Civic Intelligence

Ocean Pines Association Inc

EIN 52-0886058 • 501(c)4 • Berlin, MD

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Profile

Provide the governance, administration, facilities, services, and amenities that are necessary to making ocean pines an attractive, affordable, safe, and enjoyable place to live and work.

239 Ocean ParkwayBerlin, MD 21811

www.oceanpines.org

Siviq Scores

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

Liabilities / Assets

74th percentile

0.40x

Higher debt load relative to assets than 74% of similar nonprofits.

501(c)4 • $25M-$50M nonprofits • Source year 2023

Liabilities / Revenue

74th percentile

1.07x

Higher debt load relative to revenue than 74% of similar nonprofits.

501(c)4 • $25M-$50M nonprofits • Source year 2023

Net Margin

38th percentile

1.1%

Higher net margin than 38% of similar nonprofits.

501(c)4 • $25M-$50M nonprofits • Source year 2023

Top Officer Pay

65th percentile

$104,650

Higher top officer pay than 65% of similar nonprofits.

Top officer pay equals 0.7% of source-year revenue.

$25M-$50M nonprofits • Source year 2018

Asset Growth

39th percentile

2.3%

Faster asset growth than 39% of similar nonprofits.

501(c)4 • $25M-$50M nonprofits • Annualized from 2022 to 2023

Revenue Growth

22nd percentile

-4.4%

Faster revenue growth than 22% of similar nonprofits.

501(c)4 • $25M-$50M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets74th percentile

Assets

Up

$47,847,061

Up $886,272 (+1.9%) from 2024

Liabilities

Down

$18,300,900

Down $894,197 (-4.7%) from 2024

Net Assets

Up

$29,546,161

Up $1,780,469 (+6.4%) from 2024

Operations
Liabilities / Revenue74th percentileNet Margin38th percentile

Revenue

Up

$19,795,195

Up $1,659,516 (+9.2%) from 2024

Expenses

Up

$18,014,726

Up $319,065 (+1.8%) from 2024

Net Income

Up

$1,780,469

Up $1,340,451 (+305%) from 2024

Trend Graphs

Balance Sheet Trend

Asset Growth39th percentile

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

$60M$40M$20M$0Assets 2010: $29,041,641Liabilities 2010: $9,397,433Net Assets 2010: $19,644,2082010Assets 2011: $30,041,227Liabilities 2011: $9,518,934Net Assets 2011: $20,522,2932011Assets 2012: $31,808,011Liabilities 2012: $10,456,743Net Assets 2012: $21,351,2682012Assets 2013: $33,378,714Liabilities 2013: $10,620,636Net Assets 2013: $22,758,0782013Assets 2014: $35,120,595Liabilities 2014: $11,087,609Net Assets 2014: $24,032,9862014Assets 2015: $36,230,113Liabilities 2015: $10,668,849Net Assets 2015: $25,561,2642015Assets 2016: $37,951,945Liabilities 2016: $10,636,165Net Assets 2016: $27,315,7802016Assets 2017: $39,929,150Liabilities 2017: $10,947,616Net Assets 2017: $28,981,5342017Assets 2018: $40,635,352Liabilities 2018: $11,234,217Net Assets 2018: $29,401,1352018Assets 2019: $41,420,275Liabilities 2019: $11,137,132Net Assets 2019: $30,283,1432019Assets 2020: $42,355,133Liabilities 2020: $12,251,712Net Assets 2020: $30,103,4212020Assets 2021: $43,326,247Liabilities 2021: $17,646,370Net Assets 2021: $25,679,8772021Assets 2022: $44,855,857Liabilities 2022: $17,725,414Net Assets 2022: $27,130,4432022Assets 2023: $45,885,950Liabilities 2023: $18,560,276Net Assets 2023: $27,325,6742023Assets 2024: $46,960,789Liabilities 2024: $19,195,097Net Assets 2024: $27,765,6922024Assets 2025: $47,847,061Liabilities 2025: $18,300,900Net Assets 2025: $29,546,1612025

Highlighted filing

2025

Assets$47,847,061
Liabilities$18,300,900
Net Assets$29,546,161
Open 2025 Filing

Operations Trend

Revenue Growth22nd percentile

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

$20M$15M$10M$5.0M$0-$5.0MExpenses 2010: $8,622,7142010Expenses 2011: $9,152,9732011Expenses 2012: $9,719,2512012Expenses 2013: $9,735,5362013Revenue 2014: $11,371,538Expenses 2014: $9,354,390Net Income 2014: $2,017,1482014Revenue 2015: $11,461,385Expenses 2015: $9,872,227Net Income 2015: $1,589,1582015Revenue 2016: $11,964,953Expenses 2016: $10,169,032Net Income 2016: $1,795,9212016Revenue 2017: $14,648,991Expenses 2017: $12,983,237Net Income 2017: $1,665,7542017Revenue 2018: $14,249,048Expenses 2018: $13,829,447Net Income 2018: $419,6012018Revenue 2019: $15,473,449Expenses 2019: $14,591,441Net Income 2019: $882,0082019Revenue 2020: $15,566,854Expenses 2020: $15,656,313Net Income 2020: -$89,4592020Revenue 2021: $16,884,049Expenses 2021: $15,577,896Net Income 2021: $1,306,1532021Revenue 2022: $18,056,839Expenses 2022: $16,606,273Net Income 2022: $1,450,5662022Revenue 2023: $17,270,464Expenses 2023: $17,075,233Net Income 2023: $195,2312023Revenue 2024: $18,135,679Expenses 2024: $17,695,661Net Income 2024: $440,0182024Revenue 2025: $19,795,195Expenses 2025: $18,014,726Net Income 2025: $1,780,4692025

Highlighted filing

2025

Revenue$19,795,195
Expenses$18,014,726
Net Income$1,780,469
Open 2025 Filing

Filings

Most recent year

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

Open filing
Assets
$47,847,061
Liabilities
$18,300,900
Net assets
$29,546,161
Revenue
$19,795,195
Expenses
$18,014,726
Net income
$1,780,469
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2025Detailed filing. Detailed filing data is available for this year.$47.8$18.3$29.5$19.8$18.0$1.78
2024Detailed filing. Detailed filing data is available for this year.$47.0$19.2$27.8$18.1$17.7$0.44
2023Detailed filing. Detailed filing data is available for this year.$45.9$18.6$27.3$17.3$17.1$0.20
2022Detailed filing. Detailed filing data is available for this year.$44.9$17.7$27.1$18.1$16.6$1.45
2021Detailed filing. Detailed filing data is available for this year.$43.3$17.6$25.7$16.9$15.6$1.31
2020Detailed filing. Detailed filing data is available for this year.$42.4$12.3$30.1$15.6$15.7$0.09
2019Detailed filing. Detailed filing data is available for this year.$41.4$11.1$30.3$15.5$14.6$0.88
2018Detailed filing. Detailed filing data is available for this year.$40.6$11.2$29.4$14.2$13.8$0.42
2017Detailed filing. Detailed filing data is available for this year.$39.9$10.9$29.0$14.6$13.0$1.67
2016Detailed filing. Detailed filing data is available for this year.$38.0$10.6$27.3$12.0$10.2$1.80
2015Detailed filing. Detailed filing data is available for this year.$36.2$10.7$25.6$11.5$9.87$1.59
2014Detailed filing. Detailed filing data is available for this year.$35.1$11.1$24.0$11.4$9.35$2.02
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$33.4$10.6$22.8$9.74
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$31.8$10.5$21.4$9.72
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$30.0$9.52$20.5$9.15
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$29.0$9.40$19.6$8.62
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
May 1, 2024 to Apr 30, 2025
Signed
Mar 10, 2026
Return Version
2024v5.5
Gross Receipts
$22,078,193
Mission and Program Overview

Mission

Provide the governance, administration, facilities, services and amenities that are necessary to making ocean pines an attractive, affordable, safe and enjoyable place to live and work.

For preserving the appearance and maintenance of the common property; provide the governance, administration, facilities, services, and amenities that are necessary to making ocean pines an attractive, affordable, safe, and enjoyable place to live and work.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$24,865,871$26,469,907▲ $1,604,036
Pd in Cap Srpls Land Bldg Eqp Fund$24,865,871$26,469,907▲ $1,604,036
Cash and Non-Interest-Bearing Accounts$4,318,340$8,937,964▲ $4,619,624
Savings and Temporary Cash Investments$14,426,435$8,802,055▼ $5,624,380
Cap Stk Tr Prin Current Funds$2,899,821$3,076,254▲ $176,433
Accounts Receivable$2,707,213$2,974,429▲ $267,216
Inventories for Sale or Use$418,414$359,483▼ $58,931
Prepaid Expenses and Deferred Charges$224,516$303,223▲ $78,707
Rtn Earn Endowment Incm Other Fnds$0$0→ $0
Total Assets$46,960,789$47,847,061▲ $886,272
Liabilities
Deferred Revenue$9,927,345$10,353,014▲ $425,669
Other Liabilities$7,339,531$6,300,118▼ $1,039,413
Accounts Payable and Accrued Expenses$1,928,221$1,647,768▼ $280,453
Total Liabilities$19,195,097$18,300,900▼ $894,197
Net Assets / Fund Balance
Total Net Assets Fund Balance$27,765,692$29,546,161▲ $1,780,469
Total Liabilities and Net Assets / Fund Balance$46,960,789$47,847,061▲ $886,272

Asset Categories

AssetBook ValueDepreciationBasis
Other Land Buildings$8,932,792$16,909,529$25,842,321
Buildings$9,850,903$8,535,988$18,386,891
Equipment$3,106,845$8,175,743$11,282,588
Land$4,579,367-$4,579,367
Compensation and Service Providers
Top Officer Pay65th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
John ViolaGeneral ManagerFT$230,078$73,102$303,180
Greg SchoepfLieutenantFT$168,759$52,551$221,310
Joseph BaileyLieutenantFT$118,678$48,134$166,812
Stephen PhillipsDirector of FinanceFT$127,308$28,634$155,942
James BrasureCorporalFT$109,777$41,521$151,298
Timothy RobinsonPolice ChiefFT$116,241$18,049$134,290
John LathamDirector/secretaryPT-$6,290$6,290
Stuart LakernickDirector/presidentPT-$6,235$6,235
Jeff HeavnerDirectorPT-$4,035$4,035
Monica RakowskiDirector/treasurerPT-$3,545$3,545
Richard FarrDirector/vice PresidentPT-$720$720
Elaine BradyDirectorPT-$630$630

Board Members and Trustees

NameTitle
Colette HornDirector
Doug ParksDirector
Nancy BandiereDirector
Steve JacobsDirector

Highest Paid Contractors

ContractorServicesLocationCompensation
Fisher Marine ConstructionMaintenance7203 FISHER DRIVE, Chincoteague, VA 23336$1,268,708
Irrigation Services INCConstructionPO BOX 342, Haymarket, VA 20166$811,300
Matt Ortt Companies LLCManagement Fees10216 WILLOWBROOKE DR, Berlin, MD 21811$482,280
Asphalt Maintenance LLCMaintenance31739 MOUNT HERMON RD, Salisbury, MD 21804$397,128
Whayland Company LLCConstruction100 WEST 10TH STREET, Laurel, DE 19956$397,104
Revenue and Support

Revenue Composition

Contributions and Grants
$140,116
Program Service Revenue
$14,662,285
Investment Income
$712,232
Other Revenue
$4,280,562
All Other Contributions
$120,116
Change in Net Assets
$1,780,469

Audited Revenue Reconciliation

Revenue per Audited Statements
$19,788,195
Revenue Not Reported on Financial Statements
$7,000
Revenue Not Reported on Form 990
$2,256,386
Other Revenue Adjustments
$7,000
Total Revenue per Audited Statements
$22,044,581
Total Revenue per Form 990
$19,795,195
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$9,493,505
Salaries, Compensation, and Employee Benefits$8,521,221
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$5,788,964$731,537-$6,520,501
Depreciation Depletion$1,959,162$84,100-$2,043,262
All Other Expenses$890,835$116,369-$1,007,204
Occupancy$752,917$38,455-$791,372
Other Employee Benefits$656,133$133,923-$790,056
Fees for Services Other$384,663$288,549-$673,212
Payroll Taxes$568,730$77,219-$645,949
Insurance$390,786$203,338-$594,124
Office Expenses$292,237$186,251-$478,488
Current Officers, Directors, Trustees, and Key Employees-$299,950-$299,950
Other Expenses$267,985$3,941-$267,985
Pension Plan Contributions$245,415$19,350-$264,765
Fees for Services Legal$69,418$137,267-$206,685
Advertising$40,580$54,296-$94,876
Fees for Services Accounting$20,565$37,031-$57,596
Total Functional Expenses$15,603,150$2,411,576$0$18,014,726

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$20,264,112
Total Expenses per Form 990$18,014,726
Expenses per Audited Statements$18,007,726
Expenses Not Reported on Form 990$2,256,386
Expenses Not Reported on Financial Statements$7,000
Other Expense Adjustments$7,000
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
In-house lobbying only
Yes
Subject to proxy tax
Yes
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Contract Liability- Assessments Received in Advance$6,024,723
Refundable Deposits$275,395
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
No
Audit committee
Yes
Backup withholding compliance
Yes
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
Yes
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
Yes
Management duties delegated
Yes

Governance Explanations

Form 990, Part VI, Section A, Line 3

“In august 2019, the association entered into a management agreement with matt ortt companies, llc to provide management and operational services for the yacht club and beach club for at least three years (with the possibility of an additional fourth and fifth years), commencing on may 1, 2020.”

Form 990, Part VI, Section A, Line 6

“Property owners are members in the association.”

Form 990, Part VI, Section A, Line 7A

“Property owners who are members of the association and in good standing are eligible to vote for the participating members of the board of directors.”

Form 990, Part VI, Section A, Line 7B

“Expenditures over a certain threshold require member vote at a referendum.”

Form 990, Part VI, Section B, Line 11B

“The association provides an electronic copy of the form 990 to all members of the board for review, comment, and approval before the filing of the annual form 990.”

Form 990, Part VI, Section B, Line 12

“Any director, officer, or committee member of the association who either has or may have a conflict of interest or who has or may have the appearance of a conflict of interest shall notify the board of directors and shall refrain from making recommendations or taking action with respect to the matter. Any employee who has or may have a conflict of interest or the appearance of a conflict of interest shall notify the general manager through normal reporting channels and shall refrain from making recommendations or taking action with respect to the matter.”

Form 990, Part VI, Section B, Line 15A

“The board of directors review and approve the salary of the general manager once a year. The general manager provides evaluations and approves the salaries for all key employees.”

Form 990, Part VI, Section C, Line 18

“Tax information is available for public inspection upon request or online via www.guidestar.org”

Form 990, Part VI, Section C, Line 19

“Governing documents, policies and financial statements are available to the public via the ocean pines association website and upon request.”

Filing and Contact Details

Filer

Filer Name
Ocean Pines Association Inc
EIN
52-0886058
Phone
4106417717
Address
239 OCEAN PARKWAY, BERLIN, MD 21811

Signing Officer

Name
Monica Rakowski
Title
Treasurer
Phone
4106417717
Signed
2026-03-10
Discuss with paid preparer
Yes

Organization Details

Principal Officer
John Viola
Formed
1968
Legal Domicile
Md
Voting Board Members
7
Independent Board Members
7
Employees
242
Volunteers
41

Preparer

Firm
Uhy Advisors Mid-atlantic Inc
Address
955 MT HERMON ROAD, SALISBURY, MD 21804
Preparer
Chris a Hall
Phone
4107421328
Supplemental Narrative

Additional Explanations

FORM 990, PART XII, LINE 2C:

“The organization has not changed either its oversight process or selection process during the tax year.”

Financial Statement Notes

PART X, LINE 2:

“The association is exempt from federal and state income taxes under section 501(c)(4) of the irc, except on net income derived from unrelated business activities. Acs 740, income taxes, prescribes the recognition and measurement of a tax position taken, or expected to be taken, in a tax return. It also provides guidance on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition. For those benefits to be recognized, a tax position must be more-likely-than-not to be sustained upon examination by taxing authorities. The amount recognized is measured as the largest amount of benefit that is greater than fifty percent likely of being realized upon ultimate settlement. The association recognizes interest and penalties accrued on any unrecognized tax exposures as a component of income tax expense. The association has not accrued interest and penalties as of april 30, 2025 and 2024. The association is subject to routine audits by taxing jurisdictions, however, there are currently no audits in progress.”

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“COST OF GOODS SOLD”

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“BAD DEBT RECOVERIES”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“COST OF GOODS SOLD”

PART XII, LINE 4B - OTHER ADJUSTMENTS:

“BAD DEBT RECOVERIES”

Raw XML AppendixShowing 400 of 756 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/Form990PartVIISectionAGrp/TitleTxt11DIRECTOR OF FINANCE
IRS990/Form990PartVIISectionAGrp/TitleTxt12LIEUTENANT
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IRS990/MissionDesc0PROVIDE THE GOVERNANCE, ADMINISTRATION, FACILITIES, SERVICES, AND AMENITIES THAT ARE NECESSARY TO MAKING OCEAN PINES AN ATTRACTIVE, AFFORDABLE, SAFE, AND ENJOYABLE PLACE TO LIVE AND WORK.
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IRS990/ProgSrvcAccomActyOtherGrp/Desc0COMPLIANCE, PERMITS, AND INSPECTIONS
IRS990/ProgSrvcAccomActyOtherGrp/Desc1FIRE AND E.M.S. SERVICES
IRS990/ProgSrvcAccomActyOtherGrp/Desc2GENERAL MAINTENANCE EXPENSES
IRS990/ProgSrvcAccomActyOtherGrp/Desc3RECREATION AND PARKS
IRS990/ProgSrvcAccomActyOtherGrp/Desc4GOLF OPERATIONS & MAINTENANCE
IRS990/ProgSrvcAccomActyOtherGrp/Desc5AQUATICS OPERATION
IRS990/ProgSrvcAccomActyOtherGrp/Desc6TENNIS OPERATIONS

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