🏡 Hidden Creek Homeowners Association

Financial Planning System — FY 2026

All changes saved
FY Setup
Update these at the start of each fiscal year. All tabs recalculate automatically.
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 2 Revenue — Dues collection, special assessments, impact fees, arrears, and all other income. All money in.
Tab 3 Budget & Expenses — Operating budget by line item. Track actuals vs. budget throughout the year.
Tab 4 Capital Plan — One-time projects drawn from reserves. Costs auto-inflate to the project year.
Tab 5 Reserve Forecast — 10-year rolling projection of reserve health, auto-calculated from all inputs.
Tab 6 Scenarios — Model "what if" — different dues levels or delinquency impacts on reserves.
Tab 7 Bank & Cash — Monthly cash position. Log bank balances and compare against the budget model.
Tabs 8–9 History & 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
DateLot #Owner AmountCoversNotes
🏗 Impact Fee Revenue
Variable fees based on construction sq footage — attributed to specific capital projects
DateLot #OwnerProject Sq FtAmountNotes
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 Balance Dynamic 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 plan Scenario $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.
    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
    DateNotes 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.