Update these at the start of each fiscal year. All tabs recalculate automatically.
✓ Saved
How This Planner Works
This is a self-contained financial planning tool for the Hidden Creek HOA board. All data is stored locally in your browser and can be exported as JSON for sharing or archiving.
Tab 2Revenue — Dues collection, special assessments, impact fees, arrears, and all other income. All money in.
Tab 3Budget & Expenses — Operating budget by line item. Track actuals vs. budget throughout the year.
Tab 4Capital Plan — One-time projects drawn from reserves. Costs auto-inflate to the project year.
Tab 5Reserve Forecast — 10-year rolling projection of reserve health, auto-calculated from all inputs.
Tab 6Scenarios — Model "what if" — different dues levels or delinquency impacts on reserves.
Tab 7Bank & Cash — Monthly cash position. Log bank balances and compare against the budget model.
Tabs 8–9History & Vendors — 8-year historical actuals and full transaction-level vendor ledger.
Sharing tip: Use the Export JSON button (top right) to save a snapshot. Send the file to another board member — they import it to see your current working version.
⚖ Special Assessment Manager
Set a uniform base per lot, then add per-lot increments for specific situations. Flows into each lot's balance automatically.
🏘 Lot Ledger
Both invoices for the selected calendar year · click any badge or "+ Pay" to record a payment
💳 Payment History
All payments recorded — click ✕ to remove an entry
Date
Lot #
Owner
Amount
Covers
Notes
🏗 Impact Fee Revenue
Variable fees based on construction sq footage — attributed to specific capital projects
Date
Lot #
Owner
Project
Sq Ft
Amount
Notes
Operating Budget
Click any dollar amount or name to edit inline. Track actuals throughout the year.
Budget Breakdown
Budget by category
$0
total budget
Budget vs. Actuals YTD
📝 Budget Planning Notes
One note per bullet — rationale, decisions, board directives. Auto-saved.
Per-Household Breakdown
Capital projects are one-time expenditures drawn from your reserve fund. These are separate from operating expenses. All costs are inflation-adjusted from their base estimates.
Capital Projects
Add, edit, or defer planned projects. Inflated costs calculate automatically.
Capital Spending by Year
Inflated cost — draws from reserve fund
Project Summary
Auto-calculated from your Budget, Capital Plan, and Settings. No editing needed here — adjust inputs in the other tabs.
10-Year Reserve Trajectory
Reserve BalanceDynamic Target (opex + capital buffer)Opex Floor Only
Year-by-Year Detail
What-If Controls
Annual dues per lot — effective 2027
$1,800
$150 / month per lot
ℹ 2026 remains at $${state.settings.assessmentPerLot.toLocaleString()}/lot as planned. Scenario dues take effect 2027.
$1,500$2,000$2,500
Custom:/lot/yr
Delinquent lots (not paying dues)
0 lots
No impact
048 lots
Reserve Trajectory — Scenario vs. Current Plan
Current planScenario$30k min
All Standard Dues Scenarios
Log your actual bank balance each month after receiving your statement.
The system builds a rolling monthly cash position — comparing what you actually have against what the budget model expects at that point in the year.
📅 Monthly Cash Position — 2026
Budget model vs. actual bank balance. Yellow = enter actual. Green = in line. Red = significant variance.
Log Bank Balance
Month
Budgeted Revenue cumulative YTD
Budgeted Expense cumulative YTD
Model Balance expected at month-end
Actual Balance from bank statement
Variance actual vs. model
Actual vs. Model — Monthly
All Balance Entries
Every logged bank statement balance
Date
Notes
Actual Balance
Model Expected
Variance
📚 Historical Actuals — 2018–2025
8-year operating history by category and line item. Use as reference during the annual budgeting process.
Capital Events — 2018–2025
Major one-time capital expenditures from the historical record.
Category Trend (2018–2025)
🔍 Vendor & Spending Ledger
Transaction-level history. Filter to research vendor patterns, category trends, or specific line items.
Add Ledger Entry
Add Capital Project
Today's dollars — inflation applied automatically
Leave blank to use the default capital inflation rate
Determines how much draws from the reserve fund vs. a one-time homeowner assessment.
Only the reserve-funded % draws from reserves. Remainder assumed via special assessment.
Record Payment
Used for record-keeping — badges update automatically based on total paid.
New Special Assessment
Uniform amount for all lots. Set to 0 for increment-only assessments.
Per-Lot Increments — additional amounts above the base
Roll Over Balances to Next Year
Review each lot below. Lots with a zero balance are excluded automatically.
Adjust any amounts before confirming — this sets the Prior Balance for each lot
in the next year.