Lincoln HOA Guide
Twelve Bridges HOA Guide: Catta Verdera and the Villages
Twelve Bridges is a large part of Lincoln built village by village under the Twelve Bridges Specific Plan, which the city has been amending since the 1990s. The city lists about 1,136 acres of open space here, more than in any other area on its open space list.
Unlike Sun City Lincoln Hills next door, Twelve Bridges does not appear to be run by one association. Public records show a set of numbered villages, each in a zone of the city’s landscaping district, plus the gated community of Catta Verdera. This guide explains who looks after what, so a board knows which costs belong to the HOA and which the city already charges for.
Facts on this page were checked against City of Lincoln documents and the Catta Verdera association’s public website on October 9, 2026. For citywide rules on parking, ADUs, short-term rentals, water and trash, see the Lincoln HOA Guide. Sources are listed at the bottom of the page.
Is there a Twelve Bridges master association?
We could not confirm one. We found no public website or city document showing a single master association for all of Twelve Bridges. What the public record does show is the Catta Verdera association and a separate city district zone for each group of villages. Individual villages may have their own associations, but no public source lists them, so we do not attempt a list here. Your deed, title report and CC&Rs will tell you which association, if any, your home belongs to.
The city district zones in Twelve Bridges
Eight zones of the city’s Landscaping and Lighting Assessment District No. 1 cover Twelve Bridges. The charge appears on the property tax bill and is separate from any association dues. Every zone pays a share of the city’s main-road landscaping, street lights and signals, its community and regional parks, and its open space and trails. Some zones also pay for local items, which is why the rates differ. These figures come from the city’s engineer’s report for fiscal year 2025-26.
| Zone | Area | 2025-26 rate per home | Local items it also funds |
|---|---|---|---|
| 2 | Twelve Bridges and Verdera, Villages 13 to 18 and 20 | $354.04 | None listed |
| 3 | Village 8, Unit 4 | $468.90 | Twelve Bridges Park, Eastridge Drive landscaping, interior street lights |
| 9 | Village 8, Units 5 and 6 | $469.50 | Twelve Bridges and Coyote Pond parks, Eastridge Drive landscaping, interior street lights |
| 10 | Village 19, Units A and B | $348.58 | None listed |
| 19 | Village 9, Units 1 to 4 | $520.64 | Twelve Bridges and Coyote Pond parks, Eastridge Drive and Bradborne Drive landscaping, interior street lights |
| 20 | Village 12 | $346.35 | None listed |
| 21 | Main Village commercial | $63.34 per unit, against a maximum of $733.54 | Interior street lights |
| 25 | Verdera, Village 23 | $339.62 | None listed |
The pattern is worth noticing. In the zones along Eastridge Drive, the city district pays for the neighborhood parks, the frontage landscaping and the street lights inside the neighborhood. In the zones with nothing in the last column, the district funds only citywide items. The report does not list neighborhood parks, local landscaping or interior street lights for those villages, and several of them are in gated Catta Verdera. There, those costs may sit with the association, so check your documents and maps. The residential zones are charged at their maximum rate, which can rise each year with inflation.
What to do about it: What Are HOA Assets? explains how to build a list of what your association owns, and What Assessments Your HOA Community Needs and Why covers how the two charges differ.
Catta Verdera
Catta Verdera is a gated community of 614 home sites on about 900 acres, with custom, semi-custom and builder homes in several villages around the private Catta Verdera Country Club. The association’s website uses the names Catta Verdera Home Owners Association, Verdera HOA and Verdera Community Association. The city uses the last one. Confirm the legal name from your documents before you write a check or a contract.
The June 1 clearing deadline is an association rule. Ask the city what weed abatement rules also apply. The city also notes that some Verdera open space areas are maintained by the association, not the city.
Open space, oaks and wildfire fuel
The city’s open space list shows 813 acres for Twelve Bridges and 300 acres for Verdera, and gives a combined total of 1,136 acres. The parts do not add up to the total on the city’s page, so treat the figures as approximate. Catta Verdera’s own site describes walking trails through wetlands and oak groves.
The city grazes its open space preserves with goats and sheep, usually between January and the end of June, to reduce wildfire fuel and control invasive plants. If animals get outside their fencing, call Public Works at (916) 434-2450, or Lincoln Police at (916) 645-4040 after hours.
For a board, the first job is a map. Mark which open space parcels the city owns and which belong to your association, because the owner is the one responsible for fuel reduction. The Lincoln Fire Department’s fee schedule lists a grazing permit, so ask Fire before bringing goats or sheep onto open space. To see whether your streets are in a state fire hazard severity zone, use the interactive map on the city’s fire hazard map page. We could not confirm from a text source which Twelve Bridges streets are mapped, so we do not say here.
What to do about it: How to Minimize Homeowners Association Liability and How to Hire a Contractor for Your Homeowners Association.
Golf carts in Twelve Bridges
Part of Twelve Bridges is inside the city’s golf cart plan area, where a permitted golf cart may use public streets. The city’s 2024 master plan update recommends changes to the map, so check the city’s current route map before you rely on an older one.
Inside the gates, the plan says golf carts must be permitted by Catta Verdera and follow community policies. A cart that leaves the community must meet the same rules and permit requirements as other golf carts in the plan area, and may use only streets that are in it. Permit steps and the difference between a golf cart and a street-legal NEV are in the Lincoln HOA Guide.
What to do about it: What HOA insurance covers.
Parks, and what is still being built
Twelve Bridges Park is a 5-acre city park on Eastridge Drive next to Twelve Bridges Elementary School. Coyote Pond Park is the other city neighborhood park the district funds here. The city adopted a master plan for a new community park on an 18.5-acre site along Bella Breeze Drive on March 12, 2024, with a first phase of about 7 acres. The city also approved Village 25, with 49 homes, in 2019. Twelve Bridges is still growing, so newer villages may have young associations and first-time boards.
What to do about it: the New Board Member Checklist and Planning Your HOA Budget.
Sorting out who does what?
Eight district zones, city open space and village associations all sit side by side here, and boards often inherit unclear maps. If your Twelve Bridges board is deciding between managing itself and hiring help, start with Self-Managed vs. Professional HOA Management, or tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsQuick answers
Questions Twelve Bridges board members ask
Why is my neighbor’s district charge different from mine?
You are probably in different zones. Rates for homes in Twelve Bridges ran from $339.62 to $520.64 in 2025-26, depending on whether the zone also funds local parks, landscaping and street lights.
Is the landscaping district charge the same as HOA dues?
No. The district charge goes to the city. Dues go to your association for what it owns. See What Assessments Your HOA Community Needs and Why.
Who clears the open space behind our homes?
Whoever owns it. Much of it is city open space that the city grazes each spring. In Verdera, the city says some areas are maintained by the association. Check the parcel before you send a crew.
Does Catta Verdera’s June 1 weed deadline apply outside the gates?
No. It is that association’s rule. Other associations set their own, and How to Enforce HOA Rules in Your Homeowners Association explains how to adopt and apply one fairly.
Can residents drive golf carts on Twelve Bridges Drive?
The 2024 plan proposes a cart crossing at Twelve Bridges Drive and Rossi Lane, and it does not list Twelve Bridges Drive itself among the streets proposed for golf cart lanes. Carts may not cross any street posted above 45 mph. Check the city’s current route map before you drive.
Do city rules on rentals, parking and watering apply here?
Yes, on public streets and private lots alike. They are covered in the Lincoln HOA Guide. On private streets, your association’s own parking rules also apply.
Keep going
Where to go next on How2HOA
Sources for this guide
These sources open in a new tab.
City of Lincoln: Landscaping and Lighting District 2025-26 engineer’s report; trails and open spaces; goat grazing; golf cart and NEV information, including the 2024 NEV and Golf Cart Master Plan; Twelve Bridges Park; Bella Breeze Park master plan; fire hazard severity zone map; Lincoln Fire fee schedule.
Other: Catta Verdera association about the community, FAQs, services and information and contacts; California State Clearinghouse Twelve Bridges Specific Plan record.
Professional management
Thinking about management help?
Tell us about your community and we will send you options from affiliated management companies.
Compare HOA management optionsGet the free board checklistsThis page is general educational information, not legal, financial or insurance advice. How2HOA is not affiliated with the associations named here. Ownership and maintenance vary parcel by parcel, so check your recorded maps and governing documents and talk with your association’s attorney or another qualified professional about your situation.