Tremonton · Box Elder County
Archibald Estates Active Adult
by Visionary Homes
From $420,000
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Quick answer
Archibald Estates Active Adult is an age-qualified 55+ community in Tremonton, Box Elder County, Utah, built by Visionary Homes. Homes are single-family homes running 1,626 to 1,626 square feet, priced from $420,000. HOA dues run about $192 per month. New homes are still available from the builder.
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 August 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
Archibald Estates is the only for-sale 55+ community in Box Elder County, with slab-on-grade ramblers that genuinely have no basement — rare in this market.
The nearest emergency room is over 20 minutes away, which is farther than anything else in this registry.
Broker's note
Lead with the drive. The nearest full-service emergency room is Brigham City Community Hospital, roughly 20 miles and 22 to 25 minutes down I-15. Every other community in this registry is within about 15 minutes of an ER and most are under 10. If emergency access is near the top of your list, that number should decide this one before anything else does.
What is genuinely excellent here is the construction. The Lyndhurst plan is a rambler on slab-on-grade, which means no basement at all. In the Cache and Box Elder market, where basements are close to universal, that is rare and it is the strongest version of the single-level claim you can get. There is no basement to fall down stairs into and none to heat.
One thing to resolve before you buy. The builder markets this as exclusively an active adult community, but two associations are registered here, Archibald Estates Owners Association and a separate Archibald Estates Townhome Association. The existence of a second association contradicts exclusively, and which one governs the 55+ lots is unresolved. Ask which association you would be joining and get the answer in writing.
This is the only for-sale 55+ community I could substantiate anywhere in Box Elder County. Brigham City, Perry, Willard and Garland have senior rental apartments and assisted living, but no for-sale 55+ community. Dues are $192 with a half-percent reinvestment fee, there is a pickleball court, and there is no pool and no clubhouse.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- Slab-on-grade construction with genuinely no basement
- The only for-sale 55+ community in Box Elder County
- New construction with a builder warranty
- Pickleball on site
Look elsewhere if
- Emergency access is a priority. The nearest ER is over 20 minutes away
- You want a pool or clubhouse. There are none
- You want certainty about which association governs your lot
The homes
Where this stands, August 2026: Actively selling. The Lyndhurst plan at 1,626 square feet starts near $419,990. Box Elder County parcel data predates this construction, so unit counts are unavailable.
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 what actually sits on the entry level at Archibald Estates Active Adult.
- Primary suite on the entry level
- Laundry on the entry level
- All daily essentials on one floor
- Step-free entry available
Rambler floor plan on slab-on-grade construction. Slab-on-grade means no basement at all, which is genuinely rare in the Cache and Box Elder market and is the strongest form of the single-level claim.
What to ask the builder before drywall goes up
- Grab-bar blocking in the bathroom walls. It costs almost nothing during framing and is expensive to add later. Nobody thinks to ask.
- Interior door clear width. 32 inches is the minimum that stays workable; 36 is better.
- Whether the primary shower could go curbless later, which depends on the slab and drain location.
- Which entry is step-free. A garage on the same level as the house is usually the cheapest one a home has, and it is almost never advertised.
Amenities
- Pickleball court
- Common area
The HOA
$192 per month
What the dues cover:
- Common area maintenance
$192 a month plus a one-time reinvestment fee of half a percent of the sale price, both builder-published.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Archibald Estates Owners Association (registration 14257381).
A second association, Archibald Estates Townhome Association, is registered separately. Which one governs the 55+ lots is unresolved, and that contradicts the builder's claim that this is exclusively an active adult community.
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.
What I have not been able to confirm at Archibald Estates Active Adult
Builders and associations do not publish everything, and some of what they do publish disagrees with the MLS. Rather than pick whichever number reads better, here is what is still open on this community as of August 2026. Ask for each of these in writing before you write an offer, or ask me and I will chase them down.
- Which of the two registered associations governs the 55+ lots
- Total unit count, which county parcel data cannot show because it predates construction
- The recorded declaration and its age mechanism
Who is actually allowed to live here
Archibald Estates Active Adult is age-qualified, which is the looser of the two legal standards and the one families most often misread.
Under the federal Housing for Older Persons Act the association keeps its senior exemption as long as at least 80 percent of occupied homes have a resident 55 or older. The other 20 percent is real, usable room, and it is what lets a younger spouse, an early-50s buyer, or a surviving partner hold a home here. How much of that room is left is a question about this specific association, not about the law.
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 Archibald Estates Active Adult 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 Archibald Estates Active Adult 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.
Starting here, roughly
—/mo
Based on this community's entry price of $420,000 and dues of $192, with (July 30, 2026 average), plus a typical Utah effective property tax rate and insurance. Utilities are not included.
Run your own numbers (opens in a new tab)These payment figures are an estimate for budgeting and planning only. They are not a mortgage quote, a loan offer, or a commitment to lend. Your actual rate and payment depend on your credit, loan program, and current market rates. Talk to a licensed mortgage professional for real numbers. Connect with our preferred Utah lender.
* 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 Tremonton. 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 Archibald Estates Active Adult on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at Archibald Estates Active Adult specifically
- How far Tremonton is from you. Hands-on help from an adult child falls off sharply with distance, so treat that drive as a real factor rather than a detail.
- Access here is open, so the questions are address visibility at night and whether a medical alert device holds a signal on the lot.
- Whether a live-in caregiver under 55 is permitted. The recorded CC&Rs decide that, not the sales office.
- Whether the architectural committee permits a ramp or grab bars, and what the overnight guest limit is. That last rule is the one that quietly stops you staying a week to help.
Archibald Estates Active Adult 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.
The rest of it, coordinating with siblings, the paperwork worth locating now, the Medicare gap that catches families out, and how to raise the subject without a fight, is written out once in the family guide rather than repeated on every community page.
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 August 2026.
The Tremonton market around Archibald Estates Active Adult
These are current figures for Tremonton as a whole, not for Archibald Estates Active Adult. They tell you what the surrounding market is doing. As of July 2026.
- $402,000Median sale price, 2026 to date
- 5.1 moMonths of supply, currently a balanced market
- 51Median days on market
- 100.0%Received against final asking price
These Tremonton figures update every month from current MLS data.
These payment figures are an estimate for budgeting and planning only. They are not a mortgage quote, a loan offer, or a commitment to lend. Your actual rate and payment depend on your credit, loan program, and current market rates. Talk to a licensed mortgage professional for real numbers. Connect with our preferred Utah lender.
Good to know
Frequently asked questions
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How far is Archibald Estates from a hospital?
Roughly 20 miles and 22 to 25 minutes to Brigham City Community Hospital, the nearest full-service emergency room, via I-15. That is materially farther than any other community in this registry, most of which are within 10 to 15 minutes of an ER. For a buyer who is weighing emergency access heavily, this is the single most decision-relevant fact about the community.
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Do the homes at Archibald Estates have basements?
No, and that is unusual and worth understanding. The Lyndhurst plan is a rambler built slab-on-grade, meaning there is no basement at all. In the Cache and Box Elder market basements are close to universal, so most communities advertising single-level living are really ramblers over basements. Here the claim is literal: no stairs anywhere, nothing below the main floor.
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Is Archibald Estates entirely a 55+ community?
The builder says exclusively active adult, but that is contradicted by the records. Two associations are registered: Archibald Estates Owners Association and a separate Archibald Estates Townhome Association. A separate townhome association implies a portion that is governed differently, and which association covers the 55+ lots has not been resolved. Ask which one you would be joining and get it in writing before you go under contract.
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Are there other 55+ communities in Box Elder County?
Not for sale. This is the only for-sale 55+ community that could be substantiated anywhere in the county. Brigham City, Perry, Willard and Garland have senior rental apartments and assisted living facilities, but no for-sale age-restricted community. That is an honest finding rather than a gap in the research.
Talk to a real person
Thinking about Archibald Estates Active Adult?
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.