Civic Intelligence

Del Webb the Woodlands

EIN 81-1348728 • 501(c)4 • The Woodlands, TX

NTEE L50

Profile

To maintain the common areas and common assets within the community, to provide activities and facilities to afford the residents an active, invigorating lifestyle and to provide the residents with opportunities to be socially engaged through association sponsored events, club activities and participation in charitable occupation, both in-kind and monetary

634 Del Webb BlvdThe Woodlands, TX 77382
Siviq Scores

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

Liabilities / Assets

51st percentile

0.48x

Higher debt load relative to assets than 51% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

39th percentile

0.48x

Higher debt load relative to revenue than 39% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Net Margin

60th percentile

2.4%

Higher net margin than 60% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

47th percentile

$0

Higher top officer pay than 47% of similar nonprofits.

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

NTEE L • $1M-$5M nonprofits • Source year 2024

Asset Growth

66th percentile

1.6%

Faster asset growth than 66% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

67th percentile

8.3%

Faster revenue growth than 67% of similar nonprofits.

NTEE L • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets51st percentile

Assets

Up

$2,331,645

Up $35,722 (+1.6%) from 2023

Liabilities

Down

$1,113,767

Down $20,263 (-1.8%) from 2023

Net Assets

Up

$1,217,878

Up $55,985 (+4.8%) from 2023

Operations
Liabilities / Revenue39th percentileNet Margin60th percentile

Revenue

Up

$2,307,390

Up $175,922 (+8.3%) from 2023

Expenses

Up

$2,251,405

Up $382,455 (+20%) from 2023

Net Income

Down

$55,985

Down $206,533 (-79%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth66th percentile

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

$3.0M$2.0M$1.0M$0Assets 2018: $459,977Liabilities 2018: $209,652Net Assets 2018: $250,3252018Assets 2019: $555,507Liabilities 2019: $211,564Net Assets 2019: $343,9432019Assets 2020: $974,509Liabilities 2020: $542,206Net Assets 2020: $432,3032020Assets 2021: $1,538,951Liabilities 2021: $977,361Net Assets 2021: $561,5902021Assets 2022: $1,664,850Liabilities 2022: $765,476Net Assets 2022: $899,3742022Assets 2023: $2,295,923Liabilities 2023: $1,134,030Net Assets 2023: $1,161,8932023Assets 2024: $2,331,645Liabilities 2024: $1,113,767Net Assets 2024: $1,217,8782024

Highlighted filing

2024

Assets$2,331,645
Liabilities$1,113,767
Net Assets$1,217,878
Open 2024 Filing

Operations Trend

Revenue Growth67th percentile

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

$3.0M$2.0M$1.0M$0Revenue 2018: $1,336,837Expenses 2018: $1,223,818Net Income 2018: $113,0192018Revenue 2019: $1,453,115Expenses 2019: $1,359,497Net Income 2019: $93,6182019Revenue 2020: $1,441,284Expenses 2020: $1,352,924Net Income 2020: $88,3602020Revenue 2021: $2,370,709Expenses 2021: $2,241,422Net Income 2021: $129,2872021Revenue 2022: $2,176,543Expenses 2022: $1,838,759Net Income 2022: $337,7842022Revenue 2023: $2,131,468Expenses 2023: $1,868,950Net Income 2023: $262,5182023Revenue 2024: $2,307,390Expenses 2024: $2,251,405Net Income 2024: $55,9852024

Highlighted filing

2024

Revenue$2,307,390
Expenses$2,251,405
Net Income$55,985
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$2,331,645
Liabilities
$1,113,767
Net assets
$1,217,878
Revenue
$2,307,390
Expenses
$2,251,405
Net income
$55,985
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$2.33$1.11$1.22$2.31$2.25$0.06
2023Summary only. Only limited summary data is available for this year.$2.30$1.13$1.16$2.13$1.87$0.26
2022Summary only. Only limited summary data is available for this year.$1.66$0.77$0.90$2.18$1.84$0.34
2021Summary only. Only limited summary data is available for this year.$1.54$0.98$0.56$2.37$2.24$0.13
2020Summary only. Only limited summary data is available for this year.$0.97$0.54$0.43$1.44$1.35$0.09
2019Summary only. Only limited summary data is available for this year.$0.56$0.21$0.34$1.45$1.36$0.09
2018Summary only. Only limited summary data is available for this year.$0.46$0.21$0.25$1.34$1.22$0.11
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Sep 18, 2025
Return Version
2024v5.0
Gross Receipts
$2,307,390
Mission and Program Overview

Mission

To maintain the common areas and common assets within the community, to provide activities and facilities to afford the residents an active, invigorating lifestyle and to provide the residents with opportunities to be socially engaged through association sponsored events, club activities and participation in charitable occupation, both in-kind and monetary

As a home owners association the mission is to maintain the common property and assets, provide an active lifestyle for the residents and afford the residents opportunities to support and interact with the surrounding communities

Balance Sheet Detail
LineBeginningEndChange
Assets
Savings and Temporary Cash Investments$1,244,671$1,329,191▲ $84,520
Rtn Earn Endowment Incm Other Fnds$1,161,893$1,217,878▲ $55,985
Cash and Non-Interest-Bearing Accounts$995,138$957,660▼ $37,478
Prepaid Expenses and Deferred Charges$33,437$36,063▲ $2,626
Accounts Receivable$19,362$8,731▼ $10,631
Land, Buildings, and Equipment, Net$3,315--
Total Assets$2,295,923$2,331,645▲ $35,722
Liabilities
Deferred Revenue$1,106,809$1,016,464▼ $90,345
Accounts Payable and Accrued Expenses$27,221$97,303▲ $70,082
Total Liabilities$1,134,030$1,113,767▼ $20,263
Net Assets / Fund Balance
Total Net Assets Fund Balance$1,161,893$1,217,878▲ $55,985
Total Liabilities and Net Assets / Fund Balance$2,295,923$2,331,645▲ $35,722
Compensation and Service Providers
Top Officer Pay47th percentile

Board Members and Trustees

NameTitle
Kirk NovakPresident
Mike BrownDirector
Beth EmerySecretary
Dan GamelTreasurer
Steven FoellerVice Preside

Highest Paid Contractors

ContractorServicesLocationCompensation
Lawn Management Company INCLandscapingPO BOX 55504, Houston, TX 77255$494,185
InframarkManagement2002 WEST GRAND PARKWAY STE 100, Katy, TX 77449$392,200
Revenue and Support

Revenue Composition

Contributions and Grants
$7,300
Program Service Revenue
$2,153,990
Investment Income
$61,100
Other Revenue
$85,000
All Other Contributions
$7,300
Change in Net Assets
$55,985

Audited Revenue Reconciliation

Revenue per Audited Statements
$2,307,390
Total Revenue per Audited Statements
$2,307,390
Total Revenue per Form 990
$2,307,390
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,251,405
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 Management$313,760$78,440-$392,200
All Other Expenses$366,958$10,194-$377,152
Other Expenses$165,291--$165,291
Conferences and Meetings$63,776--$63,776
Insurance$38,724--$38,724
Office Expenses-$29,457-$29,457
Fees for Services Legal-$23,412-$23,412
Fees for Services Accounting-$7,200-$7,200
Depreciation Depletion$3,314--$3,314
Total Functional Expenses$2,102,702$148,703$0$2,251,405

Audited Expense Reconciliation

Line ItemAmount
Expenses per Audited Statements$2,251,405
Total Expenses per Audited Statements$2,251,405
Total Expenses per Form 990$2,251,405
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
Governance and Compliance

Governance Checklist

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

Governance Explanations

Form 990, Page 6, Part VI, Line 3

“The board of directors contracted with inframark to manage day to day operations”

Form 990, Page 6, Part VI, Line 6

“Homeowners in the community are automatically members”

Form 990, Page 6, Part VI, Line 11B

“A draft 990 was provided to the board prior to filing”

Form 990, Page 6, Part VI, Line 19

“The association's governing documents are available upon request.”

Filing and Contact Details

Filer

Filer Name
Del Webb the Woodlands
EIN
81-1348728
Phone
8322251149
Address
634 DEL WEBB BLVD, THE WOODLANDS, TX 77382

Signing Officer

Name
Dan Gamel
Title
Treasurer
Phone
8322251149
Signed
2025-09-18
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Kirk Novak
Formed
2015
Voting Board Members
5
Independent Board Members
5
Employees
0
Volunteers
5

Preparer

Firm
Armstrong Vaughan & Associates Pc
Address
941 WEST BYRD BLVD STE 101, UNIVERSAL CITY, TX 78148
Preparer
Phil Vaughan
Phone
2106586229
Supplemental Narrative

Additional Explanations

FORM 990 - ORGANIZATION'S MISSION

“To maintain the common areas and common assets within the community, to provide activities and facilities to afford the residents an active, invigorating lifestyle and to provide the residents with opportunities to be socially engaged through association sponsored events, club activities and participation in charitable occupation, both in-kind and monetary”

Form 990, Part IX, Line 24E

“Pool maintenance 147,609 0 0 lake maintenance 70,018 0 0 fitness center operations 53,161 0 0 irrigation repairs 48,622 0 0 hvac maintenance 29,225 0 0 janitorial 18,323 0 0 telephone & cable 0 6,558 0 property taxes 0 1,840 0 bad debt 0 1,796 0 total 366,958 10,194 0”

Raw XML Appendix344 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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IRS990/ProgSrvcAccomActy2Grp/RevenueAmt016570
IRS990/ProgSrvcAccomActy3Grp/Desc0PROVIDING RESDIENTS WITH OPPORTUNITIES FOR SOCIAL, EMOTIONAL, MENTAL, PHYSICAL AND SPIRITUAL LIFELONG LEARNING THROUGH A WIDE VARIETY OF LIFESTYLE (ASSOCIATION SPONSORED), SOCIAL COMMITTEE, CLUBS AND GROUP MEETINGS AND EVENTS. THE COMMUNITY SHALL ALSO PROVIDE THE RESIDENTS OPPORTUNITIES TO ENGAGE IN ALTRUISTIC PURSUITS WHICH, AS THE OPPORTUNITIES PRESENT THEMSEBLES, MAY RESULT IN CHARITABLE DONATIONS IN-KIND AND MONETARILY. THE CLUBS AND GROUPS ARE SELF SUPPORTING AND THE ASSOCIATION RECEIVES NO INCOME AND PROVIDES NO MONETARY SUPPORT TO THE CLUBS. THE ASSOCIATION DOES ALLOW CLUBS TO USE THE ASSOCIATION FACILITIES FOR MEETINGS AND EVENTS FREE OF CHARGE. THERE ARE APPROXIMATELY 40 CLUBS AND GROUPS WITH 3 CHARTERED CLUBS FORMED SPECIFICALLY FOR CHARITABLE PURPOSES.
IRS990/ProgSrvcAccomActy3Grp/ExpenseAmt063776
IRS990/ProgSrvcAccomActy3Grp/RevenueAmt035512
IRS990/ProhibitedTaxShelterTransInd0false
IRS990/PYContributionsGrantsAmt0625
IRS990/PYExcessBenefitTransInd0false
IRS990/PYInvestmentIncomeAmt019774
IRS990/PYOtherExpensesAmt01560161
IRS990/PYOtherRevenueAmt04181
IRS990/PYProgramServiceRevenueAmt02106888
IRS990/PYRevenuesLessExpensesAmt0262518
IRS990/PYSalariesCompEmpBnftPaidAmt0308789
IRS990/PYTotalExpensesAmt01868950
IRS990/PYTotalRevenueAmt02131468
IRS990/ReconcilationRevenueExpnssAmt055985
IRS990/RegularMonitoringEnfrcInd0false
IRS990/RelatedEntityInd0false
IRS990/RelatedOrganizationCtrlEntInd0false
IRS990/ReportInvestmentsOtherSecInd0false
IRS990/ReportLandBuildingEquipmentInd0false
IRS990/ReportOtherAssetsInd0false
IRS990/ReportOtherLiabilitiesInd0false
IRS990/ReportProgramRelatedInvstInd0false
IRS990/RevenueAmt02101908
IRS990/RtnEarnEndowmentIncmOthFndsGrp/BOYAmt01161893
IRS990/RtnEarnEndowmentIncmOthFndsGrp/EOYAmt01217878
IRS990/SavingsAndTempCashInvstGrp/BOYAmt01244671
IRS990/SavingsAndTempCashInvstGrp/EOYAmt01329191
IRS990/ScheduleBRequiredInd0false
IRS990ScheduleC/AgreeCarryoverPriorYearInd0false
IRS990ScheduleC/OnlyInHouseLobbyingInd0true
IRS990ScheduleC/SubstantiallyAllDuesNondedInd0true
IRS990ScheduleD/ExpensesSubtotalAmt02251405
IRS990ScheduleD/RevenueSubtotalAmt02307390
IRS990ScheduleD/TotalExpensesPerForm990Amt02251405
IRS990ScheduleD/TotalRevenuePerForm990Amt02307390
IRS990ScheduleD/TotalRevEtcAuditedFinclStmtAmt02307390
IRS990ScheduleD/TotExpnsEtcAuditedFinclStmtAmt02251405
IRS990/ScheduleJRequiredInd0false
IRS990/ScheduleORequiredInd0true
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0TO MAINTAIN THE COMMON AREAS AND COMMON ASSETS WITHIN THE COMMUNITY, TO PROVIDE ACTIVITIES AND FACILITIES TO AFFORD THE RESIDENTS AN ACTIVE, INVIGORATING LIFESTYLE AND TO PROVIDE THE RESIDENTS WITH OPPORTUNITIES TO BE SOCIALLY ENGAGED THROUGH ASSOCIATION SPONSORED EVENTS, CLUB ACTIVITIES AND PARTICIPATION IN CHARITABLE OCCUPATION, BOTH IN-KIND AND MONETARY
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1THE BOARD OF DIRECTORS CONTRACTED WITH INFRAMARK TO MANAGE DAY TO DAY OPERATIONS
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2HOMEOWNERS IN THE COMMUNITY ARE AUTOMATICALLY MEMBERS
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3A DRAFT 990 WAS PROVIDED TO THE BOARD PRIOR TO FILING
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4THE ASSOCIATION'S GOVERNING DOCUMENTS ARE AVAILABLE UPON REQUEST.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt5POOL MAINTENANCE 147,609 0 0 LAKE MAINTENANCE 70,018 0 0 FITNESS CENTER OPERATIONS 53,161 0 0 IRRIGATION REPAIRS 48,622 0 0 HVAC MAINTENANCE 29,225 0 0 JANITORIAL 18,323 0 0 TELEPHONE & CABLE 0 6,558 0 PROPERTY TAXES 0 1,840 0 BAD DEBT 0 1,796 0 TOTAL 366,958 10,194 0
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990 - ORGANIZATION'S MISSION
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PAGE 6, PART VI, LINE 3
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PAGE 6, PART VI, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PAGE 6, PART VI, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PAGE 6, PART VI, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc5FORM 990, PART IX, LINE 24E
IRS990/SchoolOperatingInd0false
IRS990/SignificantChangeInd0false
IRS990/SignificantNewProgramSrvcInd0false
IRS990/SubjectToExcsTaxNetInvstIncInd0false
IRS990/SubjectToProxyTaxInd0true
IRS990/SubjToTaxRmnrtnExPrchtPymtInd0false
IRS990/TaxablePartyNotificationInd0false
IRS990/TaxExemptBondsInd0false
IRS990/TerminateOperationsInd0false
IRS990/TotalAssetsBOYAmt02295923
IRS990/TotalAssetsEOYAmt02331645
IRS990/TotalAssetsGrp/BOYAmt02295923
IRS990/TotalAssetsGrp/EOYAmt02331645
IRS990/TotalCompGreaterThan150KInd0false
IRS990/TotalContributionsAmt07300
IRS990/TotalEmployeeCnt00
IRS990/TotalFunctionalExpensesGrp/FundraisingAmt00
IRS990/TotalFunctionalExpensesGrp/ManagementAndGeneralAmt0148703
IRS990/TotalFunctionalExpensesGrp/ProgramServicesAmt02102702
IRS990/TotalFunctionalExpensesGrp/TotalAmt02251405
IRS990/TotalGrossUBIAmt00
IRS990/TotalLiabilitiesBOYAmt01134030
IRS990/TotalLiabilitiesEOYAmt01113767
IRS990/TotalLiabilitiesGrp/BOYAmt01134030
IRS990/TotalLiabilitiesGrp/EOYAmt01113767
IRS990/TotalNetAssetsFundBalanceGrp/BOYAmt01161893
IRS990/TotalNetAssetsFundBalanceGrp/EOYAmt01217878
IRS990/TotalProgramServiceExpensesAmt02102702
IRS990/TotalProgramServiceRevenueAmt02153990
IRS990/TotalRevenueGrp/ExclusionAmt061100
IRS990/TotalRevenueGrp/RelatedOrExemptFuncIncomeAmt02238990
IRS990/TotalRevenueGrp/TotalRevenueColumnAmt02307390
IRS990/TotalVolunteersCnt05
IRS990/TotLiabNetAssetsFundBalanceGrp/BOYAmt02295923
IRS990/TotLiabNetAssetsFundBalanceGrp/EOYAmt02331645
IRS990/TypeOfOrganizationCorpInd0X
IRS990/UnrelatedBusIncmOverLimitInd0false
IRS990/UponRequestInd0X
IRS990/USAddress/AddressLine1Txt0634 DEL WEBB BLVD
IRS990/USAddress/CityNm0THE WOODLANDS
IRS990/USAddress/StateAbbreviationCd0TX
IRS990/USAddress/ZIPCd077382
IRS990/VotingMembersGoverningBodyCnt05
IRS990/VotingMembersIndependentCnt05
IRS990/WhistleblowerPolicyInd0true
ReturnHeader/BuildTS02025-03-06 01:10:19Z
ReturnHeader/BusinessOfficerGrp/DiscussWithPaidPreparerInd0true
ReturnHeader/BusinessOfficerGrp/PersonNm0DAN GAMEL
ReturnHeader/BusinessOfficerGrp/PersonTitleTxt0TREASURER
ReturnHeader/BusinessOfficerGrp/PhoneNum08322251149
ReturnHeader/BusinessOfficerGrp/SignatureDt02025-09-18
ReturnHeader/Filer/BusinessName/BusinessNameLine1Txt0DEL WEBB THE WOODLANDS
ReturnHeader/Filer/BusinessNameControlTxt0DELW
ReturnHeader/Filer/EIN0811348728
ReturnHeader/Filer/PhoneNum08322251149
ReturnHeader/Filer/USAddress/AddressLine1Txt0634 DEL WEBB BLVD
ReturnHeader/Filer/USAddress/CityNm0THE WOODLANDS
ReturnHeader/Filer/USAddress/StateAbbreviationCd0TX
ReturnHeader/Filer/USAddress/ZIPCd077382
ReturnHeader/IRSResponsiblePrtyInfoCurrInd0true
ReturnHeader/PreparerFirmGrp/PreparerFirmEIN0742332623
ReturnHeader/PreparerFirmGrp/PreparerFirmName/BusinessNameLine1Txt0ARMSTRONG VAUGHAN & ASSOCIATES PC
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/AddressLine1Txt0941 WEST BYRD BLVD STE 101
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/CityNm0UNIVERSAL CITY
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/StateAbbreviationCd0TX
ReturnHeader/PreparerFirmGrp/PreparerUSAddress/ZIPCd078148
ReturnHeader/PreparerPersonGrp/PhoneNum02106586229
ReturnHeader/PreparerPersonGrp/PreparationDt02025-09-23
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0PHIL VAUGHAN
ReturnHeader/ReturnTs02025-09-23T16:48:37-04:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02024-01-01
ReturnHeader/TaxPeriodEndDt02024-12-31
ReturnHeader/TaxYr02024

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