Compare Condo Association Management Companies in Waltham
BoardMatch does not manage communities. We run the process and produce the comparison; your Board decides.
Association counts are modelled for Waltham from Massachusetts totals apportioned by population, and are labeled as estimates wherever they appear. Licensing per the Community Associations Institute 2025 CAM licensing report.
Winter operations, building systems, and the compliance calendar take up more of a manager's year in Waltham than anywhere warmer, and the staffing model in a proposal should show it. Waltham sits 7 miles from Cambridge, well inside the radius almost every company in that market already serves. In practice a Board here draws on the whole Cambridge field, which is why fee quotes in Waltham track the metro rather than the town.
Boards in Waltham searching for new management usually start from one of two places: a fee that has escalated past what the work is worth, or a service failure that has gone on too long. BoardMatch collects written proposals against one normalized scope so both questions can be answered with the same document.
We do not rank Management Companies on this page, and we do not publish a list of them. A list tells you who bought the listing. It does not tell you what a company would charge your association, what it includes, who your manager would be, or how many other communities that person carries.
Instead, companies serving Waltham bid privately against your scope. You describe your community once, qualified firms submit written proposals in the same format, and you get one comparison with a three-year cost projection. No company can pay for placement, and none of them gets your phone number until your Board asks.
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Join the networkWhat management costs around Waltham
A regional benchmark banded by community size, with the band Waltham actually skews to marked.
At the size most Waltham communities are — 100 to 249 units — the regional benchmark works out to $15–$20 per unit per month, or about $2.7k–$3.4k a month. That is a modelled figure for Massachusetts, not a measurement of Waltham, and it is a starting point rather than a target: the proposals your own Board collects are the real number, and the spread between the highest and lowest is usually wider than Boards expect.
| Community size | Typical per unit, per month | Monthly, at that size |
|---|---|---|
| Under 100 units | $18–$23 | $1.1k–$1.4k |
| 100 to 249 units most common here | $15–$20 | $2.7k–$3.4k |
| 250 to 499 units | $13–$17 | $4.7k–$5.7k |
| 500 units and up | $10–$13 | $7.4k–$9.1k |
Regional benchmark for Massachusetts, banded by community size. A modelled range built from published industry figures, not a measurement of Waltham. Published industry ranges compiled from HOAManagement.com and iPropertyManagement fee guides, 2026.
Communities around Waltham most often land between 100 and 249 units, which is the band where portfolio management is still the norm but on-site or part-time staffing starts to be worth pricing. It is worth asking every bidder to quote both ways. This is also the size at which the ancillary fee schedule — collection actions, resale and estoppel certificates, extra meetings, mailings — starts to move the three-year total more than the base fee does.
At Waltham's typical size, ask every bidder to quote portfolio and part-time on-site side by side. The gap between those two numbers is the single most useful thing a Board here learns. Massachusetts does not license managers, which means a license number proves nothing here and its absence proves nothing either. Ask instead for the named manager's CMCA, AMS or PCAM, dated certificates for general liability, errors and omissions, and a fidelity or crime bond, and the firm's own entity status.
Where those numbers come from
We publish market-level fee data only where we have enough verified proposals to stand behind it. Until then, here is what the published industry sources say nationally.
| Figure | Published range | Source |
|---|---|---|
| Management fee, per unit per month | $10 – $20 | HOAManagement.com; iPropertyManagement |
| Premium or full-service, per unit per month | up to $50 | iPropertyManagement |
| Onboarding or initiation fee | $2,000 – $30,000 | HOAManagement.com; iPropertyManagement |
| Median monthly homeowner assessment (HOA or condo dues), US | $135 | US Census, 2024 ACS |
How deep the field is in Waltham
Worth knowing before your Board sets expectations on how many proposals arrive.
Waltham sits in Middlesex County, alongside 24 other markets BoardMatch publishes. Recording, statutory deadlines and — in some states — inspection requirements are administered at the county level, which is why a company already working in Middlesex usually knows things a company an hour away does not.
The nearest markets BoardMatch publishes are Watertown (3 mi), Newton (3 mi) and Belmont (3 mi). 12 published markets sit within 25 miles of Waltham, so a company quoting here is almost certainly quoting there too — which is worth knowing, because a firm that is thin on capacity in one of them is thin on capacity in all of them. By population Waltham is the 6th of 25 markets we publish in Middlesex County, behind Lowell — which matters because a company that has built its Middlesex presence around the largest community in the county is not automatically the right fit for the 6th.
We estimate 75 community associations in and around Waltham. That is a modelled figure, not a register, and we show it so a Board can judge whether a thin field here reflects the market or reflects how few companies have declared coverage yet.
Massachusetts rules that apply here
The short version. The full statute, notice rules and licensing detail are on the Massachusetts pages.
In Massachusetts the governing body is a condominium association or trust and the person running it day to day is a managing agent. Proposals from companies that work here use those words; one that does not is usually a company entering the market rather than operating in it.
Massachusetts association lawMassachusetts does not license community association managers, so credentials such as CMCA, AMS and PCAM, and the firm's own insurance position, carry the weight a license number would elsewhere.
Licensing detailQuestions Boards in Waltham ask
How much do Management Companies charge in Waltham?
We do not have enough verified proposals in Waltham to publish a local median, and we will not estimate one. The regional benchmark above puts a 100 to 249 units community in Massachusetts at about $15–$20 per unit per month — roughly $2.7k–$3.4k a month at that size — and that is a modelled figure for the region, not a measurement of Waltham. Nationally, published industry sources put community association management at $10 to $20 per unit per month, rising to about $50 for premium or full-service arrangements, with onboarding fees anywhere from $2,000 to $30,000. Your actual number depends on unit count, service scope, and how much sits outside the base fee — which is exactly what a competitive round answers.
How many companies will actually bid in Waltham?
Waltham is 7 miles from Cambridge, and Management Companies work in radii rather than city limits, so the practical field here is set by who will drive it. The live number at the top of this page is how many have declared coverage of Waltham today. Where a field is thin we say so in your report rather than presenting two proposals as a market survey.
How do we check a company's credentials in Massachusetts?
Massachusetts has no state licensing requirement for community association managers. That makes independent verification more important, not less. BoardMatch confirms the legal entity, collects and dates general liability, errors and omissions, and fidelity or crime bond certificates, and verifies individual designations through the issuing bodies. Massachusetts licensing in detail
Why don't you list Management Companies on this page?
A ranked list is the product every other site in this category sells, and the ranking is usually for sale. We take no advertising and no company can pay for placement. Why we work this way
How do we compare proposals that are quoted differently?
A per-door quote, a flat monthly quote and a percentage-of-budget quote describe three different things, and cannot be compared as written. BoardMatch normalizes all three and projects three years of total cost. How the comparison is built
Will companies start calling us, and what does this cost?
No calls: a company sees your scope and never your name, phone or email until your Board asks. Nothing at any stage for Boards — the company a Board selects pays one match fee. Pricing
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