Civic Intelligence

Southway Homeowners Assn Inc

EIN 03-0508650 • 501(c)4 • Katy, TX

Profile

The association provides services to the members much like a quasi governmental unit to provide for the health, safety and welfare of the community at large

2002 West Grand Parkway N Ste 100Katy, TX 77449
Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

81st percentile

0.15x

Higher debt load relative to assets than 81% of similar nonprofits.

501(c)4 • <$500k nonprofits • Source year 2025

Liabilities / Revenue

87th percentile

0.28x

Higher debt load relative to revenue than 87% of similar nonprofits.

501(c)4 • <$500k nonprofits • Source year 2025

Net Margin

41st percentile

-2.1%

Higher net margin than 41% of similar nonprofits.

501(c)4 • <$500k nonprofits • Source year 2025

Top Officer Pay

89th percentile

$0

Higher top officer pay than 89% of similar nonprofits.

Top officer pay equals 0.0% of source-year revenue.

501(c)4 • <$500k nonprofits • Source year 2025

Asset Growth

36th percentile

-9.5%

Faster asset growth than 36% of similar nonprofits.

501(c)4 • <$500k nonprofits • Annualized from 2024 to 2025

Revenue Growth

18th percentile

-45%

Faster revenue growth than 18% of similar nonprofits.

501(c)4 • <$500k nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets81st percentile

Assets

Down

$302,486

Down $31,676 (-9.5%) from 2024

Liabilities

Down

$45,181

Down $28,204 (-38%) from 2024

Net Assets

Down

$257,305

Down $3,472 (-1.3%) from 2024

Operations
Liabilities / Revenue87th percentileNet Margin41st percentile

Revenue

Down

$164,151

Down $134,204 (-45%) from 2024

Expenses

Down

$167,621

Down $15,484 (-8.5%) from 2024

Net Income

Down

-$3,470

Down $118,720 (-103%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth36th percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$400K$300K$200K$100K$0Assets 2016: $54,239Liabilities 2016: $37,686Net Assets 2016: $16,5532016Assets 2017: $95,961Liabilities 2017: $47,546Net Assets 2017: $48,4152017Assets 2018: $165,137Liabilities 2018: $49,399Net Assets 2018: $115,7382018Assets 2019: $71,783Liabilities 2019: $49,977Net Assets 2019: $21,8062019Assets 2020: $143,806Liabilities 2020: $66,235Net Assets 2020: $77,5712020Assets 2021: $214,114Liabilities 2021: $56,979Net Assets 2021: $157,1352021Assets 2022: $230,993Liabilities 2022: $59,833Net Assets 2022: $171,1602022Assets 2023: $204,366Liabilities 2023: $58,538Net Assets 2023: $145,8282023Assets 2024: $334,162Liabilities 2024: $73,385Net Assets 2024: $260,7772024Assets 2025: $302,486Liabilities 2025: $45,181Net Assets 2025: $257,3052025

Highlighted filing

2025

Assets$302,486
Liabilities$45,181
Net Assets$257,305
Open 2025 Filing

Operations Trend

Revenue Growth18th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$300K$200K$100K$0-$100KRevenue 2016: $184,913Expenses 2016: $160,729Net Income 2016: $24,1842016Revenue 2017: $177,846Expenses 2017: $145,984Net Income 2017: $31,8622017Revenue 2018: $182,606Expenses 2018: $115,283Net Income 2018: $67,3232018Revenue 2019: $186,585Expenses 2019: $280,517Net Income 2019: -$93,9322019Revenue 2020: $182,977Expenses 2020: $127,210Net Income 2020: $55,7672020Revenue 2021: $198,293Expenses 2021: $118,729Net Income 2021: $79,5642021Revenue 2022: $189,791Expenses 2022: $175,766Net Income 2022: $14,0252022Revenue 2023: $216,693Expenses 2023: $249,824Net Income 2023: -$33,1312023Revenue 2024: $298,355Expenses 2024: $183,105Net Income 2024: $115,2502024Revenue 2025: $164,151Expenses 2025: $167,621Net Income 2025: -$3,4702025

Highlighted filing

2025

Revenue$164,151
Expenses$167,621
Net Income-$3,470
Open 2025 Filing

Filings

Most recent year

2025 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$302,486
Liabilities
$45,181
Net assets
$257,305
Revenue
$164,151
Expenses
$167,621
Net income
-$3,470
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$3.02$0.45$2.57$1.64$1.68$0.03
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.34$0.73$2.61$2.98$1.83$1.15
2023Detailed filing. Detailed filing data is available for this year.$2.04$0.59$1.46$2.17$2.50$0.33
2022Detailed filing. Detailed filing data is available for this year.$2.31$0.60$1.71$1.90$1.76$0.14
2021Detailed filing. Detailed filing data is available for this year.$2.14$0.57$1.57$1.98$1.19$0.80
2020Detailed filing. Detailed filing data is available for this year.$1.44$0.66$0.78$1.83$1.27$0.56
2019Detailed filing. Detailed filing data is available for this year.$0.72$0.50$0.22$1.87$2.81$0.94
2018Detailed filing. Detailed filing data is available for this year.$1.65$0.49$1.16$1.83$1.15$0.67
2017Detailed filing. Detailed filing data is available for this year.$0.96$0.48$0.48$1.78$1.46$0.32
2016Detailed filing. Detailed filing data is available for this year.$0.54$0.38$0.17$1.85$1.61$0.24
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2025 to Dec 31, 2025
Signed
Feb 20, 2026
Return Version
2025v4.1
Gross Receipts
$164,151
Mission and Program Overview

Mission

The association provides services to the members much like a quasi governmental unit to provide for the health, safety and welfare of the community at large

Balance Sheet Detail
LineBeginningEndChange
Assets
Rtn Earn Endowment Incm Other Fnds$257,305$257,305→ $0
Cash and Non-Interest-Bearing Accounts$220,503$220,503→ $0
Savings and Temporary Cash Investments$81,983$81,983→ $0
Total Assets$302,486$302,486→ $0
Liabilities
Other Liabilities$45,181$45,181→ $0
Total Liabilities$45,181$45,181→ $0
Net Assets / Fund Balance
Total Net Assets Fund Balance$257,305$257,305→ $0
Total Liabilities and Net Assets / Fund Balance$302,486$302,486→ $0
Compensation and Service Providers
Top Officer Pay89th percentile

Board Members and Trustees

NameTitle
Adrian DiazPresident
Sigifrido RuizDirector
Veronica CantuSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$151,267
Program Service Revenue
$0
Investment Income
$551
Other Revenue
$12,333
Change in Net Assets
$-3,470
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$167,621
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Salaries, Compensation, and Employee Benefits$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Fees for Services Other$123,050--$123,050
Fees for Services Management-$20,627-$20,627
Other Expenses-$15,507-$15,507
Office Expenses-$7,301-$7,301
Fees for Services Legal-$2,000-$2,000
Information Technology-$-864-$-864
Total Functional Expenses$123,050$44,571$0$167,621
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Prepaid Assessments$45,181
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Backup withholding compliance
No
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
No
Other officer compensation reviewed
No
Conflict-of-interest policy
No
Audited financial statements prepared
No
Key decisions subject to board approval
Yes
Management duties delegated
Yes

Governance Explanations

Management duties delegation Part VI line 3

“The association had hired a management company to oversee the day to day operations of the association”

Members or stockholder classes and rights Part VI line 6

“The association consists of member owners and each owner has one vote per lot they own”

Member election for additional members Part VI line 7A

“The association holds an annual meeting once a year to vote in committe members and board members from the homeowner population”

Governing body decisions Part VI line 7B

“All governing body decisions are made by the board of directors”

Form 990 governing body review Part VI line 11

“The form 990 was presented to the board prior to filing”

Governing documents etc available to public Part VI line 19

“All governing documents are available upon receipt”

Filing and Contact Details

Filer

Filer Name
Southway Homeowners Assn Inc
EIN
03-0508650
In Care Of
% ADRIAN DIAZ
Address
2002 WEST GRAND PARKWAY N STE 100, Katy, TX 77449

Signing Officer

Name
Adrian Diaz
Title
President
Phone
2815041300
Signed
2026-02-20
Discuss with paid preparer
No

Organization Details

Principal Officer
Adrian Diaz
Formed
2003
Legal Domicile
TX
Voting Board Members
0
Independent Board Members
0
Employees
0

Preparer

Firm
Elaine W Combs CPA
Address
P O BOX 148, Hungerford, TX 77448
Preparer
Elaine Combs
Phone
2814136593
Supplemental Narrative

Additional Explanations

Explanation of other changes in net assets or fund balances Part XI line 9

“The changes in fund balance is due to a reserve transfer and the prior year audit adjustment”

List of other fees for services expenses Part IX line 11G

“The list of other fees is attached with the return”

List of other expenses Part IX line 24E

“The list of other expenses is attached with the return”

Raw XML Appendix279 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

Path#Value
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IRS990/BackupWthldComplianceInd0false
IRS990/BooksInCareOfDetail/PersonNm0INFRAMARK
IRS990/BooksInCareOfDetail/PhoneNum02815041300
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt02002 W GRAND PARKWAY N STE 100
IRS990/BooksInCareOfDetail/USAddress/CityNm0Katy
IRS990/BooksInCareOfDetail/USAddress/StateAbbreviationCd0TX
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IRS990/ConservationEasementsInd0false
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IRS990/CreditCounselingInd0false
IRS990/CYBenefitsPaidToMembersAmt00
IRS990/CYContributionsGrantsAmt0151267
IRS990/CYGrantsAndSimilarPaidAmt00
IRS990/CYInvestmentIncomeAmt0551
IRS990/CYOtherExpensesAmt0167621
IRS990/CYOtherRevenueAmt012333
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IRS990/CYRevenuesLessExpensesAmt0-3470
IRS990/CYSalariesCompEmpBnftPaidAmt00
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IRS990/DAFExcessBusinessHoldingsInd0false
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IRS990/DescribedInSection501c3Ind0false
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IRS990/ElectionOfBoardMembersInd0true
IRS990/EmployeeCnt00
IRS990/EngagedInExcessBenefitTransInd0false
IRS990/ExpenseAmt0123050
IRS990/FamilyOrBusinessRlnInd0false
IRS990/FederalGrantAuditRequiredInd0false
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IRS990/FeesForServicesOtherGrp/ProgramServicesAmt0123050
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IRS990/ForeignActivitiesInd0false
IRS990/ForeignFinancialAccountInd0false
IRS990/ForeignOfficeInd0false
IRS990/Form1098CFiledInd0false
IRS990/Form8282PropertyDisposedOfInd0false
IRS990/Form8899Filedind0false
IRS990/Form990PartVIISectionAGrp/AverageHoursPerWeekRltdOrgRt00.00
IRS990/Form990PartVIISectionAGrp/AverageHoursPerWeekRltdOrgRt10.00
IRS990/Form990PartVIISectionAGrp/AverageHoursPerWeekRltdOrgRt20.00
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IRS990/Form990PartVIISectionAGrp/OfficerInd0X
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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt00
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IRS990/Form990PartVIISectionAGrp/OtherCompensationAmt20
IRS990/Form990PartVIISectionAGrp/PersonNm0ADRIAN DIAZ
IRS990/Form990PartVIISectionAGrp/PersonNm1VERONICA CANTU
IRS990/Form990PartVIISectionAGrp/PersonNm2SIGIFRIDO RUIZ
IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt00
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromOrgAmt20
IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt00
IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt10
IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt20
IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt1SECRETARY
IRS990/Form990PartVIISectionAGrp/TitleTxt2DIRECTOR
IRS990/Form990ProvidedToGvrnBodyInd0false
IRS990/FormationYr02003
IRS990/FormerOfcrEmployeesListedInd0false
IRS990/FSAuditedInd0false
IRS990/FundraisingActivitiesInd0false
IRS990/GamingActivitiesInd0false
IRS990/GoverningBodyVotingMembersCnt00
IRS990/GrantsToIndividualsInd0false
IRS990/GrantsToOrganizationsInd0false
IRS990/GrantToRelatedPersonInd0false
IRS990/GrossReceiptsAmt0164151
IRS990/GroupReturnForAffiliatesInd0false
IRS990/IncludeFIN48FootnoteInd0false
IRS990/IndependentAuditFinclStmtInd0false
IRS990/IndependentVotingMemberCnt00
IRS990/IndivRcvdGreaterThan100KCnt00
IRS990/IndoorTanningServicesInd0false
IRS990/InfoInScheduleOPartIXInd0X
IRS990/InfoInScheduleOPartVIInd0X
IRS990/InfoInScheduleOPartXIInd0X
IRS990/InformationTechnologyGrp/ManagementAndGeneralAmt0-864
IRS990/InformationTechnologyGrp/TotalAmt0-864
IRS990/InvestmentIncomeGrp/RelatedOrExemptFuncIncomeAmt0551
IRS990/InvestmentIncomeGrp/TotalRevenueColumnAmt0551
IRS990/InvestmentInJointVentureInd0false
IRS990/IRPDocumentCnt00
IRS990/IRPDocumentW2GCnt00
IRS990/LegalDomicileStateCd0TX
IRS990/LoanOutstandingInd0false
IRS990/LocalChaptersInd0false
IRS990/MaterialDiversionOrMisuseInd0false
IRS990/MembershipDuesAmt0151267
IRS990/MembersOrStockholdersInd0true
IRS990/MethodOfAccountingAccrualInd0X
IRS990/MinutesOfCommitteesInd0true
IRS990/MinutesOfGoverningBodyInd0true
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IRS990/MoreThan5000KToIndividualsInd0false
IRS990/MoreThan5000KToOrgInd0false
IRS990/NetAssetsOrFundBalancesBOYAmt0257305
IRS990/NetAssetsOrFundBalancesEOYAmt0257305
IRS990/NetIncmFromFundraisingEvtGrp/TotalRevenueColumnAmt00
IRS990/NetUnrelatedBusTxblIncmAmt00
IRS990/NoListedPersonsCompensatedInd0X
IRS990/NondeductibleContributionsInd0false
IRS990/OfficeExpensesGrp/ManagementAndGeneralAmt07301
IRS990/OfficeExpensesGrp/TotalAmt07301
IRS990/OfficerMailingAddressInd0false
IRS990/OperateHospitalInd0false
IRS990/Organization501cInd0X
IRS990/OrgDoesNotFollowFASB117Ind0X
IRS990/OtherChangesInNetAssetsAmt00
IRS990/OtherExpensesGrp/Desc0INSURANCE
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IRS990/OtherRevenueMiscGrp/Desc1FEE INCOME
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IRS990/OtherRevenueTotalAmt012333
IRS990/PartialLiquidationInd0false
IRS990/PayPremiumsPrsnlBnftCntrctInd0false
IRS990/PoliticalCampaignActyInd0false
IRS990/PrincipalOfficerNm0ADRIAN DIAZ
IRS990/PriorPeriodAdjustmentsAmt03470
IRS990/ProfessionalFundraisingInd0false
IRS990/ProhibitedTaxShelterTransInd0false
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IRS990/QuidProQuoContributionsInd0false
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IRS990/ReconcilationRevenueExpnssAmt0-3470
IRS990/RelatedEntityInd0false
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IRS990/ReportLandBuildingEquipmentInd0false
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IRS990/ReportOtherLiabilitiesInd0true
IRS990/ReportProgramRelatedInvstInd0false
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IRS990/ScheduleJRequiredInd0false
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0THE ASSOCIATION HAD HIRED A MANAGEMENT COMPANY TO OVERSEE THE DAY TO DAY OPERATIONS OF THE ASSOCIATION
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE ASSOCIATION CONSISTS OF MEMBER OWNERS AND EACH OWNER HAS ONE VOTE PER LOT THEY OWN
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE ASSOCIATION HOLDS AN ANNUAL MEETING ONCE A YEAR TO VOTE IN COMMITTE MEMBERS AND BOARD MEMBERS FROM THE HOMEOWNER POPULATION
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3ALL GOVERNING BODY DECISIONS ARE MADE BY THE BOARD OF DIRECTORS
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE FORM 990 WAS PRESENTED TO THE BOARD PRIOR TO FILING
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5ALL GOVERNING DOCUMENTS ARE AVAILABLE UPON RECEIPT
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt6THE CHANGES IN FUND BALANCE IS DUE TO A RESERVE TRANSFER AND THE PRIOR YEAR AUDIT ADJUSTMENT
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt7THE LIST OF OTHER FEES IS ATTACHED WITH THE RETURN
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt8THE LIST OF OTHER EXPENSES IS ATTACHED WITH THE RETURN
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0Management duties delegation Part VI line 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1Members or stockholder classes and rights Part VI line 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2Member election for additional members Part VI line 7a
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3Governing body decisions Part VI line 7b
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4Form 990 governing body review Part VI line 11
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5Governing documents etc available to public Part VI line 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc6Explanation of other changes in net assets or fund balances Part XI line 9
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc7List of other fees for services expenses Part IX line 11g
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc8List of other expenses Part IX line 24e
IRS990/SchoolOperatingInd0false
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IRS990/USAddress/CityNm0Katy
IRS990/USAddress/StateAbbreviationCd0TX
IRS990/USAddress/ZIPCd077449
IRS990/VotingMembersGoverningBodyCnt00
IRS990/VotingMembersIndependentCnt00
IRS990/WhistleblowerPolicyInd0false
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0false
ReturnHeader/BusinessOfficerGrp/PersonNm0ADRIAN DIAZ
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0PRESIDENT
ReturnHeader/BusinessOfficerGrp/PhoneNum02815041300
ReturnHeader/BusinessOfficerGrp/SignatureDt02026-02-20
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0SOUTHWAY HOMEOWNERS ASSN INC
ReturnHeader/Filer/BusinessNameControlTxt0SOUT
ReturnHeader/Filer/EIN0030508650
ReturnHeader/Filer/InCareOfNm0% ADRIAN DIAZ
ReturnHeader/Filer/USAddress/AddressLine1Txt02002 WEST GRAND PARKWAY N STE 100
ReturnHeader/Filer/USAddress/CityNm0Katy
ReturnHeader/Filer/USAddress/StateAbbreviationCd0TX
ReturnHeader/Filer/USAddress/ZIPCd077449
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0760371271
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0ELAINE W COMBS CPA
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0P O BOX 148
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0Hungerford
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0TX
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd077448
ReturnHeader/PreparerPersonGrp/PhoneNum02814136593
ReturnHeader/PreparerPersonGrp/PreparationDt02026-04-10
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0ELAINE COMBS
ReturnHeader/ReturnTs02026-04-10T16:21:46-06:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02025-01-01
ReturnHeader/TaxPeriodEndDt02025-12-31
ReturnHeader/TaxYr02025

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