Civic Intelligence

Coosawattee River Resort Association Inc

EIN 58-1794768 • 501(c)4 • Ellijay, GA

Profile

Provide the highest level of stewardship of association assets, maintain a quality environment and provide efficient and cost-effective services to our property owners and guests in a friendly, ethical and professional manner.

634 Beaver Lake DriveEllijay, GA 30540

www.coosawattee.net

Siviq Scores

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

Liabilities / Assets

88th percentile

0.64x

Higher debt load relative to assets than 88% of similar nonprofits.

501(c)4 • $10M-$25M nonprofits • Source year 2025

Liabilities / Revenue

76th percentile

0.89x

Higher debt load relative to revenue than 76% of similar nonprofits.

501(c)4 • $10M-$25M nonprofits • Source year 2025

Net Margin

41st percentile

4.1%

Higher net margin than 41% of similar nonprofits.

501(c)4 • $10M-$25M nonprofits • Source year 2025

Top Officer Pay

36th percentile

$0

Higher top officer pay than 36% of similar nonprofits.

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

501(c)4 • $10M-$25M nonprofits • Source year 2025

Asset Growth

6th percentile

-31%

Faster asset growth than 6% of similar nonprofits.

501(c)4 • $10M-$25M nonprofits • Annualized from 2024 to 2025

Revenue Growth

17th percentile

-8.6%

Faster revenue growth than 17% of similar nonprofits.

501(c)4 • $10M-$25M nonprofits • Annualized from 2024 to 2025

Balance Sheet
Liabilities / Assets88th percentile

Assets

Up

$18,658,433

Up $5,840,340 (+46%) from 2022

Liabilities

Up

$5,479,112

Up $719,848 (+15%) from 2022

Net Assets

Up

$13,179,321

Up $5,120,492 (+64%) from 2022

Operations
Liabilities / Revenue76th percentileNet Margin41st percentile

Revenue

Up

$8,224,552

Up $1,092,879 (+15%) from 2022

Expenses

Up

$6,667,962

Up $644,555 (+11%) from 2022

Net Income

Up

$1,556,590

Up $448,324 (+40%) from 2022

Trend Graphs

Balance Sheet Trend

Asset Growth6th percentile

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

$20M$15M$10M$5.0M$0Assets 2011: $5,653,969Liabilities 2011: $1,388,842Net Assets 2011: $4,265,1272011Assets 2012: $5,486,626Liabilities 2012: $1,250,581Net Assets 2012: $4,236,0452012Assets 2013: $5,774,387Liabilities 2013: $1,566,170Net Assets 2013: $4,208,2172013Assets 2014: $6,932,856Liabilities 2014: $1,851,439Net Assets 2014: $5,081,4172014Assets 2015: $7,453,153Liabilities 2015: $1,629,407Net Assets 2015: $5,823,7462015Assets 2016: $8,293,226Liabilities 2016: $1,907,380Net Assets 2016: $6,385,8462016Assets 2017: $8,742,010Liabilities 2017: $1,827,931Net Assets 2017: $6,914,0792017Assets 2018: $9,983,779Liabilities 2018: $3,115,126Net Assets 2018: $6,868,6532018Assets 2019: $10,175,374Liabilities 2019: $4,664,207Net Assets 2019: $5,511,1672019Assets 2020: $10,754,568Liabilities 2020: $5,229,272Net Assets 2020: $5,525,2962020Assets 2021: $12,422,312Liabilities 2021: $5,433,576Net Assets 2021: $6,988,7362021Assets 2022: $12,818,093Liabilities 2022: $4,759,264Net Assets 2022: $8,058,8292022Assets 2023: $18,658,433Liabilities 2023: $5,479,112Net Assets 2023: $13,179,3212023

Highlighted filing

2023

Assets$18,658,433
Liabilities$5,479,112
Net Assets$13,179,321
Open 2023 Filing

Operations Trend

Revenue Growth17th percentile

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

$10M$5.0M$0-$5.0MExpenses 2011: $4,701,5712011Expenses 2012: $5,271,3482012Expenses 2013: $4,888,2202013Revenue 2014: $5,154,901Expenses 2014: $4,281,701Net Income 2014: $873,2002014Revenue 2015: $4,785,871Expenses 2015: $4,072,474Net Income 2015: $713,3972015Revenue 2016: $5,015,625Expenses 2016: $4,747,758Net Income 2016: $267,8672016Revenue 2017: $6,048,718Expenses 2017: $4,771,615Net Income 2017: $1,277,1032017Revenue 2018: $6,047,750Expenses 2018: $5,225,151Net Income 2018: $822,5992018Revenue 2019: $6,413,051Expenses 2019: $6,658,011Net Income 2019: -$244,9602019Revenue 2020: $5,565,218Expenses 2020: $5,259,212Net Income 2020: $306,0062020Revenue 2021: $7,039,816Expenses 2021: $5,576,337Net Income 2021: $1,463,4792021Revenue 2022: $7,131,673Expenses 2022: $6,023,407Net Income 2022: $1,108,2662022Revenue 2023: $8,224,552Expenses 2023: $6,667,962Net Income 2023: $1,556,5902023

Highlighted filing

2023

Revenue$8,224,552
Expenses$6,667,962
Net Income$1,556,590
Open 2023 Filing

Filings

Most recent year

2023 • Form 990Summary only. Only limited summary data is available for this year.

Open filing
Assets
$18,658,433
Liabilities
$5,479,112
Net assets
$13,179,321
Revenue
$8,224,552
Expenses
$6,667,962
Net income
$1,556,590
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2023Summary only. Only limited summary data is available for this year.$18.7$5.48$13.2$8.22$6.67$1.56
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$12.8$4.76$8.06$7.13$6.02$1.11
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$12.4$5.43$6.99$7.04$5.58$1.46
2020Facts available. Structured filing facts are available, but richer extracted sections are limited.$10.8$5.23$5.53$5.57$5.26$0.31
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$10.2$4.66$5.51$6.41$6.66$0.24
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$9.98$3.12$6.87$6.05$5.23$0.82
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$8.74$1.83$6.91$6.05$4.77$1.28
2016Detailed filing. Detailed filing data is available for this year.$8.29$1.91$6.39$5.02$4.75$0.27
2015Detailed filing. Detailed filing data is available for this year.$7.45$1.63$5.82$4.79$4.07$0.71
2014Detailed filing. Detailed filing data is available for this year.$6.93$1.85$5.08$5.15$4.28$0.87
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.77$1.57$4.21$4.89
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.49$1.25$4.24$5.27
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$5.65$1.39$4.27$4.70
Latest Detailed Filing

The latest 2023 filing currently has summary financial data only. Showing the latest detailed filing from 2021 below.

Jump To
Filing Snapshot
Filing Period
May 1, 2020 to Apr 30, 2021
Signed
Sep 7, 2021
Return Version
2020v4.1
Gross Receipts
$7,485,388
Mission and Program Overview

Mission

Operation of property owners association to provide the highest level ofstewardship of association assets, maintain a quality environment andprovide efficient and cost effective services to our property owners andguests in a friendly, ethical and professional manner

Operation of property owners association to provide the highest level of stewardship of association assets, maintain a quality enviroment and provide efficient and cost effective services to our property owners and guests in a friendly, ethical and professional manner

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$9,260,610$8,832,324▼ $428,286
Savings and Temporary Cash Investments$1,023,279$3,083,389▲ $2,060,110
Accounts Receivable$202,273$357,361▲ $155,088
Prepaid Expenses and Deferred Charges$132,020$46,979▼ $85,041
Inventories for Sale or Use$3,373$0▼ $3,373
Cash and Non-Interest-Bearing Accounts$1,161$876▼ $285
Other Notes and Loans Receivable, Net$0$0→ $0
Total Assets$10,754,568$12,422,312▲ $1,667,744
Other Assets Total$131,852$101,383▼ $30,469
Liabilities
Mortgage Notes Payable Secured by Investment Property$3,293,450$3,581,277▲ $287,827
Deferred Revenue$1,601,103$1,603,980▲ $2,877
Accounts Payable and Accrued Expenses$312,530$218,760▼ $93,770
Other Liabilities$22,189$29,559▲ $7,370
Total Liabilities$5,229,272$5,433,576▲ $204,304
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$5,525,296$6,988,736▲ $1,463,440
Total Net Assets Fund Balance$5,525,296$6,988,736▲ $1,463,440
Total Liabilities and Net Assets / Fund Balance$10,754,568$12,422,312▲ $1,667,744

Asset Categories

AssetBook ValueDepreciationBasis
Other Land Buildings$6,979,712-$6,979,712
Equipment$859,015-$859,015
Buildings$687,636-$602,623
Land$305,961-$180,961
Compensation and Service Providers
Top Officer Pay36th percentile

Board Members and Trustees

NameTitle
Enrique BertranPresident
Jimmy AdamsVice President
Bob StevensDirector
Bradley SimmonsDirector
Jeff JackmanDirector
John OvertonDirector
Joseph ElkinsDirector
Mike WoodDirector
Randy ClickDirector
Ronald TownleyDirector
Shelah MuseDirector
Susan DeckerDirector
Susan MarinoDirector
Virginia ChapmanDirector
Dave BennettSecretary
Betty ReeceTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
First Service ResidentialManagement services2950 N 28th Terr, Hollywood, FL 33020$1,334,065
Chief Fire ProtectionProtection equipment689 Whitehall St SW, Atlanta, GA 30310$315,381
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$6,565,689
Investment Income
$136,184
Other Revenue
$337,943
Change in Net Assets
$1,463,479

Audited Revenue Reconciliation

Revenue per Audited Statements
$7,483,805
Total Revenue per Audited Statements
$7,483,805
Total Revenue per Form 990
$7,483,805
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$3,282,664
Salaries, Compensation, and Employee Benefits$2,293,673
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$965,549$774,820$0$1,740,369
Depreciation Depletion$0$484,991$0$484,991
Other Employee Benefits$173,028$125,603$0$298,631
Insurance$26,725$212,282$0$239,007
Fees for Services Other$113,994$116,368$0$230,362
Occupancy$175,611$34,358$0$209,969
Fees for Services Management$0$176,208$0$176,208
Payroll Taxes$99,120$75,748$0$174,868
Information Technology$0$124,882$0$124,882
Fees for Services Legal$0$118,838$0$118,838
Office Expenses$0$89,473$0$89,473
Current Officers, Directors, Trustees, and Key Employees$0$79,805$0$79,805
Other Expenses$61,681$0$0$61,681
Fees for Services Accounting$0$32,200$0$32,200
Interest$0$31,145$0$31,145
Advertising$0$2,396$0$2,396
Total Functional Expenses$2,070,862$3,505,475$0$5,576,337

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$6,020,325
Total Expenses per Audited Statements$6,020,325
Total Expenses per Form 990$6,020,325
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
Other liabilities$29,559
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
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
No
Filing and Contact Details

Filer

Filer Name
Coosawatee River Resort Association Inc
EIN
58-1794768
Phone
7062761062
Address
634 Beaver Lake Drive, Ellijay, GA 30540

Signing Officer

Name
Mike Hill
Title
Treasurer
Phone
7062761062
Signed
2021-09-07
Discuss with paid preparer
Yes

Organization Details

Formed
1994
Legal Domicile
Ga
Voting Board Members
16
Independent Board Members
16
Employees
16
Volunteers
18

Preparer

Firm
Rl Jennings and Associates Pc
Address
506 E 3rd St, Rome, GA 30161
Preparer
Marvin Chance
Phone
7062731945
Supplemental Narrative

Additional Explanations

Pt VI, Line 6

“The Association Currently consists of approximately 9,625 membership units, consisting of appoximately 6,625 residential lots, some of which are developed and approximately 3,000 timeshare weeks.”

Pt VI, Line 7A

“Each timeshare owner participates in an annual election for their subdivision or Association representative to the Board of Directors.”

Pt VI, Line 7B

“The Board decisions that require members to approve are any that involve changes to the Covenants of Bylaws.”

Pt VI, Line 11B

“The Association's Board will review the tax return prior to filing.”

Pt VI, Line 12C

“The Board members annually sign a Code of Ethics which has restrictions regarding conflict of interest. For any issues that come before the Board, Board members are required to disclose any potential conflict. Annual questionaire is provided to all Board Members (new and existing) at installation during the annual meeting held in August for them to disclose any conflicts.”

Pt VI, Line 15A

“In prior years, salary was set annually by the Board.”

Pt VI, Line 15A

“During the Fiscal Year 2020, The Board hired a management company to provide professional operational assistances,”

Pt VI, Line 19

“Governing documents and budget are available on the Organization's website, www.coosawattee.net. The financials are available upon written request per the bylaws and Georgia stautes.”

Raw XML AppendixShowing 400 of 546 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.

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