FLAT-FEE HOA PRICING
HOA Management Pricing – Flat-Fee, All-In, No Surprises
One clear monthly number per unit for professional HOA and COA management in Washington and California. No vendor markups, no hidden fee schedules, and technology included in the fee.
Most HOA management pricing is designed to be difficult to compare. A low base fee on the front page of the proposal. A fee schedule buried in the appendix. Vendor markups that never appear on the invoice the board sees. By the time the board understands what management actually costs, the annual budget has already been set on incorrect assumptions.
AmLo Management is built on a different model. This page explains how our pricing works, what it includes, and how to compare it honestly against other proposals.
AmLo charges a single flat monthly fee per unit. That fee covers the full scope of professional HOA and COA management. No separate charges for individual services, no per-transaction fees, no ancillary billing that inflates the real cost of management over the course of the year.
The fee is determined by community type, unit count, location, and the specific services your community requires. Every quote is built from those factors. We do not anchor to what you are currently paying, and we do not discount a rate card to win proposals.
Our quote is what you will pay. The monthly statement matches what we quoted. No end-of-year surprises, no reconciliation charges, no fee schedule items that were not discussed before you signed.
Every AmLo engagement includes the following as part of the base fee. No add-ons, no usage caps, nothing billed separately.
Package scope matters. A few services differ depending on whether you choose full management or financial management only. Your proposal lists exactly what is included for your community so there are no surprises.
Dedicated Community Manager
A named manager with a manageable portfolio. You will know who to call, and they will know your community. Not a rotation of whoever is available.
Board Meeting Prep & Attendance
Agendas, financial reports, attendance, and minutes, all included. Your board sets how often you meet—we scale prep and attendance to that rhythm. No per-meeting upcharge.
Full Financial Management
Assessment billing, AP processing, monthly statements, bank reconciliation, and budget development. Operating and reserve funds held in separate accounts, never commingled.
Vendor Management
Competitive bids, contract administration, and invoice processing. Zero markups on vendor invoices. Zero referral fees. Vendors are selected on merit only.
Owner Portal & Technology
Owner portal, board portal, financial dashboard, maintenance tracking, and document library, all included. No per-unit tech fees or payment surcharges.
WUCIOA & Davis-Stirling Compliance
Open meetings, secret ballot elections, SB 326 tracking, reserve coordination, and enforcement procedures. Standard service, not an add-on.
Transparency means being clear about what falls outside the flat fee. Here is the complete picture:
| Item | How it works |
|---|---|
Certified mail (delinquency notices) |
Third-party USPS charge passed through at actual cost, no markup. |
Postage and paper mail |
Printed notices, first-class postage, and similar mail when the association needs hard copy. Billed at actual cost and kept outside the flat management fee so the quoted monthly number holds. As homeowners move to email, portal delivery, and other digital communication, your community captures the savings instead of paying for paper and stamps inside a higher bundled rate. |
Resale certificates, demand packets, lender questionnaires |
Prepared through the standard resale and closing workflow. These are ordered and paid by the homeowner or seller (typically via title). They are not association pass-through charges on your monthly management statement. |
County recording fees (liens) |
Direct county charge passed through at actual cost, no markup. |
Major capital project management |
Projects requiring dedicated PM beyond routine vendor coordination may involve a separate fee. We disclose this before the project begins, not after it is underway. |
Association attorney fees |
Billed directly by the attorney to the association. We coordinate efficiently, but legal fees are the attorney’s direct charge, not ours. |
The monthly per-door fee on the front page of a proposal is almost never the total cost. A fair comparison requires three specific things from every company you are evaluating:
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1
Request the complete fee schedule
The per-door figure on the cover page is rarely the whole picture. Ask for the full attachment: Schedule A, Appendix A, or whatever the company calls the line-item fee list tied to the contract. That schedule is the real price list; work through it line by line before you assume the headline rate tells the story.
Ask specifically about meeting attendance fees, copying and mailing fees, after-hours call fees, vendor invoice processing fees, technology fees, and resale certificate fees. Firms with straight pricing answer in detail, usually on the first request.
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2
Confirm you are comparing the same scope
Two proposals rarely assume the same work. Before you compare dollar figures, align what each firm actually delivers: board and annual meetings (and caps), covenant enforcement, collections through lien where needed, the financial reporting package, reserve study coordination, owner communications, architectural review, and after-hours emergency handling. A lower fee often reflects narrower work or limits you only notice after you are under contract. Get the scope in writing, or the price comparison is mostly noise.
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3
Ask about vendor markups and referral fees
A company that marks up invoices has higher effective costs even if base fees look identical. A company receiving referral payments from vendors is not acting as your fiduciary when selecting them. Both are common. Both are worth asking about directly.
If you need help building a true side-by-side comparison across proposals, AmLo is happy to help you work through the analysis. Let us know, and we will figure out the best way to do it together.
Read the termination clause before signing any management contract. This is where companies hide provisions that make bad relationships expensive to exit: auto-renewal windows, liquidated damages, 90-day notice requirements buried in the final paragraph.
Simple, clear, no gotchas
We do not publish a public rate card. Management pricing depends on factors that vary meaningfully by community: size, type, location, condition, and service scope. A 40-unit HOA in Kirkland has different management needs than a 200-unit condominium in Marina del Rey, and pricing that does not reflect those differences is not accurate pricing.
Every AmLo quote is built specifically for the community being quoted. The process takes a site walk, a review of governing documents, and a conversation with the board about what is working with current management and what is not. The quote reflects what management of your community actually requires, not a generic per-door rate applied uniformly.
The fastest way to get a quote is through the Build Your Own Quote tool below. When you complete it, we will give you a range where you can expect our formal quote to come in, then deliver a proposal tailored to your association within 48 hours.