Blue Mountain Community Management's (BMCM) 2025 fee schedule for Vancouver, WA, utilizes a "Menu of Services" model where administrative costs are billed separately from the base management fee. This approach contrasts with some competitors who favor "qq" agreements where many of these costs are included in a fixed rate.
While BMCM is a large, established player as part of the Associa network, its performance ratings often trail behind smaller or more service-focused local competitors.
BMCM uses a menu-based billing system, other local firms offer different structures:
• Invest West Management (IWM): Explicitly states their goal is to provide a "Full-Service" management agreement without charging "extra" for services they consider standard. However, they also offer a menu-driven model similar to BMCM's for associations that prefer to pick and choose services.
• Alternative Providers: Some associations in the Vancouver area have transitioned to firms like Bluestone and Hockley, citing improved service quality after using BMCM.
Comparison to Industry Standards
Nationally, the average HOA management fee ranges from $10 to $20 per unit per month. BMCM’s fee structure aligns with industry trends where larger communities often receive lower per-unit rates because administrative costs scale more efficiently.Regional Market Context (Vancouver/Portland)
While BMCM uses a menu-based billing system, other local firms offer different structures:- Invest West Management (IWM): Explicitly states their goal is to provide a "Full-Service" management agreement without charging "extra" for services they consider standard. However, they also offer a menu-driven model similar to BMCM's for associations that prefer to pick and choose services.
- Alternative Providers: Some associations in the Vancouver area have transitioned to firms like Bluestone and Hockley, citing improved service quality after using BMCM.
Analysis of BMCM Specific Charges
BMCM's 2025 rates for specific administrative tasks are as follows:
| Category | BMCM 2025 Fee | Notes |
|---|---|---|
| Account Maintenance | $1.00 per unit/month | Billed to the Association. |
| Portal/Technology Fee | $35 to $75/month | Varies by community size (up to 101+ units). |
| Corporate Transparency Act (CTA) | $495/year | Includes $100 for extra filings. |
| Architectural Review (ARC) | $27.00 | $100 for expedited processing. |
| Invoice Processing | $1.50 per invoice | Emergency processing adds $30 per payment. |
| Digital Records Storage | $12/month | Standard monthly fee. |
Key Considerations for BOD - Observations & "Hidden" Costs
Exhibit A contains several "trap" expenses that can add up quickly if the Board is active:Meeting Overages: Meetings exceeding 2 hours or ending after 9:00 PM incur a $225.00 per 30-minute charge. This is a very high "overtime" rate - This BOD is inactive, so it's not a problem.
The "Postage + 10%" Rule: Most physical mailings aren't just the cost of a stamp. BMCM charges Cost + 10% plus a $0.30/piece "Rush" fee if turnaround is needed within 72 hours.
Financial Coordination: There are several annual "flat" feesAnnual Audit Coordination: $550.00
Annual Financial Review: $350.00
1099 Review/Processing: $125.00 total
Insurance Claims: They charge 20% of the claim or an hourly rate to administer insurance claims. For a large pipe burst or roof claim, this could be thousands of dollars.Total Cost vs. Base Fee: Companies with a lower base management fee often make up the difference through a detailed menu of services like BMCM's.
Boards should estimate the annual volume of ARC applications, invoices, and mailings to determine the true total cost.
Service Model Flexibility: BMCM's model is highly granular, charging for items like credit card usage (25% of purchase) and individual eStatement fees ($1.00 per statement). This differs from firms that wrap these into a single "technology" or "administrative" overhead fee.
Digital Records vs. Tech Fees
Digital/Electronic Data Records Storage and the Portal/Technology Fee.According to the Exhibit A, Data Storage is tiered ($35, $55, or $75) based on units.
The Portal Fee is also tiered ($25, $40, or $55).
Combined, a 101+ unit association is paying $130/month ($75 + $55) just for the software and storage.
Bluestone Real Estate Services (formerly Bluestone and Hockley) is a major competitor to Blue Mountain Community Management (BMCM) in the Vancouver, WA, and Portland, OR, markets. They manage over 65 associations and 15,000 "doors" across the Pacific Northwest
Comparison: Bluestone vs. Blue Mountain
While both firms use modern technology and online portals, their reputations among residents and boards differ:Service Philosophy : Bluestone emphasizes a low property-to-manager ratio and "personalized attention". In contrast, BMCM (an Associa company) is often criticized for high manager turnover and overloaded portfolios
Recent reviews for Bluestone are highly polarized. Some residents report a "tremendous relief" and "excellent communication" after switching to them from previous management. However, others cite significant issues with responsiveness, particularly regarding maintenance and legal obligations for disabled residents.Fees & Transparency: Unlike BMCM's highly granular 2025 menu of services (e.g., charging for individual eStatements), Bluestone generally markets a "full spectrum" and "customized" management plan. They do, however, have a strict schedule for rule violations ($50–$250+) and late fees.
Comparison of Property Management
Recent reviews for Bluestone are highly polarized. Some residents report a "tremendous relief" and "excellent communication" after switching to them from previous management. However, others cite significant issues with responsiveness, particularly regarding maintenance and legal obligations for disabled residents.
| Management Company | Avg. Yelp Rating | Key Feedback Themes |
|---|---|---|
| High Five Properties | 4.8 / 5.0 | High praise for communication and frequent site visits. |
| Utmost Property Management | 4.6 / 5.0 | Frequently cited for integrity and proactive maintenance prevention. |
| AMS Association Management | 3.0 / 5.0 | Noted for having strong internal systems and professional staff. |
| Invest West Management (IWM) | 2.5 / 5.0 | Mixed; praised for transition support but criticized for "nickel and diming" fees. |
| Blue Mountain (BMCM) | 1.7 / 5.0 | Heavily criticized for high manager |
