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Free condo reserve calculator

Put your reserve budget in context.

Enter four amounts from your association’s budget and reserve study. Compare the annual reserve contribution with two published benchmarks before preparing your next funding discussion.

Start the free check ↓

Have these figures ready

  1. Annual budgeted assessment income. Use the assessment-income base for the budget being evaluated. Lender-permitted exclusions are not calculated here.
  2. Annual reserve contribution. Enter the amount budgeted for reserves this year.
  3. Highest recommended contribution. Use the study’s highest recommendation for the budget year being evaluated.
  4. Reserve cash on hand. Use the balance across reserve accounts as of a stated date. Cash on hand is different from the annual contribution.

Select the property state as well. All four amounts are required; obtain missing figures rather than entering zero for an unknown value.

Run the numerical comparisons

No credit card or account required. The free check runs in your browser and stores your figures on this device so they remain available when you continue.

Enter the assessment-income base from the budget. Lender-permitted exclusions are not calculated here.

Current annual reserve contribution — the reserve line in this year's budget.

Highest recommended annual contribution — the largest funding schedule in the study. If it shows one schedule, use that.

Reserve cash on hand — all reserve accounts, as of a stated date.

Florida's rule is built in. The state-rule check on the paid report needs the study's component schedule.

No credit card or account required. Your numbers stay in this browser.

What the results mean

The study comparison checks the entered annual contribution against the highest study recommendation. The percentage comparison shows the 15% benchmark that applies to Full Review applications from January 4, 2027. Before that change, 10% is the prior benchmark.

These are alternative reserve pathways within a wider lender review. A “Met” result is an indicative numerical comparison, not a decision about project or loan eligibility. The check does not establish whether a reserve study qualifies.

See how the comparisons work, including the application dates, or read what a reserve result can tell you. The source is Fannie Mae Lender Letter LL-2026-03, page 3.

Common questions

Can I use this without a reserve study?

The current form needs the highest recommended contribution from the study. It does not estimate that figure or offer a partial result when it is missing.

Does this check the property’s state funding rule?

Four amounts alone cannot establish a state funding result. A Florida cash projection also needs the component schedule and applicable building details. The free comparison does not replace that analysis.

Does a loan or special assessment remove an annual contribution gap?

Adding cash does not automatically change the annual contribution comparison. A financing illustration needs its own funding amount, timing and assumptions. Compare the funding methods.

What does the paid report add?

The report adds funding illustrations, ownership-share figures and projections from your inputs. Report: $149. Report + owner PDF: $299. After checkout, we prepare your report and email it within 1 business day. Not an instant download. View report options.