Cliffs Valley Community Association Inc

Nonprofit profile at a glance

EIN
571058952
IRS 990 coverage
2010–2025
Forms available
Form 990 2025
Location
Greenville, SC, USA
Phone
8642382557
Rating
83
Verdict
STRONG
Rating confidence
Moderate
Sector
Homeowners & Tenants Associations

Reported finances

Revenue
$2,658,800
Expenses
$2,689,904
Assets
$4,831,159
Liabilities
$4,363,901

Source: IRS Form 990. Selected filing: tax year 2025. Amounts in USD.

Leadership & pay

7 people listed

Executive titles in this filing

  • LORI COBB (PRESIDENT)
  • MITCH JOLLEY (VICE PRESIDENT)

People named in this filing

  • LORI COBB (PRESIDENT)
  • RICH PAYNE (SECRETARY)
  • CARLA IWANOWSKI (TREASURER)

Selected names, not a complete roster or a statement of current roles. Open leadership details for the complete filed list.

Source: IRS Form 990. Selected filing: tax year 2025. Names and roles reflect this filing, not necessarily current officeholders.

Overview

Mission

To maintain facilities for its members in upstate South Carolina andwestern North Carolina.

What it reported doing in 2025

Cliffs valley community association, inc. (the association) is a South Carolina not-for-profit corporation organized by the cliffs at glassy, inc. (the developer). The association was formed to provide restrictions for the benefit of all owners of properties, to provide flexible and reasonable procedures for the overall development of the properties and to establish a method for the administration, maintenance, preservation, use and enjoyment of the properties. The association is comprised of properties in an approximately 3,000 acre development in greenville county, South Carolina and henderson county, North Carolina. The development consists of 859 singlefamily residential properties.the development includes amenities such as a country club with a golf course, clubhouse, and wellness facilities. The membership of these amenities is on a voluntary basis of the property owners. These areas are owned by a separate unrelated entity.

Operating model

Revenue model
Membership-supported. 86% of the money available for current operations came from membership dues.
Distribution model
Direct operator. The filing allocates 100% of reported program-service expenses outside its grant, affiliate-payment, and member-benefit lines. This expense classification does not rule out separately announced grant awards.

The verdict

STRONG - A large share of available resources goes toward mission work and the filed numbers largely add up. Some filing-based governance responses are negative or unanswered and expenses are high relative to revenue.

Rating breakdown

  • Financial Efficiency: 82
  • Transparency & Controls: 90
  • Accountability: 82
  • Sustainability: 38
  • Growth: 100

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 92.5%; rating input score 93
  • Program expense ratio: 91.1%; rating input score 91
  • Fundraising efficiency: Limited

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 63rd percentile among comparable filings
  • Pay-setting controls: Limited
  • Foreign activity oversight: Limited
  • Grant itemization coverage: Limited
  • Major donor itemization: Limited
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 100%; rating input score 100; 63rd percentile among comparable filings
  • Governance controls: 4 of 7 controls in place; rating input score 57
    • Conflict-of-interest policy: Fail
    • Whistleblower policy: Fail
    • Document-retention policy: Fail
    • CEO compensation review process: NotApplicable
    • Other executive compensation review process: NotApplicable
    • Form 990 shared with the board: Pass
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Pass
    • Independent financial-statement audit: Pass

Sustainability

  • Operating margin: -1.2%; rating input score 23; 23rd percentile among comparable filings
  • Total-asset coverage ratio: 1.8; rating input score 54; 54th percentile among comparable filings
  • Liabilities to assets ratio: 0.9; rating input score 4; 4th percentile among comparable filings
  • Officer compensation ratio: 0%; rating input score 90; 90th percentile among comparable filings

Growth

  • Program expense growth: 9.1% per year; rating input score 100; 57th percentile among comparable filings
  • Revenue growth: 6.1% per year; rating input score 100; 45th percentile among comparable filings
  • Asset growth: 8.5% per year; rating input score 100; 51st percentile among comparable filings

Details

  • Where the money goes: 92.5% of revenue deployed · 91.1% of spending went to programs
  • Governance: 7 of 7 board members independent · 4 of 7 filing controls reported
  • Programs: 1 filed program accomplishment · $2.5M in reported program spending
  • Leadership: top reported pay $0 · 7 people listed
  • Consistency: 22 of 22 current checks pass
  • Schedules: 3 filed schedules
  • Filing history: 10 filing years from 2010 to 2025
  • Contacts: How to reach this organization
  • Grant readiness: Federal tax and exclusion status, award history, and grant-maker relationships.
  • People: Everyone the filings name, and which of them the filings identify by more than a name.

Key Signals

Signals prioritize questions for review. They are not findings of misconduct.

  • Review — Accountability: Governance controls: 3 of 7 not reported.
  • High — Sustainability: Operating margin scored 23/100.
  • Review — Sustainability: Total-asset coverage ratio scored 54/100.
  • High — Sustainability: Liabilities to assets ratio scored 4/100.