Research · published 2026-08-10 · data collected 2026-08-05
What Colorado HOAs told the state
Every Colorado HOA's annual state registration asks the same collections and board questions. This report compiles the answers across 8,493 registered associations — DRE HOA registration disclosures, as self-reported, pulled 2026-08-05 — and the most striking single number is this: of the 5,384 associations that answered the delinquency question, 30.6% reported at least one owner six or more months behind on assessments. Every figure below is computed from the same rows that render each association's own record page, and can be checked against it.
Who answers at all
The registration form doesn't require an answer to every disclosure question, and the blank rate is itself a finding — it tells you how much of the statewide picture any of these numbers can actually describe. Reporting rates, out of all 8,493 registered associations:
| Question | Answered | Reporting rate |
|---|---|---|
| Owners 6+ months delinquent | 5,384 | 63.4% |
| Judgments obtained (12 mo) | 7,057 | 83.1% |
| Payment plans entered (§316.3) | 7,127 | 83.9% |
| Board vacancies | 130 | 1.5% |
| Foreclosure actions filed (12 mo) | 0 | 0.0% |
Collections questions get answered far more often than board questions: 83.9% of associations answered the payment-plans question, but only 1.5% said anything about board vacancies. Nobody should read a statewide rate below without first checking this table for how much of the roster it's actually built on.
Delinquencies, as reported
Among the 5,384 associations that answered the delinquency question, 30.6% reported at least one owner six or more months behind on assessments; the rest reported zero. Of the associations reporting any delinquency, most report a small number:
| Reported | Associations | Share of answered |
|---|---|---|
| 0 | 3,737 | 69.4% |
| 1–4 | 1,059 | 19.7% |
| 5–19 | 422 | 7.8% |
| 20+ | 166 | 3.1% |
The picture differs by county, and by whether an association self-manages. Self-managed boards report a delinquent owner far less often than professionally managed associations do: 16.5% of the 1,175 self-managed associations that answered, versus 34.5% of the 4,209 professionally managed associations that answered. Smaller, self-managed communities and neighbor-to-neighbor collection pressure are plausible reasons; the filings themselves don't say which.
| County | Listed associations | Answered delinquency Q | Reported any delinquency |
|---|---|---|---|
| Denver | 973 | 687 | 33.2% |
| Arapahoe | 832 | 527 | 41.7% |
| Jefferson | 780 | 553 | 36.5% |
| Larimer | 693 | 455 | 30.5% |
| Boulder | 579 | 399 | 25.6% |
| El Paso | 574 | 310 | 42.3% |
| Summit | 457 | 323 | 11.5% |
| Eagle | 428 | 188 | 13.8% |
| Weld | 304 | 192 | 36.5% |
| Douglas | 282 | 183 | 42.6% |
Each county's own hub lists every association filed there; each association's own record page carries its own filed numbers, not a countywide average.
Foreclosure actions
The registration also asks each association how many foreclosure actions it filed in the prior twelve months — a self-reported count of filings, not a court record. On the 2026-08-05 roster, 0 of 8,493 associations answered that question — a 0.0% reporting rate. With zero answers on this pull, there is no statewide distribution to publish; we show the reporting rate itself rather than a "typical" number built on nothing. That is a finding in its own right, not an omission — it says the foreclosure question is the one filers skip almost universally, which is exactly why this site's other collections reporting leans on the delinquency and payment-plan questions instead.
Boards
Board-vacancy answers are the rarest of the five: only 130 associations (1.5% of the roster) reported anything about open board seats, so read this section as a small, self-selected sample rather than a statewide rate. Among those that did answer, 18.5% reported at least one vacant seat. Split by management: 17.4% of the 46 self-managed associations that answered versus 19.0% of the 84 professionally managed associations that answered — a gap too close, on this few responses, to call a real difference rather than noise.
What this data is and is not
Every number above comes from the Colorado Division of Real Estate's HOA registration roster — disclosures each association files itself, once a year, at registration. The state collects the answers; it does not audit or verify them. Nothing here is confirmed by a court, an auditor, or an independent count.
Null means unanswered, never zero. Every aggregate on this page is computed only from the associations that answered a given question, and states that denominator — an association that left a field blank is excluded from that field's statistics entirely, not counted as reporting zero.
The roster also collects a dollar "current average assessment" figure for each association. It is not shown anywhere on this site, including on individual association record pages, for the same reason: filers mix units when they answer — dollars, hundreds, and zeros in the same column — so no dollar amount derived from it can be trusted to mean what it appears to mean. Percent and count fields, like the ones in this report, don't have that problem and are shown as filed.
None of this replaces an association's own records. If you're checking on a specific HOA, its record page carries its own filed numbers, sourced and dated the same way as this report — and the association's own books remain the authoritative account of its finances, not this roster.
Sources and dataset
Source: Colorado Division of Real Estate HOA registration roster, pulled 2026-08-05 (August 2026). Every association's disclosure answers, as filed, are on its own record page; the full statewide roster is the HOA directory. Found an error? Tell us and we'll fix it.
Cite as: "data compiled by The HOA Book (https://thehoabook.com/research/colorado-hoa-disclosures-2025/)". The disclosure fields behind this report are a direct CSV download — one row per association, blank cells left blank rather than filled with zero.