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PickHOA

Listing

VlgeHOA

Board-member-built self-managed HOA suite with a real double-entry ledger, bank reconciliation, reserve studies, and AI CC&R answers from $39/month for up to 50 units.

Self-managed boards Per-unit fee 1–500 units Fund accounting / true books

VlgeHOA (vlgehoa.com), sold as Vlge (“Village”), is cloud software for self-managed HOAs, POAs, and community associations. The Terms of Service name the company as Vlge Inc., a Texas corporation with an Austin mailing address, under Texas law and with arbitration in Hays County. The vendor’s llms.txt names the founder as Justin Jackson, a long-time HOA board member with engineering background at Dell, Amazon, and Uber. The About page signs off as “Justin J., Founder.” In founder posts on r/HOA, he describes building it with another board member for his own HOA of about 155 homes outside Austin, Texas (thread), after the board tried PayHOA and other tools (thread). The help center release notes start with “Vlge 2.0” in February 2025 and run through October 2, 2026.

Audience is self-managed. Every page checked speaks to volunteer boards, and the help-center Q&A calls it “ideal for self-managed HOAs, POAs, and community associations.” An Enterprise plan for management companies and 500+ unit associations exists but is quote-only and not evaluated here. A separate Managed service sells bookkeeping to self-managed boards that keep governance. The schema range here is 1–500 units: self-serve pricing is published from 10 units up, Enterprise starts at 500+, and the calculator itself goes up to 1,000.

Pricing (researched October 7, 2026) is published on the pricing page. Vlge Basic is $39/month flat for up to 50 units and Vlge Pro is $64/month flat for up to 50 units. Annual billing takes 20% off. Every plan has a 30-day free trial with no credit card and unlimited users. Basic covers the resident portal, AI assistant, ACC requests, notices and violations, email and postal messaging, Plaid bank connections, the financial and budget tools, the document center, surveys, a community website, and neighborhood vendor reviews. Pro adds advanced billboard announcements, the meeting and agenda manager, a support-ticket system, the advanced elections tool, the AI phone agent, and priority support. The pricing caveat: above 50 units, the page labels the cost “$39 + $0.55/unit over 50,” but the live calculator (we moved the slider on October 7, 2026) charges the base plus $0.55 for every unit. Basic shows $72 at 60 units, $94 at 100, $149 at 200, and $314 at 500. Pro runs $25 higher at each size ($97, $119, $174, $339). By the written label, 100 units would be $66.50. The alternate pricing page words it as “a small per-unit fee… for each additional unit,” which also suggests only the units over 50 are charged. Boards between 51 and 300 units should get the exact monthly figure in writing.

Other published prices: the Managed option is $4.75/unit/month with a $300 monthly minimum. It covers a US-based bookkeeper, monthly close and bank reconciliation by business day 10, a board package by the 15th, 1099s and Form 1120-H, and resale-document coordination, with the board keeping vendors, rules, and decisions. Standalone Elections is free for up to 50 voters, then $25 per election; meeting votes and test elections are free. Website Builder is $19/month or $199/year. The ACC and Violations product pages say “Contact us for pricing,” while the vendor’s llms.txt lists $29/mo for ACC and $19/mo for Violations; treat the llms.txt figures as unconfirmed. Online payments run through Stripe (card and ACH) or Western Alliance Bank ACH. The help article on payment fees explains that billing settings decide whether the association or the member pays the processing fee, and shows the journal entries for each case. Its dollar amounts are worked examples, not a rate card. The Western Alliance FAQ says the bank accounts have no opening or minimum-balance fees and that ACH and vendor-check fees are “small standard fees” shown inside the platform. The Terms also allow separate charges for postage, conferencing use beyond included credits, and bank-feed or data-provider costs.

On accounting depth, this is fund accounting at the volunteer-treasurer end of the range. The help center documents it unusually well. It’s a double-entry general ledger: card, ACH, and check payments each post balanced journal entries (debit cash, credit A/R, with the processing fee as an expense or a payable depending on who pays it). Reports run on an accrual, cash, or hybrid basis from the same ledger, and prepaid assessments stay a liability until their period. Each bank account must map to its own GL account. Manual checks can sit in Undeposited Funds until a deposit is marked. Bank reconciliation works per cash account. Outside a first-time “catch-up” session, the opening balance is locked to the prior finalized ending balance, and a session balances only within one penny of the statement. Finalized reconciliation PDFs can go into the board packet. The features page describes the chart of accounts as built for “HOA fund accounting with reserve and operating fund separation.” The September 11, 2026 release notes add a check that flags when the reserve fund doesn’t tie to the GL. Accounts payable has vendor bills with approvals, and with a Western Alliance account it adds emailed-invoice intake and automatic ACH or paper-check bill pay. Financial reports include budget vs. actual, income statement, balance sheet, cash flow, aging, delinquent accounts, prepayments, fines, and a charge-adjustment audit report with reason codes and who made each change, all exportable to PDF and CSV. What we did not verify: by-fund financial statements (separate operating and reserve P&Ls), a hard period lock beyond the reconciliation chain, and 1099 e-filing inside the software (the Managed service files 1099s). The Terms disclaim the accuracy of any ledger, reconciliation, or tax-related output, which is standard but worth noting. A CPA-audited 300-unit association should test it with its auditor first.

For reserves, the built-in reserve study pulls capital assets flagged for reserve planning and calculates replacement cost, annual funding need, and percent consumed. It shows current balance against the fully funded target with a Weak/Fair/Strong/Overfunded rating, lists components due within five years, projects 30 years forward with “what if” contribution scenarios, and exports a board PDF. The reserve balance comes from the mapped GL reserve accounts by default. A typed override requires a written reason, which prints on the PDF. The help center notes that some states require a periodically updated reserve study. This tool tracks and models reserves; it doesn’t replace a credentialed reserve-study provider.

Beyond the books, the platform includes an AI assistant (“Ask Rose”) that answers resident and board questions from the community’s own CC&Rs and bylaws, with “Board Help AI” and an “Action Checker” pitched for checking board actions against governing documents and state law. Those outputs aren’t legal advice. Also included: ACC requests with multi-stage review and appeals, violations with inspections and cure dates, elections with nominations, proxies, ranked-choice and weighted voting, and audit trails, a meeting manager with AI minutes from recordings, postal mail and postcards, a community website and newsletter, reservations, groups, and resale packets (including Texas packets with budget and balance sheet). Infrastructure per the security page is AWS with Cognito authentication, TLS 1.3, and AES-256, with Stripe for card data. The SOC 2 and ISO 27001 badges there belong to AWS, not to Vlge itself. The llms.txt says only “SOC 2 aligned practices.”

Honest assessment: for its price, this is among the most thoroughly documented self-managed ledgers we have reviewed. Bank reconciliation, accrual reporting, AP bill pay, and a GL-linked reserve study at $39–$94/month for a 50–100 unit HOA undercut most of the field. The catches are real, though. The above-50-unit price on the calculator doesn’t match the page’s own “$0.55/unit over 50” label. The vendor is a very small, founder-led operation (LinkedIn lists one employee) with no G2 or Capterra profile, no published customer count, and a review trail that consists of founder posts and hand-picked quotes on its own homepage (searched October 7, 2026; the only third-party page found, a GeekChamp write-up, restates published pricing and its own editor score, not user reviews). Plan contents also differ slightly between the pricing table and llms.txt.

Who it’s for: a self-managed HOA or POA with roughly 30–300 units, a treasurer comfortable with real books who wants reconciliation and a reserve study without QuickBooks, and a board that wants ACC, violations, elections, and AI document answers in the same tool. Texas associations get resale-packet support. Boards that want the books done for them can look at the $4.75/unit Managed option. Who should keep looking: boards that want a long track record and many independent reviews (PayHOA, HOA Start); boards that want the simplest flat price that doesn’t scale with units (Stewardly, RunHOA); treasurers comparing per-unit fund-accounting options (CommunityPay, Effortless HOA); and professionally managed portfolios (Enumerate, CINC Systems, Vantaca). Compare under self-managed boards and accounting / reserve.

Sources

Best for

Self-managed HOAs and POAs (roughly 30–300 units) with a volunteer treasurer who wants real double-entry books, month-end bank reconciliation, and a GL-linked reserve study, plus ACC, violations, elections, and AI CC&R answers in one low-cost tool.

Pricing notes

Official pricing page (researched Oct 7, 2026). Vlge Basic is $39/month flat for up to 50 units. It includes the resident portal, the AI assistant, ACC requests, notices and violations, email and postal messaging, Plaid bank connections, and the financial and budget tools. Vlge Pro is $64/month flat for up to 50 units and adds advanced announcements, the meeting and agenda manager, support tickets, the advanced elections tool (ranked choice, weighted voting), the AI phone agent, and priority support. Enterprise (500+ units, multi-community, custom integrations, white-label domain) is quote-only. Annual billing saves 20%. Every plan includes a 30-day free trial with no credit card and unlimited users. Above 50 units, the page labels the price '$39 (or $64) + $0.55/unit over 50,' but the live calculator charges the base plus $0.55 for every unit, not just the units over 50. Checked by moving the slider: 60 units shows $72 Basic / $97 Pro, 100 units $94 / $119, 200 units $149 / $174, and 500 units $314 / $339 per month. By the written label, 100 units would be $66.50 on Basic. Get the exact quote in writing before a board vote. The Managed back-office option (bookkeeping, reconciliation, 1120-H and 1099 filing, resale-document coordination) is $4.75/unit/month with a $300 monthly minimum. Standalone Elections is free up to 50 voters, then $25 per election, and Website Builder is $19/mo or $199/yr. The ACC, Violations, and Groups & Events product pages say 'contact us for pricing,' though the vendor's llms.txt lists $29/mo ACC and $19/mo Violations. Card/ACH processing fees can be set so the association or the member pays them. Stripe and Western Alliance Bank fee rates aren't published on the pages checked (the help center says they appear inside the platform). Postage, conferencing overage, and bank-feed pass-through fees are billed separately under the Terms.