🏡 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 Annual Budget — Build and track the operating budget. Actuals update throughout the year. Compare to 8-year historical averages.
Tab 3 Capital Plan — One-time projects drawn from reserves. Costs auto-inflate to the project year.
Tab 4 Reserve Forecast — 10-year rolling projection of reserve health, auto-calculated from all inputs.
Tab 5 Scenarios — Model "what if" — different dues levels or delinquency impacts on reserves.
Tab 6 Lots & Revenue — Track dues collection and impact fees lot by lot. Annual revenue vs. plan.
Tab 7 Bank — Log the actual bank balance periodically and compare to what the model expects.
Tabs 8–9 History & Vendors — 8-year historical actuals and full transaction-level vendor ledger for planning context.
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.
Operating Budget
Click any dollar amount or name to edit inline. Track actuals throughout the year.
Budget Breakdown
2026 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 Minimum Target Capital project years
    Year-by-Year Detail
    What-If Controls
    Annual dues per lot
    $1,800
    $150 / month per lot
    $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
    Annual Revenue Plan
    Full-year dues collection progress vs. annual budget
    Dues Payment Tracker
    $900/lot · H1 due January · H2 due July
    Lot #OwnerH1 StatusH2 StatusBalance DueActions
    Impact Fee Revenue
    Variable fees attributed to specific capital projects based on construction sq footage
    DateLot #OwnerProjectSq FtAmountNotes
    No transaction entry needed. The treasurer periodically logs the actual bank balance — the system compares it against the reserve model so every board member can see whether the account is on track.
    Balance History
    Actual balance vs. what the reserve model projects for that year
    DateNotesActual Balance Model Expected (YE)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.
    Hidden Creek HOA
    FY 2026 — Community Financial Summary