[dragonwriter]

> ith perhaps some carve outs if people want to voluntarily have some kind of HOA type thing that isn't publicly enforced.

HOA's entire point is to using leveraging property covenants to create viral contracts attached to property that leverage contract to create a basis or public enforcement, that's the hammer behind any of their private enforcement, without which they would have no effect. "Voluntary...HOA type thing" is an oxymoron.