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Some links are affiliate links. If you buy through them, we may earn a commission at no extra cost to you. We do not accept payment for rankings, and we do not invent star ratings.

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Listing

SpruceHOA

Flat-tier self-managed HOA software (dues via Stripe with no platform cut, cash book, portal, voting, mail) from $12/mo — still early access / late-Q3-2026 testing as of mid-October 2026.

Self-managed boards Flat tier by size 1–500 units Some bookkeeping; confirm fund separation

SpruceHOA (sprucehoa.com) is self-managed association software for volunteer boards: properties and ownership, dues and special assessments, Stripe online payments, a homeowner portal, communications, meetings, voting, violations, events, documents, a cash book with budget-vs-actual, vendors and payables, architectural requests, amenity reservations, and resale/estoppel packets. The site is explicit that SpruceHOA is software, not a management company. Audience framing covers self-managed HOAs, condos and townhomes, and voluntary/civic associations. Contact on product pages is hello@sprucehoa.com. Footer copy is © 2026 SpruceHOA. No LLC, Inc, street address, or named founder string appeared on the official pages checked October 16, 2026. Attempted /privacy, /terms, and /legal/privacy / /legal/terms URLs returned the same homepage SPA content rather than dedicated legal text.

Audience for schema is self-managed. A separate management-company page welcomes CAMs for the long tail of small associations (flat price per community, hard DB separation, each association banks for itself) but says there is no cross-association roll-up dashboard yet. Schema range is 1–500 units, matching the published self-serve bands from “12 units or fewer” through “251–500 units.”

Status (October 16, 2026): the homepage still leads with Self-managed HOA software · Early access · Late Q3 2026 and closes with final-phase testing and a late-Q3 2026 release target. Mid-October is past that window on the calendar, so treat live availability, trial signup, and billing as early-access until the banner changes.

Pricing (researched October 16, 2026), from the homepage (“starts at $12 a month,” yearly = a month free, 60-day trial) and the published table on Self-managed vs. a management company (vendor footer: rates verified July 2026):

Community sizeSpruceHOA
12 units or fewer$12 / mo
13–25 units$25 / mo
26–50 units$39 / mo
51–100 units$59 / mo
101–150 units$79 / mo
151–250 units$99 / mo
251–500 units$149 / mo
  • Every module included; unlimited board members and homeowners; no setup fees; no per-door tax; no cut of dues.
  • Yearly billing: one month free.
  • Trial: 60 days, complete product (dues, online payments, portal, cash book, documents, meetings, voting, events), no credit card, no sales call.
  • Cancel: anytime up to 14 days before renewal; data stays yours; on cancel, vendor says data is kept 90 days.
  • Portfolio: each association priced on its own size band (sum of flats); switch between associations from one login; no portfolio roll-up yet.

How money moves: homeowners pay online by bank transfer (ACH) or card via Stripe; funds settle into the association’s own bank/Stripe account. SpruceHOA says it never holds funds or takes a percentage of dues — only standard processor rates. The homepage payment mock labels ACH as no fee and card separately. Boards can also record check, cash, Zelle, Venmo, PayPal, or Cash App. The vendor comparison table lists SpruceHOA card payment fee as “None from us — you pay only your processor,” versus PayHOA’s published 3.5% + $0.50 (their figures; verify on PayHOA before relying on that contrast).

Conflicts / caveats to read before you buy:

  1. Early access vs calendar: Late Q3 2026 target and early-access banner are still live in mid-October 2026. Confirm trial signup and production billing actually work before planning a board migration.
  2. Minimum size messaging: Pricing starts at 12 or fewer, but homepage/FAQ repeatedly say 20 to 500+, and the small HOA page leans 20 to 100 (FAQ there also says around 20 up to 500 or more).
  3. SMS: Communications copy says text messaging is on the way, while the infrastructure strip lists Twilio for text messages — treat SMS as not fully shipped until the product says it is live.
  4. Legal footprint: No dedicated Terms/Privacy body text and no legal-entity string found on October 16, 2026. Ask for contracts and DPA before putting real owner PII and bank linking into an early-access system.
  5. Comparison-table freshness: Band prices matched the live comparison page on October 16, but that page still cites a July 2026 verification note — re-check the homepage slider before purchasing.

What the product emphasizes beyond dues (from homepage and self-managed / condo / comparison pages): ownership history and transfers; automatic late fees that “never snowball into fee-on-fee”; branded portal invites; email with merge fields and delivery tracking; bulletin board; private board/committee discussions; LetterStream print and certified mail; meetings with agendas/minutes/RSVPs; portal voting; violations; events; role-based documents and records requests; cash book + budget-vs-actual plus delinquency/aging reports; sponsors; vendors with 1099 and insurance tracking and AP into the cash book; resale/estoppel with deadline countdown and fee collection; custom ARC/maintenance forms with review queues; amenity/equipment reservations with hard double-booking prevention. Modules turn on/off. Voluntary mode turns dues into suggested contributions with membership tiers. Condo page frames a cash book for reserves planning — still a cash book / budget-vs-actual story, not a claimed multi-fund general ledger.

Accounting depth for schema is mixed: published strength is dues AR, Stripe collection, a cash book, budget-vs-actual, delinquency/aging, and vendor AP/1099 — deeper than dues-only peers like SpotHOA, but not verified fund-accounting / period-lock / multi-fund GL like HOAfy or VlgeHOA.

Named infrastructure: Stripe, Cloudflare, Supabase, Resend, Twilio, LetterStream, Plaid. Vendor says it does not resell them or take a margin on them.

Customer proof is thin on October 16, 2026. X search for SpruceHOA / sprucehoa.com returned 0 posts. Reddit r/HOA thread HTML returned 403 to our fetch; web search snippets surface one comment in an r/HOA thread claiming a switch from PayHOA for pricing/UI/features — treat as unverified until the thread is readable. No G2 or Capterra user-review profile was confirmed. Third-party directories (e.g. iTechGuides facts-checked Sept 24, 2026) restate the from-$12/mo / 60-day trial / late-Q3-2026 notes and show no user reviews.

Honest assessment: SpruceHOA is a strong flat-tier, no-dues-cut candidate on paper for self-managed boards that want more than a dues ledger — especially at the low end ($12–$59 through 100 units) against PayHOA and EasyHOA bands the vendor itself publishes. The catches are maturity (early access / late-Q3 banner still up), legal opacity (brand-only footprint, no public Terms/Privacy body), and thin independent reviews. Boards that need a live free forever plan today should look at SpotHOA, GnomeOwner, KindHOA, or the bylaw concierge at Communities. Boards that need deeper books should look at HOAfy, VlgeHOA, or DuesIQ. Other paid self-managed peers with published pricing include BoardStack, Stewardly, and Effortless HOA. Large or professionally managed portfolios still belong on CAM tools such as Buildium or AppFolio.

Sources

Best for

Volunteer boards of small to mid-size self-managed HOAs, condos, townhomes, and voluntary associations (published bands cover 12-or-fewer through 500 units) that want an all-in-one flat price with Stripe dues landing in their own bank and no platform cut — and that can accept early-access / pre-GA timing plus a thin public legal footprint.

Pricing notes

Official homepage pricing slider/copy and the published comparison table on /self-managed-vs-management-company researched October 16, 2026 (vendor table footer says rates verified July 2026). Flat monthly price by community size, every module included, no setup fees, no per-door charge, no platform cut of dues. Bands: 12 units or fewer $12/mo; 13–25 $25/mo; 26–50 $39/mo; 51–100 $59/mo; 101–150 $79/mo; 151–250 $99/mo; 251–500 $149/mo. Pay yearly and a month is free. 60-day free trial of the complete product (dues, online payments, homeowner portal, accounting cash book, documents, meetings, voting, events) with no credit card and no sales call. Online payments powered by Stripe settle into the association's own bank/Stripe account; SpruceHOA says it never holds funds or skims dues — only standard processor card/bank fees apply (ACH called out as no fee on the homepage payment mock). Manual methods (check, cash, Zelle, Venmo, PayPal, Cash App) can be recorded. Cancel anytime up to 14 days before renewal. Portfolio pricing is the sum of each association's size band; no cross-association roll-up dashboard yet. Homepage marketing still says Early access · Late Q3 2026 and final-phase testing.