This free calculator computes your HOA's percent funded status and the annual reserve contribution your community needs, using both standard methods — straight-line and cash-flow — from a real component-by-component engine. Enter your components (or pick from our library of typical lives and costs) and get a 30-year projection. No signup required.
List the major items your HOA must eventually replace. Pick from the library to pre-fill typical life and cost.
Percent funded and the contribution your plan needs.
Fully funded balance: $111,075
Percent funded = balance ÷ fully funded balance.
Cash-flow method · ≈$1,142/month
Free account for 1 saved plan · Reserve Planner $49/yr
| Year | Contribution | Interest | Expenditures | Closing balance | % funded |
|---|---|---|---|---|---|
| 2026 | $13,700 | $1,671 | — | $75,371 | 54% |
| 2027 | $14,111 | $2,061 | — | $91,543 | 59.2% |
| 2028 | $14,534 | $2,470 | — | $108,548 | 63.3% |
| 2029 | $14,970 | $2,423 | $38,245 | $87,695 | 66.8% |
| 2030 | $15,419 | $2,385 | — | $105,500 | 61.7% |
| 2031 | $15,882 | $2,575 | $20,867 | $103,090 | 65.5% |
| 2032 | $16,359 | $2,782 | — | $122,230 | 64.7% |
| 2033 | $16,849 | $3,266 | — | $142,346 | 68% |
| 2034 | $17,355 | $2,826 | $76,006 | $86,520 | 70.8% |
| 2035 | $17,875 | $2,386 | — | $106,782 | 59.6% |
| 2036 | $18,412 | $2,900 | — | $128,093 | 64.2% |
| 2037 | $18,964 | $2,834 | $48,448 | $101,443 | 67.8% |
| 2038 | $19,533 | $1,265 | $121,190 | $1,051 | 62.4% |
| 2039 | $20,119 | $278 | — | $21,448 | 1.7% |
| 2040 | $20,722 | $795 | — | $42,966 | 26.2% |
| 2041 | $21,344 | $990 | $28,043 | $37,257 | 41.3% |
| 2042 | $21,984 | $1,206 | — | $60,448 | 37.9% |
| 2043 | $22,644 | $1,794 | — | $84,886 | 49.5% |
| 2044 | $23,323 | $2,414 | — | $110,623 | 57.7% |
| 2045 | $24,023 | $2,299 | $61,373 | $75,572 | 63.7% |
| 2046 | $24,744 | $2,199 | — | $102,514 | 54.6% |
| 2047 | $25,486 | $2,881 | — | $130,882 | 61.8% |
| 2048 | $26,251 | $3,600 | — | $160,732 | 67.1% |
| 2049 | $27,038 | $4,356 | — | $192,127 | 71.3% |
| 2050 | $27,849 | $5,151 | — | $225,127 | 74.5% |
| 2051 | $28,685 | $5,516 | $37,688 | $221,640 | 77.1% |
| 2052 | $29,545 | $5,910 | — | $257,095 | 76.7% |
| 2053 | $30,432 | $5,836 | $77,745 | $215,618 | 79% |
| 2054 | $31,345 | $4,066 | $137,276 | $113,753 | 75.9% |
| 2055 | $32,285 | $3,247 | — | $149,286 | 62.9% |
Estimates for planning purposes only — not financial, legal, or engineering advice, and not a substitute for a professional reserve study. Verify component lives and costs for your community.
Prefer working in rows and columns? Download our free reserve study spreadsheet — no signup, no email gate. It opens directly in Excel or Google Sheets and comes pre-filled with 10 realistic example components (useful life, remaining life, and 2026 replacement costs from our component library), live formulas for each component's fully funded share and straight-line contribution, and a percent-funded summary that recalculates as you type.
The spreadsheet is the ungated alternative to the saved-plan PDF export in Reserve Planner. It uses the same straight-line math as the reserve study calculator above — the interactive version adds the usually-lower cash-flow method and the 30-year projection chart, which are hard to replicate in a spreadsheet.
Percent funded is the number boards remember. Here is what the bands mean for your community's risk of a special assessment. Already have your fully funded balance from a study? Get an instant reading with our percent funded calculator.
Underfunded — elevated special-assessment risk. When a major component fails, the money will have to come from somewhere: an assessment, a loan, or deferred maintenance. Boards here need a multi-year catch-up plan.
Fair. You have cushion for a single failure but overlapping replacements can still force an assessment. This is where most HOAs land — a plan to reach 70%+ within 5–10 years is a reasonable target.
Strong. Your community can absorb planned and most unplanned capital expenses from reserves. Lenders, insurers, and buyers increasingly check this number — strong reserves protect property values.
The same conventions professional reserve studies use, in plain English.
For each component: replacement cost × (age used ÷ useful life). A $20,000 roof that is 10 years into a 20-year life should have $10,000 saved. Adding this up across all components gives your fully funded balance; percent funded is your actual balance divided by that number. This is the standard CAI (Community Associations Institute) convention.
Your current balance is allocated across components in proportion to what each should have saved. Each component then contributes (future replacement cost − its allocation) ÷ years remaining per year. Summing across components gives the straight-line contribution — conservative, because every component is funded independently.
The fund is projected year by year for 30 years: balance + contributions + interest − that year's inflated replacements. The calculator then finds the smallest starting contribution that keeps the balance above zero in every single year (rounded up to the nearest $100). Because all components share one pool, this is usually the lower — and more realistic — number.
A professional reserve study adds on-site inspection and engineering judgment, and several states require one on a fixed cycle. Use this calculator between studies — to test scenarios, update for actual costs, and prepare for budget season.
Every reserve study — professional or spreadsheet — repeats the same three steps for each component. Take a community roof with a $120,000 replacement cost and a 25-year useful life, installed 10 years ago:
Repeat that across every component — roofs, paving, paint, pool — and you have a reserve study's funding plan. The calculator above and the downloadable reserve study spreadsheet both run this exact math; the calculator additionally solves the pooled cash-flow method, which typically lands 10–30% lower.
Reserve Planner saves your components, models scenarios, and generates a board-ready PDF — $49/yr, self-serve.
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