Washington · Washington County
Canyon Breeze
$93,000 to $260,000
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Quick answer
Canyon Breeze is an age-qualified 55+ community in Washington, Washington County, Utah. Homes are manufactured running 432 to 812 square feet, priced $93,000 to $260,000. HOA dues run about $139 per month. 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 August 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
Canyon Breeze is the most affordable 55+ community in this registry, with listings from $93,000 and a clubhouse, gym and pool.
Dues of $139 include water and sewer. Financing depends entirely on whether a home is stick-built or mobile-titled.
Broker's note
This is the most affordable 55+ community in the entire registry, with active listings from $93,000 and bare lots from about $70,000. For a buyer whose whole problem is that Utah got too expensive, that number is the story.
The dues are better than they look. $139 a month includes water and sewer along with the clubhouse, gym and pool. In a St. George summer, water is not a trivial line item, so compare that against a community charging $110 that covers neither.
Financing is where this gets real. Several listings are explicitly stick-built and financeable, and those are a different proposition from the mobile-titled units in the same community. Seller financing appears repeatedly here, with published terms like $30,000 down at 5.5 percent over 15 years. That is a strong signal that conventional, FHA and VA financing is hard on the mobile-titled homes. Establish which category a specific home falls into before anything else.
One naming caution. Listings call this both the Canyon Breeze community and Canyon Breeze RV Resort, and a park directory gives a different street address than the MLS does. The safest label is the registered association name, Canyon Breeze Owners Association. Confirm the exact address and what you are buying before you write.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- The lowest entry price of any 55+ community in this registry
- Water and sewer included in $139 monthly dues
- A clubhouse, gym and pool at that price
- Buyers with cash or willing to use seller financing
Look elsewhere if
- You need conventional, FHA or VA financing on a mobile-titled home
- You want space. Homes here run 432 to 812 square feet
- You want clarity on the community's identity and address
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
- All daily essentials on one floor
- Step-free entry available
Manufactured and park-model homes are single-level by construction. Several homes here are explicitly stick-built, which distinguishes them from the mobile-titled stock in the same community.
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.
Amenities
- Clubhouse
- Swimming pool
- Gym
The HOA
$139 per month
What the dues cover:
- Water and sewer
- Clubhouse
- Gym
- Swimming pool
$139 a month including water and sewer, with a $350 transfer fee. Water and sewer being covered is worth materially more than the headline number suggests in a St. George summer.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Canyon Breeze Owners Association (registration 14255650-HOA1). Managed by Community Association Management (CAM).
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 Canyon Breeze 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 Canyon Breeze 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 $93,000 and dues of $139, 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 Washington. 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 August 2026.
Good to know
Frequently asked questions
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How affordable is Canyon Breeze?
It is the lowest entry point of any 55+ community in this registry. Active listings run from about $93,000 to $260,000, and bare lots have listed from $69,900 to $110,000. Homes are small, from 432 to 812 square feet, with one or two bedrooms. For a buyer priced out of the rest of the Utah market, that is the entire argument for this community.
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What do the dues cover at Canyon Breeze?
$139 a month covering water and sewer along with the clubhouse, gym and swimming pool, with a $350 transfer fee. Water and sewer being included matters more than it sounds in a St. George summer, and it makes this a better value than a community charging less that covers neither.
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Can I finance a home at Canyon Breeze?
It depends on the specific home, and that distinction is the most important thing to settle first. Several listings are explicitly stick-built and financeable, which puts them in a different category from the mobile-titled units in the same community. Seller financing shows up repeatedly here with published terms, which is a reliable signal that conventional, FHA and VA financing is difficult on the mobile-titled homes.
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Is Canyon Breeze an RV resort or a residential community?
Both names appear, which is worth clearing up before you buy. Listings refer to it as the Canyon Breeze community and also as Canyon Breeze RV Resort, and a park directory lists a different street address than the MLS does. The registered association name is Canyon Breeze Owners Association, which is the safest label. Confirm the exact address and exactly what you would be purchasing.
Talk to a real person
Thinking about Canyon Breeze?
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.