HOA Fee Calculator & Tracker

Setting an HOA or condo fee is a balancing act: charge too little and the association bleeds reserves or springs a special assessment; charge too much and owners push back. The math is simple addition and division, but the allocation method, reserve target and delinquency reality all change the number a given owner actually pays.

HOA Fee Calculator & Tracker turns the annual budget into a per-unit monthly fee using equal, per-square-foot or per-bedroom allocation. It tracks reserve funding against a planned capital project, models how delinquent units inflate everyone else's fee, and projects the fee forward for up to a decade. Edit any budget line and every output updates live.

Underneath the inputs is the context that makes the figure defensible — allocation fairness, reserve health, delinquency mechanics and inflation — plus guidance for board meetings. Everything runs in your browser; nothing is uploaded.

• Three allocation methods: Equal per unit, per-square-foot and per-bedroom, so the fee matches your governing documents.
• Eight budget categories: Insurance, landscaping, utilities, management, maintenance, amenities, administration and reserves — all editable.
• Reserve tracker: Enter a planned capital project cost and funding years; see whether the monthly reserve contribution meets the goal or falls short.
• Delinquency impact: Model non-paying units and see the effective fee the paying owners must cover.
• 10-year projection: Apply an annual increase rate and watch the fee compound forward.
• Personalized fee: Your unit square footage or bedroom count drives your own fee under area or bedroom methods.
• Live updates: Change any input and the fee, reserves and projection recompute instantly.
• Export: CSV, JSON or plain text of the full budget and results.

1. Enter the building profile. Number of units, total square feet, your unit size, total bedrooms and your bedrooms.
2. Pick an allocation method. Equal, per-square-foot or per-bedroom.
3. Fill the annual budget. Enter each category's yearly cost; the total updates as you type.
4. Set the reserve goal. Add a planned capital project cost and the years to fund it.
5. Add delinquency and inflation. Enter the non-payment rate and an annual fee increase.
6. Read the results. Your monthly fee, effective fee after delinquency, reserve health and 10-year projection all appear live.
7. Export. CSV, JSON or plain text for the board packet.

Example 1 — Equal split. A 20-unit building with a $120,000 budget charges $500/unit/month before reserves — simple and common for uniform units.

Example 2 — Per-square-foot fairness. Same budget but a 2,000 sq ft unit versus a 1,000 sq ft unit: the larger pays twice the rate, which owners often view as fairer.

Example 3 — Reserve shortfall. A $200,000 roof in 10 years needs about $1,667/month into reserves; if the budget only funds $800, the tracker flags a $867/month gap and a future special assessment.

Example 4 — Delinquency bite. With 8% of units not paying, every paying owner's fee climbs roughly 8.7% to cover the shortfall.

Example 5 — Inflation trajectory. A 4% annual increase turns today's $450 fee into about $667 in ten years, useful for long-range planning.

• Defensible numbers: Show owners exactly how the fee is built from the budget.
• Avoid special assessments: The reserve tracker flags shortfalls before they become emergencies.
• Fair allocation: Compare equal, per-sqft and per-bedroom side by side.
• Plan forward: The 10-year projection supports budgeting and communication.
• Board-ready export: CSV, JSON or text for meetings and packets.
• Free and private: No account, no watermark, nothing uploaded.