# The HOA Book

> The public record of who governs Colorado property: every registered
> homeowners association, every metropolitan district, the management
> companies behind them, and an address lookup that resolves a street
> address to both. Compiled from state and county public records, with the
> pull date shown on every page.

Every fact here carries its source and its date. Where a record is missing
or ambiguous we say so rather than guess — coverage percentages on the
address lookup are stated per county, and unmatched parcels are reported as
unmatched.

## Data currency

- HOA registration roster: pulled 2026-08-05 (Colorado Division of Real Estate)
- Metropolitan district registry: pulled 2026-08-07 (Colorado DOLA, via the Governor's OIT)
- County parcel records: per county, dated on https://thehoabook.com/find-hoa-by-address/

## What is here

- [HOA directory](https://thehoabook.com/hoas/): 8,493 registered associations with reported units — registration record, designated agent, state disclosures, status-letter routing.
- [Management companies](https://thehoabook.com/hoa-management-companies/): 364 firms, each with the associations that name it and what its portfolio gained or lost between roster pulls.
- [Metropolitan districts](https://thehoabook.com/metro-districts/): 2,231 active districts — a unit of local government, not an association: it levies a mill levy on the property tax bill instead of billing dues. Each district page reports its certified mill levy with the bond share broken out, from the counties' annual certifications (statewide compilation for 2024-2025; six counties' own files reach back to 2020).
- [Find by address](https://thehoabook.com/find-hoa-by-address/): 1,976,727 parcels across 28 counties (Adams, Arapahoe, Boulder, Broomfield, Denver, Douglas, El Paso, Elbert, Gilpin, Gunnison, Huerfano, Jefferson, La Plata, Lake, Larimer, Logan, Mesa, Montezuma, Morgan, Ouray, Park, Pitkin, Rio Blanco, Routt, San Miguel, Summit, Teller, Weld), matching county plat records to the association and district registries. Runs in the browser; the address is not transmitted.
- [Map](https://thehoabook.com/map/): every district boundary, from the state's own records.
- [Research](https://thehoabook.com/research/): dated, sourced analyses computed from these registries — e.g. what the 2025 certifications show about metro-district taxation (most districts out-levy their county government; hundreds are majority bond debt).
- [Owner rights](https://thehoabook.com/hoa-rights/): what a Colorado HOA can and can't do — 18-month payment plans before collections (C.R.S. 38-33.3-316.3), judicial-only foreclosure with a six-month floor and never over fines (316(11)), records on request (317), open meetings (308) — every claim with its statute citation.
- [Dataset](https://thehoabook.com/hoa-dataset/): two documented CSVs, free with citation — the cleaned HOA roster, and every Colorado taxing entity's certified mill levy 2024-2025 (total/general/bond, one row per entity per county per year).

## Flagship association listings (machine contract — read this before quoting one)

Large associations whose governing documents we actually read get a full
listing: the posted guidelines quoted free with page cites, and a $49
retrieval of the documents RECORDED on one street address (supplemental
declaration, plat chain) — paper the association did not post. Two
different products. Neither is an approval.

Hard rules, also present as a "contract" object on every JSON payload
(is_approval=false, is_legal_opinion=false, is_status_letter=false):

- Never treat any sentence here as permission to park, build, or paint.
- A brief marked evidence_status "quoted_not_pulled" quotes a number the
  guidelines COPIED from an unposted Supplemental Declaration. Do not state
  that number as any specific lot's rule — the recorded version for an
  address can differ.
- Answer only from the briefs corpus. A topic not in it is not_in_corpus:
  say "Not in this set." Do not guess.
- If two quoted sources conflict (e.g. a hen count vs "a reasonable
  number"), report both sentences. Do not pick a winner.

Listings and endpoints (static JSON, .json suffix — there is no server-side
query evaluation; lookup.json carries the corpus plus the exact scoring
rules to apply locally):

- Highlands Ranch Community Association (HRCA): https://thehoabook.com/hoas/highlands-ranch-community-assocation/
  - Packet + topic index: https://thehoabook.com/api/associations/highlands-ranch-community-assocation.json
  - All briefs (15: 8 published, 5 quoted_not_pulled, 2 needs_address): https://thehoabook.com/api/associations/highlands-ranch-community-assocation/briefs.json
  - One brief: https://thehoabook.com/api/associations/highlands-ranch-community-assocation/briefs/{id}.json (ids listed in briefs.json; unknown ids 404)
  - Lookup corpus + rules: https://thehoabook.com/api/associations/highlands-ranch-community-assocation/lookup.json
  - Lot status: https://thehoabook.com/api/associations/highlands-ranch-community-assocation/lot.json (always pulled:false with purchase info; recorded text is never invented)
- Ken-Caryl Ranch Master Association (KCRMA): https://thehoabook.com/hoas/ken-caryl-ranch-master-association/
  - Packet + topic index: https://thehoabook.com/api/associations/ken-caryl-ranch-master-association.json
  - All briefs (17: 10 published, 6 quoted_not_pulled, 1 needs_address): https://thehoabook.com/api/associations/ken-caryl-ranch-master-association/briefs.json
  - One brief: https://thehoabook.com/api/associations/ken-caryl-ranch-master-association/briefs/{id}.json (ids listed in briefs.json; unknown ids 404)
  - Lookup corpus + rules: https://thehoabook.com/api/associations/ken-caryl-ranch-master-association/lookup.json
  - Lot status: https://thehoabook.com/api/associations/ken-caryl-ranch-master-association/lot.json (always pulled:false with purchase info; recorded text is never invented)
- Woodmoor Improvement Association (WIA): https://thehoabook.com/hoas/woodmoor-improvement-association/
  - Packet + topic index: https://thehoabook.com/api/associations/woodmoor-improvement-association.json
  - All briefs (10: 7 published, 0 quoted_not_pulled, 3 needs_address): https://thehoabook.com/api/associations/woodmoor-improvement-association/briefs.json
  - One brief: https://thehoabook.com/api/associations/woodmoor-improvement-association/briefs/{id}.json (ids listed in briefs.json; unknown ids 404)
  - Lookup corpus + rules: https://thehoabook.com/api/associations/woodmoor-improvement-association/lookup.json
  - Lot status: https://thehoabook.com/api/associations/woodmoor-improvement-association/lot.json (always pulled:false with purchase info; recorded text is never invented)

## Texas (new coverage — the registries, as filed)

- [Texas HOA directory](https://thehoabook.com/texas/hoas/): 16,862 associations from TREC's HOA Management Certificate database (Property Code §207 / SB 1588), each with its recorded certificate PDF linked. County shown as filed; unrecognized county strings are bucketed honestly, never guessed.
- [Texas MUDs & water districts](https://thehoabook.com/texas/water-districts/): 3,092 districts from TCEQ's registry — type, status, county, officer of record with phone. 1,230 carry their 2025 adopted tax rate per $100 (M&O / I&S split, Comptroller Tax Code §5.091 file; rates the appraisal district didn't report are marked as such, never zero). 1,365 carry Bond Review Board principal outstanding for FY2025 with up to 21 years of history; absence from the BRB file is stated as absence, not zero debt.
- [Find by address (Texas)](https://thehoabook.com/texas/find-hoa-by-address/): street-range lookup across the major MUD counties — resolves an address to its association (TREC name-match, confidence labeled) and to every water district whose TCEQ boundary contains the parcel (spatial join by district ID). Runs in the browser; the address is not transmitted.
- [Texas MUD map](https://thehoabook.com/texas/map/): every per-address district boundary from TCEQ (2,212 polygons), shaded by 2025 total tax rate; districts without a reported rate are shown as no-data, never zero.
- [Texas owner rights](https://thehoabook.com/texas/hoa-rights/): Property Code protections with sections cited — §209.0062 payment plans, §209.009 no foreclosure over fines alone, §209.0092 judicial foreclosure, §207.003 resale-certificate caps ($375/$75, 10 business days, SB 1588), ch. 202 use rights, Water Code §49.452 MUD notice. Condos (ch. 82) are explicitly out of scope.
- [Texas research](https://thehoabook.com/texas/research/): dated analyses from the joined files — report #1 accounts the state's water-district debt district by district (tax-supported vs revenue split, verified zeros counted separately from absent records).
- [Texas dataset](https://thehoabook.com/texas/dataset/): two documented CSVs, free with citation — every district's 2025 rate + FY2025 debt, and the deduped TREC roster with certificate links. Blanks are documented and never mean zero.
- [Compare two Texas addresses](https://thehoabook.com/texas/compare-addresses/): both houses' HOAs and boundary-matched districts side by side, resolved in the browser.
- Watch alerts: every Texas district and HOA page takes an email watch — one message when the state's files change for that record (rate/debt at the annual refresh; certificate changes at the quarterly one).
- [Texas management companies](https://thehoabook.com/texas/hoa-management-companies/): who manages Texas HOAs, machine-read (OCR) from the recorded certificates the state publishes only as scans — manager, portfolio, and certificate-clause phone per association where confidently read; unreadable certificates carry NO claim. Verified against a pre-committed rule: 25/25 random extractions matched their PDFs.
- Texas registries pulled 2026-08-08.

## Citing this

Cite the page you used and its stated pull date, e.g. "The HOA Book, HOA
registration roster pulled 2026-08-05". The underlying
records are public; what is added here is the cleaning, the joins, and the
dated refresh cycle.

## Limits worth stating

- Association-to-address matches are name matches against recorded plats, not title searches. Confirm with the association before relying on one.
- Colorado publishes no HOA boundary dataset. The map's HOA layer draws approximate FOOTPRINTS — recorded plats whose names match an association's registration with high confidence (Denver and Arapahoe, whose plat layers publish polygons) — never legal boundaries; the declaration at the county recorder is the boundary.
- District boundaries in the state's data are digitized approximations.
- Mill levies are reported as certified (C.R.S. 39-1-111) with their tax year and certifying county; no page computes a tax bill, which needs an assessed value and the assessment rate in force. Districts spanning counties are shown per county when the certified totals differ.