~what leasing the building still loses each year — even at the best rent we found
Source: Local commercial-listing comparison · Kinnelon & Butler NJ + Community estimate · conservative assumption
But leasing 43 North Road does the opposite. Even at the best rent we could find, renting it out still loses the community money every year — because the rent doesn't cover what the building costs to carry.
$511K/yr
Estimated ~the community's recurring yearly loss — the Inn (verified) plus carrying 43 North Road (one-time costs excluded)
Source: 2026 SRC Proposed Budget + Community estimate · conservative assumption
And that matters because the wider budget is already stretched: the community carries large, growing losses every year, and dues keep climbing.
That's the whole picture. The rest of this page is just the numbers behind each part — survey first, then the finances — each one sourced so you can check it yourself.
Top priority for the building
Verified ✓n = 221 · community survey · as of 2026-06-10
54%
Generating income to offset Club dues
119 of 221 neighbors — the clear #1 priority.
- Generating income to offset Club dues53.8% · 119
- Preserving Smoke Rise's historic character24.4% · 54
- Adding amenities and gathering space for residents15.8% · 35
- Improving the North Gate's curb appeal and first impression5.9% · 13
Residents' top goal for 43 North Road is to lower the cost burden — not add to it.
43 North Road
The building, and what it costs to carry
The community bought 43 North Road. Here's the purchase, the yearly carrying cost, and what it would take just to break even — every figure with its source.
What the community bought
Verified ✓$500,000
Purchase price
$125,000
Down payment
$375,000
Mortgage · 6.75% / 15 yr
2,618 sq ft
Built 1954
Source: Treasurer's Annual Report (purchase) · 2026 SRC Proposed Budget · Capital Fund (p. 3) (renovation) · one-time, not a recurring cost.
What it costs to carry, every year
Recurring costs only. The one-time renovation is separate, below.
- Mortgage (annual debt service)$56,820 Verified ✓
- Operating costs (taxes, insurance, utilities, upkeep)~$48,000 Estimated ~
- Total recurring carry$104,820/yr
$56,820 + ~$48,000 = $104,820. Source: Treasurer's Annual Report (mortgage) · Community estimate · conservative assumption (operating).
Even at the best rent, leasing loses money
~$60,214/yr
best commercial rent we found · Estimated ~
Source: Local commercial-listing comparison · Kinnelon & Butler NJ
Add up the mortgage and the running costs, and the building costs about this much to carry every year. The best commercial rent we found wouldn't cover it.
For every dollar 43 North Road costs to carry, the best rent we found covers about 57% — dues cover the other 43%.
–$44,606/yr
So even in the best case, leasing the building still loses the community about $44,606 a year — money that comes from everyone's dues.
$104,820 carry − $60,214 rent = $44,606
First-year, one-time
The renovation: a one-time fix, kept out of the yearly math
Buying the building came with first-year work to make it usable. This is the Board's documented one-time spend — separate from the every-year carrying cost above, and never spread across future years.
$125,000
Verified ✓one-time renovation (2026)Source: 2026 SRC Proposed Budget · Capital Fund (p. 3) · one-time, Verified ✓
What the renovation covers
- Septic system
- Mold remediation
- Building upgrades to make the space usable
The 2026 budget records the $125,000 as a single one-time total, not a line-by-line split — so we name the work without splitting the dollars across items.
If any of this work runs beyond the budgeted $125,000, that additional amount isn't in the published budget yet. We don't estimate it — we've asked the Board for the official figure, shown below, rather than guess.
One-time, so it stays out of the every-year loss and the 20-year outlook — it shows up once, in the first year.
A revenue center we already have
The Inn brings in a lot — and spends more
The Inn earns real money. It also spends more than it earns. Here's the revenue, the spending breakdown, and how the gap has grown over seven years.
🍽 VILLAGE INN FINANCES
What the Village Inn costs your household
The Village Inn operates at a yearly deficit of $406,304 — paid by all 980 households through your dues. Here's the full financial picture from the 2026 Proposed Budget.
Total Community Cost — Yearly Deficit
$406,304
paid by all 980 households every year
The Village Inn generates $1.43M in revenue but costs $1.83M to operate. Assessments cover the $406K gap — whether or not you dine there.
2026 SRC Proposed Budget, pp. 7 & 13 · Includes $49K G&A allocation
$34
per month
8% of your $413 monthly dues
$415
per year
8% of your $4,824 annual dues
$406K
total community cost
Yearly deficit
🏡 All of Smoke Rise
Where your $413/month goes
Your monthly dues fund everything Smoke Rise operates — security, road maintenance, the Village Inn, recreation, the lake, and more. Here's how every dollar is divided across all community operations.
- Security$8621%
- Capital$8721%
- Maintenance$6015%
- Other$9423%
- Inn deficit$348%
- Recreation$225%
- G&A$164%
- Lake & Env$143%
Source: 2026 SRC Proposed Budget
A closer look
The Village Inn — by the numbers
The Inn is the heart of Smoke Rise — and the single largest expense in your assessment. Here's where the money goes.
🍽 Village Inn
Revenue vs. expense — does the Inn pay for itself?
The Inn brings in $1.43M per year from dining, catering, and bar sales. But it costs $1.84M to operate — leaving a $406K gap that your dues cover.
Revenue covers 78¢ of every $1 spent
Revenue
$1,428,688
Total expense
$1,834,992
Reported expenses: $1,785,992. Adding $49,000 G&A Inn allocation = $1,834,992 total.
🍽 Village Inn Spending
How the Inn spends $1.84 million a year
This is only Village Inn expenses — not the full Smoke Rise budget. Nearly half goes to staffing. Food and beverage is the next largest cost.
- Payroll & Staff$793K43%
- Cost of Food$339K18%
- Supplies & Other$217K12%
- Cost of Liquor$108K6%
- Insurance$51K3%
- Utilities$51K3%
- Real Estate Tax$44K2%
- Advertising$35K2%
- G&A Allocation$49K3%
G&A Allocation: $49,000 of Inn expense categorized under General & Administrative (Budget p. 13)
🍽 Village Inn Deficit
7 years of growing losses
The gap between what the Inn earns and what it costs has grown 64% since 2019 — from $247K to $406K. That's an extra $159K per year the community now covers.
2019–2025: reported deficit · 2026: includes $49K G&A allocation
Sources: SRC Proposed Budgets & Treasurer's Annual Reports
43¢ of every food dollar is labor
$793K payroll against $1.43M revenue. Payroll alone exceeds 55% of revenue.
Deficit up 64% in 7 years
From $247K (2019) to $406K (2026 total). That's an additional $159K/yr the community covers.
Our read
We already have revenue centers like the Inn. The opportunity the numbers point to is helping the ones we have earn more — not taking on new operations to run.
Where the numbers point
The community's recurring yearly loss
Two things lose money every year: the Village Inn, and carrying 43 North Road. Added together — and counting only money that recurs every year, never the one-time renovation — here's the recurring loss, with the math shown.
- Village Inn yearly deficit$406,304 Verified ✓
- 43 North Road — recurring carry (no renovation)$104,820 Estimated ~
- Recurring loss, every year$511,124/yr
$406,304 + $104,820 = $511,124. Recurring only. The one-time $125,000 renovation is shown on its own and is never multiplied across years.
Spread across all ~980 households, that's about $522 per household, every year.
Estimated ~$511,124 ÷ ~980 households = $522/household/yr
Household count (~980) is an internal estimate — no primary roster on file, so it's tagged Estimated ~.
Our read
Residents' top priority was to lower costs and not take on new obligations. The figures point the same way: the clearest path is making the revenue centers we already have profitable, rather than running 43 North Road as commercial space. We share these numbers so the community can weigh the options together — and we welcome the Board's official figures.
Explore the full data
The rest of the numbers
The full survey breadth, the department-by-department 2026 budget, and a 20-year projection — here for anyone who wants to dig into the detail behind the story above.
How many people answered
221
responses to the 43 North Road survey
≈ 22.6% of ~980 households (household count Estimated ~)
62
responses to the community survey
≈ 6.3% of ~980 households
This is a voluntary survey, not a random sample — people who chose to respond may not mirror the whole community, so read these as the views of those who answered, not a verified majority of all households. Many sections were optional, so each question shows its own response count (n). Any question under n = 25 is tagged a small sample and shown as bars only (no confident pie/donut). Questions with no responses yet are marked "awaiting responses." Figures are a snapshot of the live results as of 2026-06-10.
43 North Road
The decision that started this — what residents want for the building, and why.
Top priority for the building
n = 221 responses · as of 2026-06-10
- Generating income to offset Club dues53.8% · 119
- Preserving Smoke Rise's historic character24.4% · 54
- Adding amenities and gathering space for residents15.8% · 35
- Improving the North Gate's curb appeal and first impression5.9% · 13
First choice for 43 North Road
n = 221 responses · as of 2026-06-10
- Lease to a Commercial Tenant33% · 73
- Communal Amenity / Clubhouse Space9.5% · 21
- Club Administrative Offices4.1% · 9
- Community Heritage Center15.4% · 34
- Welcome Center & Gateway Enhancement1.4% · 3
- Mixed Use — Partial Lease + Community Space7.2% · 16
- Community Resource Library / Co-Working Space4.1% · 9
- Remove the Building — Reclaim the Land17.2% · 38
- Something Else8.1% · 18
Second choice
n = 208 responses · as of 2026-06-10
- Lease to a Commercial Tenant17.3% · 36
- Communal Amenity / Clubhouse Space9.6% · 20
- Club Administrative Offices2.9% · 6
- Community Heritage Center4.8% · 10
- Welcome Center & Gateway Enhancement3.8% · 8
- Mixed Use — Partial Lease + Community Space21.6% · 45
- Community Resource Library / Co-Working Space5.8% · 12
- Remove the Building — Reclaim the Land22.6% · 47
- Something Else11.5% · 24
How residents heard about the decision
n = 221 responses · as of 2026-06-10
- At the Open Community Special Meeting8.6% · 19
- Through the Board's survey email32.1% · 71
- Word of mouth from neighbors38% · 84
- From this website (43northrd.com)14.5% · 32
- I wasn't aware until now6.8% · 15
First choice, by gate area
North Gate Area
n = 55 · as of 2026-06-10- Lease to a Commercial Tenant36.4% · 20
- Communal Amenity / Clubhouse Space9.1% · 5
- Club Administrative Offices5.5% · 3
- Community Heritage Center5.5% · 3
- Welcome Center & Gateway Enhancement1.8% · 1
- Mixed Use — Partial Lease + Community Space12.7% · 7
- Community Resource Library / Co-Working Space1.8% · 1
- Remove the Building — Reclaim the Land20% · 11
- Something Else7.3% · 4
East Gate Area
n = 34 · as of 2026-06-10- Lease to a Commercial Tenant35.3% · 12
- Communal Amenity / Clubhouse Space11.8% · 4
- Club Administrative Offices5.9% · 2
- Community Heritage Center14.7% · 5
- Welcome Center & Gateway Enhancement2.9% · 1
- Mixed Use — Partial Lease + Community Space5.9% · 2
- Community Resource Library / Co-Working Space2.9% · 1
- Remove the Building — Reclaim the Land8.8% · 3
- Something Else11.8% · 4
Mountain & Hilltop Area
n = 75 · as of 2026-06-10- Lease to a Commercial Tenant25.3% · 19
- Communal Amenity / Clubhouse Space13.3% · 10
- Club Administrative Offices4% · 3
- Community Heritage Center29.3% · 22
- Welcome Center & Gateway Enhancement1.3% · 1
- Mixed Use — Partial Lease + Community Space4% · 3
- Community Resource Library / Co-Working Space5.3% · 4
- Remove the Building — Reclaim the Land10.7% · 8
- Something Else6.7% · 5
Lakeside & Perimeter Area
n = 33 · as of 2026-06-10- Lease to a Commercial Tenant39.4% · 13
- Communal Amenity / Clubhouse Space0% · 0
- Club Administrative Offices3% · 1
- Community Heritage Center12.1% · 4
- Welcome Center & Gateway Enhancement0% · 0
- Mixed Use — Partial Lease + Community Space6.1% · 2
- Community Resource Library / Co-Working Space6.1% · 2
- Remove the Building — Reclaim the Land24.2% · 8
- Something Else9.1% · 3
Where respondents live (by gate area)
n = 197 responses · as of 2026-06-10
- North Gate Area27.9% · 55
- East Gate Area17.3% · 34
- Mountain & Hilltop Area38.1% · 75
- Lakeside & Perimeter Area16.8% · 33
Governance & Communication
How well residents feel decisions are communicated.
How informed residents felt about the decision
n = 39 responses · as of 2026-06-10
- Very well informed — I understood the details2.6% · 1
- Somewhat informed — I knew it was happening but not the specifics61.5% · 24
- Not very informed — I learned about it after the fact25.6% · 10
- Not informed at all — this survey is how I found out10.3% · 4
How residents learned about it
n = 39 responses · as of 2026-06-10
- Official Board communication (letter, email, or meeting)7.7% · 3
- Open Community Special Meeting0% · 0
- Word of mouth from neighbors69.2% · 27
- Social media (Facebook group, NextDoor)10.3% · 4
- From this website (43northrd.com)5.1% · 2
- I still don't have clear details7.7% · 3
How the Board should communicate major decisions
40 answered · respondents could pick more than one · as of 2026-06-10
- Email from the Board before the decision82.5% · 33
- Discussion at an open meeting before the vote70% · 28
- Written summary of the financial impact on dues25% · 10
- Posted on the community website10% · 4
- Mailed notice to all lot owners12.5% · 5
- I trust the Board to make these decisions5% · 2
- Respondents could pick more than one option, so shares sum past 100%.
Should residents see the financial impact before major decisions?
n = 40 responses · as of 2026-06-10
- Yes — residents should see the financial impact before decisions are finalized95% · 38
- Yes — but only for purchases above a certain dollar amount5% · 2
- It would be nice but isn't essential0% · 0
- No — the Board manages finances on our behalf0% · 0
Maintenance & Grounds
Overall grounds-maintenance rating
Small sample · n=234.00 / 5
average · n = 23 · as of 2026-06-10
Top maintenance priorities
Small sample · n=2323 answered · respondents could pick more than one · as of 2026-06-10
- Road conditions and paving91.3% · 21
- Landscaping and lawn care of common areas91.3% · 21
- Gate and guardhouse upkeep4.3% · 1
- Lake and beach maintenance91.3% · 21
- Snow removal8.7% · 2
- Tree trimming and storm cleanup0% · 0
- Building maintenance (Inn, Club office, etc.)0% · 0
- Signage and lighting0% · 0
- Respondents could pick more than one option, so shares sum past 100%.
Should the community explore in-house maintenance?
Small sample · n=23n = 23 responses · as of 2026-06-10
- Yes — it could save money and improve quality4.3% · 1
- Worth exploring — I'd want to see a cost comparison91.3% · 21
- No preference4.3% · 1
- No — professional contractors are the right approach0% · 0
Looking Ahead
Would residents take part in future surveys?
Small sample · n=21n = 21 responses · as of 2026-06-10
- Yes — I'd participate regularly100% · 21
- Occasionally — maybe once or twice a year0% · 0
- Only for major decisions0% · 0
- No — this was enough0% · 0
Preferred contact for future surveys
Small sample · n=2121 answered · respondents could pick more than one · as of 2026-06-10
- Email95.2% · 20
- Text message4.8% · 1
- Through the community website90.5% · 19
- At community meetings0% · 0
- I'd just check 43northrd.com0% · 0
- Respondents could pick more than one option, so shares sum past 100%.
The Village Inn
How residents use the Inn, and what would make it better.
How often residents visit the Inn
n = 30 responses · as of 2026-06-10
- Weekly or more6.7% · 2
- A few times a month70% · 21
- Once a month10% · 3
- A few times a year3.3% · 1
- Rarely or never10% · 3
Experience at the Inn
3.71 / 5
average · n = 28 · as of 2026-06-10
How residents use the Inn
30 answered · respondents could pick more than one · as of 2026-06-10
- Dine-in dinner80% · 24
- Dine-in lunch6.7% · 2
- Takeout6.7% · 2
- Bar / drinks only76.7% · 23
- Private events or parties3.3% · 1
- Community events6.7% · 2
- I don't use it6.7% · 2
- Respondents could pick more than one option, so shares sum past 100%.
What would improve the Inn
29 answered · respondents could pick more than one · as of 2026-06-10
- Updated menu / more variety10.3% · 3
- Better pricing10.3% · 3
- Improved atmosphere / renovation10.3% · 3
- More event nights (trivia, live music, themed dinners)72.4% · 21
- Expanded takeout options3.4% · 1
- Extended hours3.4% · 1
- Outdoor dining / patio improvements79.3% · 23
- I'm happy with it as is0% · 0
- Respondents could pick more than one option, so shares sum past 100%.
The Lake & Beach
Beach visit frequency
Small sample · n=12n = 12 responses · as of 2026-06-10
- Almost every day0% · 0
- A few times a week16.7% · 2
- A few times a month33.3% · 4
- Rarely33.3% · 4
- Never16.7% · 2
Lake recreation frequency
Small sample · n=12n = 12 responses · as of 2026-06-10
- Regularly (weekly+)0% · 0
- Sometimes (monthly)16.7% · 2
- A few times a year16.7% · 2
- I don't use the lake for recreation66.7% · 8
Beach & lake facilities rating
Small sample · n=93.78 / 5
average · n = 9 · as of 2026-06-10
What would improve the beach & lake
Small sample · n=1212 answered · respondents could pick more than one · as of 2026-06-10
- Better maintained beach area25% · 3
- Updated facilities (bathrooms, changing areas)16.7% · 2
- More watercraft rental options58.3% · 7
- Extended beach hours0% · 0
- More family events at the beach8.3% · 1
- Better fishing access / stocking8.3% · 1
- Improved swimming area25% · 3
- I'm satisfied with it25% · 3
- Respondents could pick more than one option, so shares sum past 100%.
Activities & Events
Community events residents have attended
33 answered · respondents could pick more than one · as of 2026-06-10
- Holiday parties66.7% · 22
- Summer BBQ69.7% · 23
- Trivia nights3% · 1
- Movie nights3% · 1
- Kids events0% · 0
- Fitness classes0% · 0
- Book club0% · 0
- None of the above24.2% · 8
- Respondents could pick more than one option, so shares sum past 100%.
Event-programming rating
3.89 / 5
average · n = 28 · as of 2026-06-10
The Playground
The Smoke Rise Improvement Group's playground initiative.
Support for the playground initiative
n = 35 responses · as of 2026-06-10
77.1% of respondents support or strongly support it.
- Strongly support — I'd contribute to fundraising17.1% · 6
- Support — it's a good idea60% · 21
- Neutral — I don't have kids but don't mind8.6% · 3
- Concerned — I'd want to see the plan and costs first11.4% · 4
- Against — this isn't a priority2.9% · 1
Rating of the playground concept
3.07 / 5
average · n = 27 · as of 2026-06-10
Features residents would want
31 answered · respondents could pick more than one · as of 2026-06-10
- Equipment for younger children (2–5)80.6% · 25
- Equipment for older children (6–12)25.8% · 8
- Shade structures80.6% · 25
- Seating for parents/grandparents19.4% · 6
- Accessible/inclusive equipment64.5% · 20
- Natural play elements (logs, boulders, climbing)6.5% · 2
- Water feature / splash pad6.5% · 2
- Basketball/sport court nearby0% · 0
- Respondents could pick more than one option, so shares sum past 100%.
Clubs & Community
Club involvement
No club-involvement responses yet — awaiting responses.
Overall clubs & community rating
Small sample · n=74.00 / 5
average · n = 7 · as of 2026-06-10
Living in Smoke Rise
How long residents have lived here
Small sample · n=15n = 15 responses · as of 2026-06-10
- Less than 1 year0% · 0
- 1–5 years13.3% · 2
- 5–15 years40% · 6
- 15–30 years33.3% · 5
- 30+ years13.3% · 2
The best things about Smoke Rise
Small sample · n=1515 answered · respondents could pick more than one · as of 2026-06-10
- Privacy and security (gated community)86.7% · 13
- Natural beauty and surroundings86.7% · 13
- The lake53.3% · 8
- The Village Inn26.7% · 4
- Sense of community / neighbors20% · 3
- St. Hubert's Chapel and history26.7% · 4
- Proximity to NYC (35 miles)6.7% · 1
- Property values0% · 0
- Schools26.7% · 4
- Clubs and activities0% · 0
- Peace and quiet66.7% · 10
- Respondents could pick more than one option, so shares sum past 100%.
The biggest challenges
Small sample · n=1515 answered · respondents could pick more than one · as of 2026-06-10
- HOA dues / cost of living60% · 9
- Road maintenance26.7% · 4
- Communication from the Board40% · 6
- Limited dining / shopping options40% · 6
- Property maintenance standards20% · 3
- Gate / security issues0% · 0
- Lack of activities for younger residents13.3% · 2
- Aging infrastructure13.3% · 2
- Internet / connectivity33.3% · 5
- Nothing — I love it here6.7% · 1
- Respondents could pick more than one option, so shares sum past 100%.
Would residents recommend Smoke Rise?
Small sample · n=15n = 15 responses · as of 2026-06-10
- Absolutely — it's one of a kind20% · 3
- Yes, with some caveats46.7% · 7
- Maybe — depends on what they're looking for26.7% · 4
- Probably not right now6.7% · 1
Get Involved
Volunteer interests
Small sample · n=1111 answered · respondents could pick more than one · as of 2026-06-10
- Heritage preservation (chapel, historic buildings)18.2% · 2
- Welcoming new residents0% · 0
- Community events planning0% · 0
- Environmental / lake conservation9.1% · 1
- Youth programs0% · 0
- Board of Governors service9.1% · 1
- Beautification / landscaping0% · 0
- Communications / newsletter0% · 0
- None right now, but keep me posted81.8% · 9
- Respondents could pick more than one option, so shares sum past 100%.
Preferred ways to stay informed
Small sample · n=1414 answered · respondents could pick more than one · as of 2026-06-10
- Email newsletter64.3% · 9
- Community website (mysrportal.com)21.4% · 3
- Facebook group7.1% · 1
- NextDoor0% · 0
- Physical mail / flyers21.4% · 3
- Text messages21.4% · 3
- Board meetings (in person)14.3% · 2
- I feel informed enough already7.1% · 1
- Respondents could pick more than one option, so shares sum past 100%.
Online & Facebook
Smoke Rise Facebook-group usage
Small sample · n=14n = 14 responses · as of 2026-06-10
- Daily0% · 0
- Several times a week14.3% · 2
- Occasionally14.3% · 2
- Rarely28.6% · 4
- Never — I'm not in the FB group42.9% · 6
Tone of the Facebook group
Small sample · n=13n = 13 responses · as of 2026-06-10
- Mostly positive and constructive7.7% · 1
- Mixed — depends on the thread23.1% · 3
- Often negative or combative23.1% · 3
- I don't follow it closely46.2% · 6
Is the Facebook group fair to all viewpoints?
Small sample · n=13n = 13 responses · as of 2026-06-10
- Very fair to all viewpoints0% · 0
- Somewhat fair23.1% · 3
- Not fair — voices get silenced15.4% · 2
- I don't know enough to say61.5% · 8
Want an alternative to Facebook?
Small sample · n=14n = 14 responses · as of 2026-06-10
- Yes — a Smoke-Rise-only space outside Facebook64.3% · 9
- Maybe — depends on how it's run28.6% · 4
- No — Facebook is enough for me7.1% · 1
Features an alternative should have
Small sample · n=1414 answered · respondents could pick more than one · as of 2026-06-10
- Resident directory (opt-in)71.4% · 10
- Community events calendar85.7% · 12
- Classifieds / for-sale / services78.6% · 11
- Moderated discussions28.6% · 4
- Quick polls / surveys50% · 7
- Club & activity pages71.4% · 10
- Report-an-issue (potholes, gate, etc.)71.4% · 10
- Photos & Smoke Rise history archive35.7% · 5
- Respondents could pick more than one option, so shares sum past 100%.
Beach Access & Moko App
Moko replaces physical beach badges this summer; every resident must register.
How residents feel about the Moko app
Small sample · n=18n = 18 responses · as of 2026-06-10
- Love it11.1% · 2
- Fine with it33.3% · 6
- Concerned11.1% · 2
- Strongly opposed44.4% · 8
Have residents registered with Moko?
Small sample · n=18n = 18 responses · as of 2026-06-10
- Yes38.9% · 7
- No38.9% · 7
- Didn't know about it22.2% · 4
Concerns about Moko
Small sample · n=1818 answered · respondents could pick more than one · as of 2026-06-10
- Privacy27.8% · 5
- Tech difficulty for older residents44.4% · 8
- Access for kids/guests16.7% · 3
- Reliability5.6% · 1
- Cost22.2% · 4
- None — I support it27.8% · 5
- Respondents could pick more than one option, so shares sum past 100%.
How residents learned about Moko
Small sample · n=18n = 18 responses · as of 2026-06-10
- Newsletter61.1% · 11
- Club Office5.6% · 1
- Neighbor0% · 0
- Haven't heard of it33.3% · 6
Would help sessions be useful?
Small sample · n=16n = 16 responses · as of 2026-06-10
- Yes37.5% · 6
- No31.3% · 5
- Already registered fine31.3% · 5
Governance & Management
A deeper survey on the Inn deficit, management, and the road ahead. Note the small samples below.
What residents love most about Smoke Rise
Small sample · n=1515 answered · respondents could pick more than one · as of 2026-06-10
- The lake and beach53.3% · 8
- The privacy and gates73.3% · 11
- The natural beauty and wildlife53.3% · 8
- The sense of community6.7% · 1
- The Village Inn as a gathering place0% · 0
- Safety and security66.7% · 10
- The clubs and activities6.7% · 1
- The schools and family environment13.3% · 2
- Walking/running/biking the roads13.3% · 2
- The history and character26.7% · 4
- The property values13.3% · 2
- Other6.7% · 1
- Respondents could pick more than one option, so shares sum past 100%.
The Inn's strengths
Small sample · n=1515 answered · respondents could pick more than one · as of 2026-06-10
- Great spot for a casual meal13.3% · 2
- Good for hosting events/parties0% · 0
- Brings the community together0% · 0
- Convenient — don't have to leave the gates26.7% · 4
- Good bar/social scene0% · 0
- Pool and summer activities0% · 0
- Holiday events and specials6.7% · 1
- Nothing specific comes to mind40% · 6
- I don't use the Inn53.3% · 8
- Respondents could pick more than one option, so shares sum past 100%.
Management's strengths
Small sample · n=1515 answered · respondents could pick more than one · as of 2026-06-10
- Gate security and access60% · 9
- Road maintenance33.3% · 5
- Common area upkeep40% · 6
- Communication with residents6.7% · 1
- Event planning6.7% · 1
- Financial transparency0% · 0
- Responsiveness to concerns13.3% · 2
- Club and activity coordination13.3% · 2
- Nothing specific comes to mind46.7% · 7
- Respondents could pick more than one option, so shares sum past 100%.
How often residents visit the Inn
Small sample · n=15n = 15 responses · as of 2026-06-10
- Weekly or more0% · 0
- A few times a month6.7% · 1
- Once a month0% · 0
- A few times a year33.3% · 5
- Rarely or never60% · 9
What would improve the Inn
Small sample · n=1515 answered · respondents could pick more than one · as of 2026-06-10
- Better food quality or menu variety73.3% · 11
- Lower prices60% · 9
- More events and themed nights0% · 0
- Improved atmosphere/ambiance6.7% · 1
- Online ordering or takeout6.7% · 1
- Better hours53.3% · 8
- Kids' menu and family-friendly options33.3% · 5
- Nothing — I'm happy with it0% · 0
- Nothing — I'm just not an Inn person6.7% · 1
- Respondents could pick more than one option, so shares sum past 100%.
Preferred direction for the Inn
Small sample · n=15n = 15 responses · as of 2026-06-10
- Keep investing — the Inn is worth it as-is0% · 0
- The Inn needs a refresh to attract more diners20% · 3
- Bring in a dedicated hospitality manager for Inn operations20% · 3
- Reduce the Inn's scope to lower the deficit26.7% · 4
- I need to understand the finances better before I can say33.3% · 5
Concern about the Inn deficit
Small sample · n=15n = 15 responses · as of 2026-06-10
Average concern 3.43 on a 1–4 scale (14 answered, excluding "need more info").
- Not concerned — this is normal for a community like ours0% · 0
- Somewhat concerned — I'd like to see a plan13.3% · 2
- Very concerned — we need changes soon26.7% · 4
- Alarmed — this trajectory is unsustainable53.3% · 8
- I need more information before I can judge6.7% · 1
Opinion on the Inn's deficit
Small sample · n=15n = 15 responses · as of 2026-06-10
- The Inn is worth subsidizing at any cost0% · 0
- The Inn needs a refresh to attract more revenue6.7% · 1
- The Inn needs professional hospitality management20% · 3
- The Inn's operating model needs fundamental rethinking60% · 9
- I don't have enough information to say13.3% · 2
In hindsight, what should have been done
Small sample · n=1515 answered · respondents could pick more than one · as of 2026-06-10
- Hire a professional hospitality manager46.7% · 7
- Bring in a property management company40% · 6
- Reduce Inn expenses and right-size operations40% · 6
- Invest in the Inn to grow revenue0% · 0
- Be more transparent about the growing deficit26.7% · 4
- Put major spending decisions to a community vote33.3% · 5
- Nothing different — they did their best0% · 0
- I don't know enough about what happened0% · 0
- Respondents could pick more than one option, so shares sum past 100%.
Acceptable level of Inn subsidy
Small sample · n=15n = 15 responses · as of 2026-06-10
- $0 — these should break even73.3% · 11
- Up to $200K/year ($200/family)13.3% · 2
- Up to $400K/year ($400/family)0% · 0
- Up to $600K/year ($600/family) — current level is fine0% · 0
- Whatever it takes — priceless community assets6.7% · 1
- I need a detailed plan before picking a number6.7% · 1
How the Inn & 43 North Road should be managed
Small sample · n=15n = 15 responses · as of 2026-06-10
- Current Board oversight is handling it well0% · 0
- A property manager for 43 North Road would help the Board6.7% · 1
- A property manager for both the Inn and 43 North Road13.3% · 2
- The Board should explore property management options and report back to residents66.7% · 10
- I want to understand the options before I weigh in13.3% · 2
Management priorities
Small sample · n=1414 answered · respondents could pick more than one · as of 2026-06-10
- Financial accountability and transparency92.9% · 13
- Professional day-to-day management57.1% · 8
- Resident input on major decisions42.9% · 6
- Keeping costs as low as possible35.7% · 5
- Protecting property values14.3% · 2
- Maintaining the community character7.1% · 1
- Speed of improvements and maintenance0% · 0
- Respondents could pick more than one option, so shares sum past 100%.
The Board's strengths
Small sample · n=1313 answered · respondents could pick more than one · as of 2026-06-10
- Gate security and access61.5% · 8
- Road maintenance30.8% · 4
- Event planning and community building7.7% · 1
- Communication and newsletters15.4% · 2
- Emergency response23.1% · 3
- Volunteer coordination0% · 0
- Keeping Smoke Rise's character0% · 0
- Nothing comes to mind30.8% · 4
- Respondents could pick more than one option, so shares sum past 100%.
Community priorities going forward
Small sample · n=1414 answered · respondents could pick more than one · as of 2026-06-10
- Reducing the Village Inn deficit85.7% · 12
- Completing 43 North Road improvements7.1% · 1
- Improving roads and infrastructure21.4% · 3
- Enhancing lake and beach amenities28.6% · 4
- Modernizing community communication35.7% · 5
- Increasing property values42.9% · 6
- Building a stronger sense of community7.1% · 1
- Keeping assessments stable42.9% · 6
- Respondents could pick more than one option, so shares sum past 100%.
Inn direction, by how often residents visit
Cross-tab needs more responses — awaiting responses.
And there's much more in the survey
The survey covered far more than the building. A few of the topics residents weighed in on:
The full 2026 budget
Every department, and your share of it
The whole community budget for 2026, department by department, and how the $413-a-month assessment splits across them. Switch any chart between bar, donut, and pie.
📋 2026 Departmental Budget
Every department, every dollar
The full Smoke Rise budget, ranked by expense. Departments shaded in forest green; the Village Inn is highlighted in gold because it's the largest single line — and the rest of this page goes deep on it.
Village Inn
Includes $49K G&A allocation
$1,834,992
38%
Capital Fund
$1,204,000
25%
Security
$1,013,866
21%
Maintenance
$802,203
17%
Office
$585,154
12%
Recreation
$317,994
7%
G&A
Includes $49K Inn expense allocation
$192,089
4%
Lake & Env
$159,000
3%
Prof. Services
$123,600
3%
Source: 2026 SRC Proposed Budget · Village Inn expense includes its $49K G&A allocation. G&A's $192K bucket includes the same $49K Inn expense allocation — a cross-categorization, not a double charge.
One reconciliation: the Capital Fund line for the 43 North loan reads $56,280 here, while the annual debt-service figure is $56,820 — a $540 difference between two budget documents. This page uses $56,820 (annual debt service) everywhere it talks about the mortgage.
🏡 Your assessment
How your $413/month is divided
Every Smoke Rise household pays $413/month — $4,824/year. Here's how that splits across the community's operations.
Security
$86
/ month
21% of dues
Gate operations, perimeter patrol, in-house guards.
Capital
$87
/ month
21% of dues
Roads, vehicles, infrastructure improvements.
Maintenance
$60
/ month
15% of dues
Grounds, equipment, landscape, plowing.
Village Inn deficit
$34
/ month
8% of dues
$406,304 yearly deficit, divided across every household.
Other
$94
/ month
23% of dues
Office, professional services, communications.
Recreation
$22
/ month
5% of dues
Lifeguards, beach programming, swim lessons.
G&A
$16
/ month
4% of dues
Taxes on common property, insurance, board events.
Lake & Env
$14
/ month
3% of dues
Dock operations, weed control, fish stocking.
Source: 2026 SRC Proposed Budget · Percentages sum to 100% across all community operations.
The next 20 years
If nothing changes, here's the trajectory
The recurring loss carried forward to 2046 — honestly: one-time costs excluded, the mortgage stepping off when it's paid, and the Inn shown as a range, not a single guess.
If nothing changes
The next 20 years, at today's recurring losses
The recurring yearly loss — the Village Inn deficit plus carrying 43 North Road — projected from 2026 to 2045. The one-time renovation is shown only as a 2026 spike, never spread across the years. The mortgage is paid off after 2040, so the 43 North Road carry steps down to operating-only from 2041 on.
Recurring loss, this year (2026)
$511,124/yr
Inn $406,304 + 43NR carry $104,820 = $511,124
In 2045, the band
$454,304 – $1,613,571/yr
Low = Inn held flat; high = Inn keeps growing ~7.4%/yr. Both already include the post-payoff step-down.
- Mortgage step-down: through 2040 the 43 North Road carry is $104,820/yr; once the 15-year mortgage is paid off it drops to operating-only $104,820 − $56,820 = $48,000/yr from 2041.
- Inn trend: the deficit grew 64% over 7 years ($247,000 in 2019 → $406,000 in 2026) — an annualized (406/247)^(1/7) − 1 ≈ 7.4%/yr. The "trend continues" line applies that rate forward; the "flat" line holds $406,304.
- 20-year cumulative (recurring only): $9,938,380 – $19,133,963 across 2026–2045, excluding the one-time renovation.
- One-time renovation: $125,000 lands once, in 2026 (the gold bar) — it is not part of either recurring line and is never multiplied across years.
Village Inn deficit, year by year
- 2019: $247K
- 2020: $282K
- 2021: $310K
- 2022: $295K
- 2023: $310K
- 2024: $350K
- 2025 (proj.): $350K
- 2026: $406K
Assumptions: recurring base only (one-time renovation excluded); Inn deficit held flat or grown at the sourced annualized rate; 43 North Road operating cost held at today's estimate; mortgage paid off after 2040 (15-yr term from a 2026 purchase). No inflation on operating costs and no dues changes are modeled. Sources: 2026 SRC Proposed Budget (Inn deficit ✓, mortgage ✓), community operating estimate (~). These are projections, not the Board's official figures — we invite the Board to share official long-range projections.
How to read the numbers
See a number that's off, or have an official figure to share? Email us and we'll correct it — every figure here is meant to be on the record.
Voices of Smoke Rise
What your neighbors are saying.
That's the whole picture.
Residents asked to lower costs. The building, leased, raises them. The Inn and the building together lose the community more than half a million dollars a year, and dues keep climbing. Every number above is sourced — check any of it, and tell us if we got one wrong.
Add your voice
Two ways to weigh in
Two separate channels — each clearly labeled with where it goes. Neither shows your message publicly.
Share your thoughts with the board
Have something to say about the building or the survey? Send it straight to the Board of Governors. We'll pass it along — it isn't shown publicly.
Suggest a question for the next survey
What should we ask next time? Suggest a question and we'll consider it for the next survey. Every suggestion is reviewed before it's used — nothing appears publicly.
Share the whole picture
The more neighbors who see the numbers, the better the conversation. Just a link.