Spanish Fork · Utah County
Annie's Acres
by Arive Homes
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Quick answer
Annie's Acres is an age-qualified 55+ community in Spanish Fork, Utah County, Utah, built by Arive Homes, with about 47 homes. Homes are single-family homes and twin homes running 1,639 to 3,289 square feet. The community is built out, so homes sell as resale.
It is a residential community, not assisted living or senior care. There is no staff, no nursing, and no meal service. Residents own their homes.
Verified July 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
Annie’s Acres is 47 built 55+ homes in Spanish Fork, and not one has a basement. 45 of the 47 are true single-story slab homes.
The advertised pool and clubhouse do not exist. They belong to a separate 111-lot phase whose plat was only approved in July 2026.
Broker's note
The most important thing to understand here is that Annie's Acres is being marketed as one community and it is actually two. The built portion is 47 homes by Arive Homes, and its age covenant is recorded and verified. A separate 111-lot phase called The Villas at Annie's Acres, by a different builder, had its plat approved in July 2026 and is not yet recorded. Its age covenant does not exist yet in any recorded document, and no Spanish Fork approval document for it contains an age restriction at all.
That distinction matters because of the amenities. Every marketing page advertises a pool and clubhouse. Neither exists today. Both are approved for the unbuilt Villas phase. Owners in the 47 built homes have been paying dues since about 2021, and the amenities are now attached to a phase platted this month. If someone shows you a pool rendering, ask which phase it sits in and when it will be built.
What is genuinely excellent here is the housing. Not one of the 47 homes has a basement, verified parcel by parcel, and 45 of the 47 are a single story on a slab. That is the cleanest no-stairs record in southern Utah County. The dues coverage is also unusually broad: the association maintains your roof, wall cladding and gutters, all your landscaping, and clears snow from your driveway and walkways.
The age rule is stricter than most and worth reading closely. It is the federal 80 percent standard for the 55+ requirement, but occupancy by anyone under 18 is prohibited outright, and even visits by a minor are capped at 14 consecutive days and 30 days a year. Every occupant must be age-verified with a driver's license and approved by the board, repeated at every resale. Two other things to check: a road-connection condition tied to certificates of occupancy on a later phase, and the fact that this sits in the Spanish Fork River bottoms, so pull the flood determination.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- True slab single-level living with no basement anywhere
- Dues that cover your roof, gutters, landscaping, and driveway snow
- Ten minutes to a full-service emergency room
- Newer construction, 2020 to 2022
Look elsewhere if
- You want the pool and clubhouse now. Neither is built
- A grandchild might live with you, or visit more than 30 days a year
- You want a published dues figure before you call
The homes
What "single-level" actually means here
Plenty of 55+ homes advertise main-floor living and still put the laundry in the basement or the second bedroom upstairs. Here is exactly what sits on the entry level.
- Primary suite on the entry level
- Laundry on the entry level
- All daily essentials on one floor
- Step-free entry available
Among the strongest in the registry. Not one of the 47 homes has a basement, verified parcel by parcel, and 45 of the 47 are one story. The two exceptions are a bonus-suite plan that adds an upstairs. True slab single-level living on 45 homes.
What to check when you walk a home here
- Measure the interior doorways. 32 inches of clear width is the minimum that stays workable with a walker; 36 is better. This is expensive to change and easy to check with a tape measure.
- Look for a step-free way in. Often the garage door is the flattest entry in the house, and no listing ever mentions it.
- Push on the bathroom walls where a grab bar would go. If there is no blocking behind the drywall, adding one properly means opening the wall.
- Check whether the shower could go curbless without moving the drain, and whether there is turning room in the bathroom.
- Ask the age of the roof, furnace, and water heater. On resale homes in an established community, this is where the real money hides.
The HOA
What the dues cover:
- Exterior of the homes, including roof, cladding, and gutters
- All landscaping, including on the living units
- Snow and ice removal from driveways, sidewalks, and walkways
- Private road maintenance
- Common areas and insurance
The dues amount is genuinely unpublished. It is not in the covenants, which leave it to the board, not on the state registry, and there are no active listings to read it from. Call Mihi Management. What IS recorded is a $500 reinvestment fee at every transfer. Coverage is unusually broad, including your home's roof, cladding and gutters and snow removal right up your driveway.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Annie's Acres HOA (registration 14255397-MHOA). Managed by Mihi Management.
This is the entity to ask for the budget, the reserve study, and the recorded CC&Rs. I request those for clients as a matter of course.
Two cautions I give every client buying into a newer association
Developer-set dues are introductory. While a builder still controls the association, dues are commonly set low and reserves underfunded, because low dues sell houses. After homeowners take over, boards routinely raise dues and levy assessments to catch up. Ask for the projected turnover date.
Ask for the reserve study, and check its date. Utah law requires a reserve analysis at least every six years, reviewed at least every three, with an annual summary to owners. Under 70 percent funded is a yellow flag. Under 50 percent is a real problem, and the bill arrives as a special assessment after you close.
Who is actually allowed to live here
This is the part that blindsides families, so I would rather over-explain it.
Under the federal Housing for Older Persons Act, a community keeps its senior exemption as long as at least 80 percent of occupied homes have a resident 55 or older. That remaining 20 percent is the cushion associations use to allow a younger spouse, an early-50s buyer, or a surviving partner.
The thing almost nobody knows: HOPA does not, by itself, protect an under-55 surviving spouse. Whether your husband or wife can stay after you are gone depends entirely on the recorded CC&Rs. Some communities include an explicit survivor clause. Some leave it to the board. Some are silent, which is the worst version.
Get these answered in writing before you write an offer
- Can a surviving spouse under 55 remain, and is it written down or left to the board?
- Can an heir under 55 inherit and live in the home, or only rent or sell it?
- How much of the 20 percent cushion is already in use? If the community sits at 19 percent, there is no room left for your spouse. This is obtainable from the association and virtually nobody asks.
- Can a live-in caregiver under 55 stay if one of you needs help?
- How many days per year may a younger guest stay, and does that constrain a summer with the grandchildren?
Location and getting to services
Typical-traffic drive times from Annie's Acres to the places you will actually go.
How far is this from you?
Enter your doctor's office, your church, or a family member's address and see the drive from this community.
Opens driving directions in Google Maps with Annie's Acres as the destination. Your address is not saved, stored, or sent to us. It goes straight from your browser to Google Maps.
The question adult children ask that nobody answers
How does an ambulance get in? If a community is gated or has controlled access, ask whether the fire district has a Knox box or gate code on file, and whether the first-due unit carries a paramedic. That detail matters more than the drive time does.
A useful benchmark: Medicare Advantage network adequacy rules set maximum time and distance standards by county type. In large metro counties the primary care standard is 10 minutes or 5 miles.
If you stop driving
The least-discussed risk in active adult housing. Losing the ability to drive roughly doubles the risk of depression symptoms and social isolation, and where a home sits determines how hard that transition is.
- Is there a continuous sidewalk to anything useful, or does every errand require a car?
- What is the walk to a grocery store or pharmacy on the actual sidewalk route?
- Is the address inside a UTA paratransit service area? ADA paratransit generally covers within three quarters of a mile of a fixed route.
- Does a county senior transport or volunteer ride program serve this address?
What it really costs each month
The sticker price is the least interesting number. What matters is the monthly nut, and how it compares to what you are paying now.
* Based on what the community and builder publish about the dues, which I have looked up rather than assumed. It is not confirmed against the association's own budget and governing documents, and exactly what is covered can differ by phase, by home type, and over time. I pull the current budget and CC&Rs for clients before they write an offer.
This is the honest case for a 55+ community, and it is the one most people get wrong. The HOA fee is not purely an added cost. It replaces line items you already pay on a larger home, in cash or in your own labor. When someone tells me downsizing does not pencil, we usually find they compared the mortgage and the dues and left out the lawn service, the snow, and the roof they will need in six years.
Typical utilities
Rough monthly ranges for a home this size in Spanish Fork. Utilities are the line item people most often forget to compare, and they are usually where a smaller home wins.
Estimates only, and they vary a lot. A townhome, a condo, and a detached single-family home of the same square footage can run very differently, and so can two neighbors in identical homes depending on thermostat habits, occupancy, and whether the yard is irrigated. Treat these as a starting point, then ask for the actual bills on a specific address.
For the son or daughter reading this
If you are researching on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
Some perspective, honestly offered: hands-on help from an adult child drops off sharply with distance. Weekly help hours fall from roughly three when you live on the same block to about one at two to five miles away, and keep falling from there. If you are weighing communities, distance from you matters more than most families treat it.
What to check here
How far it is from you. Whether the community is gated and how emergency services get in. Cell signal for a medical alert device. Broadband for telehealth. Whether an under-55 caregiver may live in. Whether the architectural committee permits a ramp or grab bars. And the overnight guest limit, which is the rule that quietly prevents you from staying a week to help.
What this community is, and what it is not
An active adult community is real estate, not care. There is no staff, no nurses, no meals, and no call system. If your parent needs help with bathing, dressing, or medication, that is assisted living, which is a different product entirely. Buying here because it sounds like a safer version of a house is the most expensive mistake families make.
Also worth knowing before you plan around it: Medicare does not pay for custodial help with bathing, dressing, meals, or housekeeping. It covers skilled, intermittent home health only. That gap is what actually forces the next move, and it catches families by surprise.
If you are coordinating with siblings
Agree among yourselves before anyone talks to your parents. The fastest way to derail this is one sibling feeling blindsided, and a parent who senses a united front they were not part of will dig in harder.
Decide early who is the point of contact, who handles the money conversation, and who is simply there for support. If the house eventually sells, the proceeds question tends to surface old family dynamics. Naming that in advance costs nothing and prevents a lot.
Paperwork worth locating now, not later
The deed, the mortgage payoff, a recent tax notice, and the HOA documents if there are any. If a parent may not be able to sign for themselves at some point, the power of attorney or trust paperwork matters enormously and is miserable to sort out under time pressure.
If the move is tied to care costs, talk to an elder law attorney and a CPA before anything sells. I am a broker, not a tax or legal advisor, but I work with families in this spot often and can point you to people who handle it properly.
The most common mistake is leading with logic. Parents who feel managed dig in. The families I see succeed start with what would make the next few years easier and more enjoyable, and let the house question follow.
I am glad to walk a community with the whole family at once and give the same honest read to everybody in the room. That is most of what I do.
Other 55+ communities to compare
Worth a look before you decide. I would rather you tour two or three than fall for the first one you see.
Information on this page is gathered from the builder, the association, public records, and other sources believed reliable, but it is not guaranteed and is subject to change without notice. Pricing, availability, HOA dues, amenities, and recorded community rules change often. Cost and utility figures are estimates only and vary widely by home type, size, and household. Verify all details for a specific address, and read the recorded documents, before you make an offer. Kris Bowen is a licensed real estate broker, not a tax, legal, insurance, or medical advisor. Last reviewed July 2026.
Good to know
Frequently asked questions
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Is there a pool and clubhouse at Annie's Acres?
Not today, despite every marketing page advertising them. No clubhouse, pool, fitness center, or putting green exists. Spanish Fork's staff reports describe every amenity in the future tense, and the covenants themselves say recreational facilities on common areas, if any. A pool, exercise facility, theater, and social area are approved for a separate 111-lot phase called The Villas at Annie's Acres, whose plat was approved in July 2026 and is not yet recorded. Pickleball and a putting green appear in no city document at all.
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Are the homes at Annie's Acres single-level?
Overwhelmingly yes, and this is one of the strongest records in the registry. Not one of the 47 homes has a basement, verified parcel by parcel, and 45 of the 47 are a single story. The two exceptions are a bonus-suite plan that adds an upstairs. For a buyer whose whole goal is no stairs, this is close to ideal.
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What is the age rule at Annie's Acres?
Stricter than a typical 55+ community. The recorded covenants set the federal standard of at least 80 percent of occupied homes having a resident 55 or older, and separately prohibit occupancy by anyone under 18 outright. Visits by a minor are capped at 14 consecutive days and 30 days per calendar year. Every occupant must submit a written age-verification application with a driver's license for board approval, and the process repeats at every resale.
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How many homes are at Annie's Acres?
47 built, verified parcel by parcel: 27 detached single-family homes and 20 attached twin homes, built 2020 through 2022 by Arive Homes. A separate 111-lot phase by a different builder is approved but not yet recorded. Do not count the two together, and do not assume the new phase carries the same age covenant, because no recorded document establishes one yet.
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What do the HOA dues cover at Annie's Acres?
Unusually much, though the dollar amount is genuinely unpublished. The association maintains the exterior of your home including roof, wall cladding, foundations and gutters, all landscaping including on your own lot, snow and ice removal from driveways, parking, sidewalks and walkways, private roads, common areas, and insurance. Owners pay their own utilities and handle glass, doors, windows and interior drywall. There is a $500 reinvestment fee at every transfer.
Talk to a real person
Thinking about Annie's Acres?
I will send the CC&Rs, the HOA budget and reserve study, current pricing, and my honest read. Or just call and ask one question. Both are free.
Call or text 801-999-8005No pressure, no obligation. Happy to talk with you, your spouse, and your family together.