Civic Intelligence

Carlton Woods Properties Inc

EIN 86-3531075 • 501(c)2 • The Woodlands, TX

Profile

Holding company for real estate purchased by cw operating company, inc. Dba the club at carlton woods.

One Carlton Woods DriveThe Woodlands, TX 77382

www.carltonwoods.com

Siviq Scores

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

Liabilities / Assets

97th percentile

1.06x

Higher debt load relative to assets than 97% of similar nonprofits.

$25M-$50M nonprofits • Source year 2024

Liabilities / Revenue

99th percentile

53.04x

Higher debt load relative to revenue than 99% of similar nonprofits.

$25M-$50M nonprofits • Source year 2024

Net Margin

1st percentile

-298%

Higher net margin than 1% of similar nonprofits.

$25M-$50M nonprofits • Source year 2024

Top Officer Pay

19th percentile

$0

Higher top officer pay than 19% of similar nonprofits.

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

$25M-$50M nonprofits • Source year 2024

Asset Growth

93rd percentile

39%

Faster asset growth than 93% of similar nonprofits.

$25M-$50M nonprofits • Annualized from 2023 to 2024

Revenue Growth

85th percentile

68%

Faster revenue growth than 85% of similar nonprofits.

$25M-$50M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets97th percentile

Assets

Up

$34,130,879

Up $9,620,380 (+39%) from 2023

Liabilities

Up

$36,159,161

Up $35,834,161 (+11026%) from 2023

Net Assets

Down

-$2,028,282

Down $26,213,781 (-108%) from 2023

Operations
Liabilities / Revenue99th percentileNet Margin1st percentile

Revenue

Up

$681,733

Up $276,033 (+68%) from 2023

Expenses

Up

$2,710,015

Up $2,304,315 (+568%) from 2023

Net Income

Down

-$2,028,282

Down $2,028,282 from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth93rd percentile

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

$40M$30M$20M$10M$0-$10MAssets 2023: $24,510,499Liabilities 2023: $325,000Net Assets 2023: $24,185,4992023Assets 2024: $34,130,879Liabilities 2024: $36,159,161Net Assets 2024: -$2,028,2822024

Highlighted filing

2024

Assets$34,130,879
Liabilities$36,159,161
Net Assets-$2,028,282
Open 2024 Filing

Operations Trend

Revenue Growth85th percentile

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

$4.0M$2.0M$0-$2.0M-$4.0MRevenue 2023: $405,700Expenses 2023: $405,700Net Income 2023: $02023Revenue 2024: $681,733Expenses 2024: $2,710,015Net Income 2024: -$2,028,2822024

Highlighted filing

2024

Revenue$681,733
Expenses$2,710,015
Net Income-$2,028,282
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$34,130,879
Liabilities
$36,159,161
Net assets
-$2,028,282
Revenue
$681,733
Expenses
$2,710,015
Net income
-$2,028,282
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$34.1$36.2$2.03$0.68$2.71$2.03
2023Detailed filing. Detailed filing data is available for this year.$24.5$0.33$24.2$0.41$0.41$0.00
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Sep 1, 2023 to Aug 31, 2024
Signed
Jul 15, 2025
Return Version
2023v6.0
Gross Receipts
$681,733
Mission and Program Overview

Mission

Holding company for real estate purchased by cw operating company, inc. Dba the club at carlton woods.

Carlton woods properties, inc., a 501(c)(2) (the "holding corporation"), for real estate purchased by cw operating company, inc. Dba the club at carlton woods.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$24,343,701$33,899,105▲ $9,555,404
Accounts Receivable$166,798$231,774▲ $64,976
Total Assets$24,510,499$34,130,879▲ $9,620,380
Liabilities
Accounts Payable and Accrued Expenses$325,000$36,159,161▲ $35,834,161
Total Liabilities$325,000$36,159,161▲ $35,834,161
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$24,185,499$-2,028,282▼ $26,213,781
Total Net Assets Fund Balance$24,185,499$-2,028,282▼ $26,213,781
Total Liabilities and Net Assets / Fund Balance$24,510,499$34,130,879▲ $9,620,380

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$13,212,227$3,812,321$17,024,548
Leasehold Improvements$13,971,878$1,838,937$15,810,815
Land$6,715,000-$6,715,000
Compensation and Service Providers
Top Officer Pay19th percentile

Board Members and Trustees

NameTitle
Lyn MaddoxPresident
Jason FrazerVice President
Becky BaylessSecretary
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$0
Investment Income
$0
Other Revenue
$681,733
Change in Net Assets
$-2,028,282
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$2,710,015
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
Depreciation Depletion---$2,028,282
Occupancy---$418,047
Insurance---$263,686
Total Functional Expenses$0$0$0$2,710,015
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
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
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
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 6

“Carlton woods properties, inc. Is a membership organization.”

Form 990, Part VI, Section A, Line 8B

“No committees on behalf of the governing bodies.”

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

“The coo and the controller review the form. A copy of the form is provided to the board of directors prior to filing with the internal revenue service.”

Form 990, Part VI, Section C, Line 19

“The governing documents, conflict of interest policy, and financial statements are not made available to the public.”

Filing and Contact Details

Filer

Filer Name
Carlton Woods Properties Inc
EIN
86-3531075
Phone
2818635800
Address
ONE CARLTON WOODS DRIVE, THE WOODLANDS, TX 77382

Signing Officer

Name
Lyn Maddox
Title
President
Phone
2818635800
Signed
2025-07-15
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Lyn Maddox
Formed
2023
Legal Domicile
TX
Voting Board Members
3
Independent Board Members
3
Employees
0
Volunteers
0

Preparer

Firm
CONDON O'MEARA MCGINTY & DONNELLY LLP
Address
ONE BATTERY PARK PLAZA 7TH FL, NEW YORK, NY 10004
Preparer
Alexander Lazzaruolo
Phone
2126617777
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Prior period adjustments -24,185,499.”

Raw XML Appendix300 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/ActivitiesConductedPrtshpInd00
IRS990/ActivityOrMissionDesc0CARLTON WOODS PROPERTIES, INC., A 501(C)(2) (THE "HOLDING CORPORATION"), FOR REAL ESTATE PURCHASED BY CW OPERATING COMPANY, INC. DBA THE CLUB AT CARLTON WOODS.
IRS990/BooksInCareOfDetail/BusinessName/BusinessNameLine1Txt0KAREN TONGBERG
IRS990/BooksInCareOfDetail/PhoneNum02818635800
IRS990/BooksInCareOfDetail/USAddress/AddressLine1Txt0ONE CARLTON WOODS DRIVE
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IRS990/Form990PartVIISectionAGrp/ReportableCompFromRltdOrgAmt20
IRS990/Form990PartVIISectionAGrp/TitleTxt0PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt1VICE PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt2SECRETARY
IRS990/Form990ProvidedToGvrnBodyInd00
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IRS990/ReportOtherAssetsInd00
IRS990/ReportOtherLiabilitiesInd00
IRS990/ReportProgramRelatedInvstInd00
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IRS990ScheduleD/BuildingsGrp/BookValueAmt013212227
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IRS990/ScheduleJRequiredInd00
IRS990/ScheduleORequiredInd01
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt0CARLTON WOODS PROPERTIES, INC. IS A MEMBERSHIP ORGANIZATION.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt1NO COMMITTEES ON BEHALF OF THE GOVERNING BODIES.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt2THE COO AND THE CONTROLLER REVIEW THE FORM. A COPY OF THE FORM IS PROVIDED TO THE BOARD OF DIRECTORS PRIOR TO FILING WITH THE INTERNAL REVENUE SERVICE.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt3THE GOVERNING DOCUMENTS, CONFLICT OF INTEREST POLICY, AND FINANCIAL STATEMENTS ARE NOT MADE AVAILABLE TO THE PUBLIC.
IRS990ScheduleO/SupplementalInformationDetail/ExplanationTxt4PRIOR PERIOD ADJUSTMENTS -24,185,499.
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc0FORM 990, PART VI, SECTION A, LINE 6
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc1FORM 990, PART VI, SECTION A, LINE 8B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc2FORM 990, PART VI, SECTION B, LINE 11B
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc3FORM 990, PART VI, SECTION C, LINE 19
IRS990ScheduleO/SupplementalInformationDetail/FormAndLineReferenceDesc4FORM 990, PART XI, LINE 9:
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ReturnHeader/BuildTS02025-03-06 01:10:19Z
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ReturnHeader/BusinessOfficerGrp/SignatureDt02025-07-15
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ReturnHeader/PreparerPersonGrp/PhoneNum02126617777
ReturnHeader/PreparerPersonGrp/PreparerPersonNm0ALEXANDER LAZZARUOLO
ReturnHeader/ReturnTs02025-07-15T16:18:30-05:00
ReturnHeader/ReturnTypeCd0990
ReturnHeader/TaxPeriodBeginDt02023-09-01
ReturnHeader/TaxPeriodEndDt02024-08-31
ReturnHeader/TaxYr02023

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