Stewardship, not just management.
The Pangea Community Land Stewardship Association (LSA) cares for the land, the shared systems and the amenities, and it is run by the people who live here.
The LSA
A member-led nonprofit with a narrow mandate.
The LSA is a New Mexico nonprofit mutual-benefit corporation. Its role is deliberately limited: maintain shared infrastructure and common land, fund that work through assessments, enforce the governing documents, and protect ecological systems, fire safety and the community's structural integrity.
It does not regulate what happens inside your home, your personal lifestyle, or lawful uses of your lot that don't affect shared systems, safety or your neighbors.
Ownership and membership
Every owner becomes a member of the LSA when their deed records, and dues begin then. Active membership rights begin when the LSA issues your Certificate of Membership after orientation. Those rights are voting, committee service and eligibility for Board office.
The Declarant Control Period
While the community is being built, Pangea Design Build appoints the Board. Once 50% of lots have been conveyed to owners, residents elect the Board to staggered two-year terms.
Voice & vote
One lot, one vote.
Members vote on Board elections, budgets and amendments to the Declaration. On the workforce-housing lot, each separately owned unit has one vote, and no owner gets extra votes by holding several units. Quarterly Board meetings are open to residents and include a member forum of at least 15 minutes, and minutes are posted within 14 days.
Tenants don't vote, but they have full access to amenities and can serve on committees.
Standing committees
Design Review Authority
Reviews every home and site plan against the Architectural & Sustainability Guidelines.
Sustainable & Regenerative Living
Energy, water conservation, waste and off-grid infrastructure.
Culture
Taos cultural traditions and the Arts & Cultural Center.
Permaculture Land, Soil & Food Stewardship
Regenerative farming, soil, habitat and native landscaping.
Environmental Stewardship
Animal systems, buffers and operating protocols.
Finance & Reserves
Budgets, reserve studies and financial reporting.
Dispute Resolution
Hears appeals and supports mediation.
Dues & finances
What your dues pay for, and how you can see it.
Each dwelling unit pays the same base Regular Assessment, whatever its size. The Board sets the amount in the annual budget, publishes it at least 30 days before the fiscal year, and bills quarterly. Members can offset up to half through the work-credit program.
- Roads, common areas, trails and open land
- Community programs, Pangea Academy operations and cultural events
- Reserves for greenhouses, shared systems, roads and major equipment
- Insurance, legal, administrative and professional services
- Fire safety infrastructure, emergency preparedness and training
| Budget | Adopted each year and published to all members |
|---|---|
| Reserve study | A full study every three years, reviewed annually |
| Review | Independent CPA review, or a full audit when required |
| Open records | Minutes, budgets, reserve studies, contracts over $25,000 and insurance summaries |
| Special assessments | Only for extraordinary or emergency costs, and larger amounts require a member vote |
| Good standing | No assessment more than 60 days past due and no uncured violations. Required to vote, serve, earn work credit and use amenities |
Resolving disagreements
Dialogue first. Enforcement last.
The goal is to restore harmony, not to punish. No fine or suspension happens without notice, a hearing and a written decision.
Direct dialogue
Talk with your neighbor or the relevant committee representative in good faith.
LSA mediation
A confidential session with a neutral facilitator, arranged within 21 days. The LSA pays for the first two hours.
Board review
A written complaint gets a written Board decision within 30 days or at the next regular meeting.
Appeal & enforcement
Appeals go to the Dispute Resolution Committee within 15 days. Only after that can fines, suspension of amenity access, liens or legal remedies follow.
Protecting the community over time
Covenants that run with the land.
50 years, renewing
Covenants bind every lot for 50 years from recording and renew automatically in 10-year periods.
Neighbors, not guests
No individual rentals under 30 days on residential lots. Long-term leases run at least 12 months, and tenants receive the governing documents.
Screened transfers
A buyer completes orientation before closing. The LSA has 30 days to match any offer at the same price and terms, or to waive that right.
This page summarizes the Declaration of Covenants, LSA Bylaws, Architectural & Sustainability Guidelines, and Exhibits & Technical Bulletins, which control in that order. Applicants receive the complete governing document set after provisional approval and before signing any purchase agreement.
Read the full picture.
The Community Overview explains the LSA in plain language.