T.O. has the broadest range of HOA sizes in the Conejo Valley, from small townhome associations to North Ranch-scale communities. Pricing scales meaningfully:
- Small (30-80 homes): $34-$40 per home/month, basic pull - Medium (80-300 homes): $30-$36 per home/month - Large (300-800 homes): $26-$32 per home/month - Very large (800+ homes): $24-$28 per home/month
Cleaning add-on: +$10-$14 per home per month at any tier.
Gated communities with multiple gate-houses (North Ranch, Sherwood, Lang Ranch) add a flat coordination fee that gets amortized across the unit count — small for large communities, slightly noticeable for small ones.
For an average 200-home T.O. HOA at $32/home/month, that's $76,800/year. Cleaning takes it to roughly $100,000/year. Pre-spread through dues, that's a noticeable line item — but the board-time savings and violation-letter reductions usually justify the math within the first year.
Thousand Oaks HOA & properties provides custom quotes after a free property audit.