The biggest obstacle I see to HOA or any private site opening up to the public is the liability. You have people with a lot of money wrapped up in homes. All it would take is for one person to get hurt and file a lawsuit against the HOA or the ski club. Your $20 to $40 dollars a boat doesn't cover a lot of lawyer fees. My club leases the rights to our lake and it is very clear that only X number of members are allowed to use the lake. Club must carry a certain amount of Liability insurance, every boat must carry another 1 million in insurance. I LOVE this sport and would do almost anything to grow it. Anyone wanting to ski is more than welcome to come ski with me. Zero chance my lake would ever open to the public.