Washington · Washington County
Cherokee Springs
$105,000 to $187,000
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Everything on Cherokee Springs, in one place. Free, from a Utah real estate broker and senior move specialist.
Quick answer
Cherokee Springs is an active adult community with no enforceable age requirement in Washington, Washington County, Utah. Homes are manufactured running 474 to 698 square feet, priced $105,000 to $187,000. HOA dues run about $70 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
Cherokee Springs has the lowest dues in the entire registry at $70 a month and the only genuinely resident-run board among Washington City’s 55+ communities.
The age language says “adult community,” not 55+ — get the recorded declaration before relying on it.
Broker's note
I am listing this as active adult rather than 55+, and the wording is the reason. The only age language I could find describes it as the quiet Cherokee Springs adult community. Adult community is not the same as 55+, and the association is registered as an RV Park owners association rather than a residential HOA. Several listings do carry the MLS senior flag, but that flag has proven unreliable in this county in both directions.
So treat the age status as genuinely disputed. If living among people over 55 is the reason you are buying, get the recorded declaration first. The association is self-managed and reachable directly, which actually makes that easier here than at most communities.
What is genuinely good is the governance. Seven board members, every one with an address inside the community. That is the only truly resident-run association among the Washington City 55+ communities, and for a small community it usually means decisions get made by people who live with the consequences.
Dues are $70 a month, the lowest anywhere in this registry, and they cover a clubhouse. There is no pool and no fitness center in any listing field or remark, so do not expect either. Homes are small, 474 to 698 square feet, priced $105,000 to $187,000. The RV park designation also raises a question worth asking: whether some sites are RV pads rather than dwelling lots.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- The lowest dues in the entire registry at $70
- A genuinely resident-run association
- A low entry price near $105,000
- Twelve minutes to a full-service emergency room
Look elsewhere if
- You want a confirmed 55+ rule. The language says adult community
- You want a pool or fitness room. There is a clubhouse only
- You want space. Homes here are 474 to 698 square feet
The homes
Where this stands, August 2026: Resale only, built around 1995. Active listings run $105,000 to $186,500. Unit numbers observed run to at least 121.
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 Cherokee Springs.
- Primary suite on the entry level
- All daily essentials on one floor
- Step-free entry available
Modular and manufactured homes, single-level by construction.
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
The HOA
$70 per month
What the dues cover:
- Clubhouse
- Common area maintenance
$70 a month, the lowest dues in the entire registry.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Cherokee Springs RV Park Owners Association (registration 14256639-HOA1). It is self-managed by a volunteer board rather than a management company, which means documents come from a neighbor rather than an office.
Seven board members, all with addresses inside the community. This is the only genuinely resident-run association among the Washington City 55+ set. The registry also flags a possible second related association, which is unresolved.
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 Cherokee Springs
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.
- The recorded declaration, which would settle whether any enforceable age rule exists
- Whether some sites are RV pads rather than dwelling lots
- Whether a second related association exists
Who is actually allowed to live here
Cherokee Springs is active adult, which means it is marketed to buyers 55 and older but carries no enforceable age requirement.
That is a genuinely different thing from the age-restricted communities nearby. Nobody can be turned away on age, and nobody can be made to leave on age either. If you want the certainty of a recorded age covenant, this is not the place to look for it. If you want the feel without the rule, it is.
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 Cherokee Springs 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 Cherokee Springs 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 $105,000 and dues of $70, 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 Cherokee Springs on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at Cherokee Springs specifically
- How far Washington 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.
Cherokee Springs 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.
Good to know
Frequently asked questions
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Is Cherokee Springs actually a 55+ community?
Disputed, and we would rather flag that than assert it. The only age language found describes it as the quiet Cherokee Springs adult community, and adult community is not the same thing as 55+. The association is also registered as an RV Park owners association rather than a residential HOA. Several listings carry the MLS senior flag, but that flag has proven unreliable in this county in both directions. Get the recorded declaration before relying on the age rule.
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What are the dues at Cherokee Springs?
$70 a month, the lowest of any community in this registry, covering a clubhouse and common area maintenance. There is no pool and no fitness center in any listing field or remark, so do not expect either. Homes are small, 474 to 698 square feet, with active listings running $105,000 to $186,500.
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Who runs the Cherokee Springs association?
The residents, genuinely. There are seven board members and every one has an address inside the community, which makes this the only truly resident-run association among the Washington City 55+ communities. In a small community that usually means decisions are made by people who live with the results. The association is self-managed and reachable directly, which also makes getting the governing documents easier than usual.
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Is Cherokee Springs an RV park or a housing community?
The registered name is Cherokee Springs RV Park Owners Association, though the homes trading there are modular and manufactured houses rather than RVs. That raises a fair question worth asking before you buy: whether some sites are RV pads rather than dwelling lots, which would affect what you own and what can be built there. The state registry also flags a possible second related association, which is unresolved.
Talk to a real person
Thinking about Cherokee Springs?
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.