Harrisville · Weber County
The Cottages at Colonial Springs
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Quick answer
The Cottages at Colonial Springs is an age-qualified 55+ community in Harrisville, Weber County, Utah. Homes are single-family homes running 1,822 to 1,822 square feet. HOA dues run about $190 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
The Cottages at Colonial Springs is slab-on-grade with no basement — genuinely single-level, which is rare in northern Utah where most such communities are ramblers over basements.
$190 a month includes water and trash. A picnic area is the only amenity.
Broker's note
This is genuinely slab-on-grade with no basement, which in northern Utah is rarer than it should be and is the strongest form of the single-level claim. Most Weber County communities advertising single-level living are ramblers over basements. Here there is nothing below the main floor.
The age status is confirmed the right way, through the MLS project restrictions field reading Senior Community rather than agent remarks alone. What is not confirmed is whether the rule is the federal 80 percent standard or something stricter, so I am describing it as age-qualified. The recorded declaration would settle it.
Set expectations on amenities: there is a picnic area and that is the entire list. No pool, no clubhouse, no fitness room, no pickleball. The association is self-managed with no professional manager and there is no evidence of an activity director or clubs. At $190 a month covering water, trash, snow and front yard maintenance, the dues make sense for what they buy.
One thing to ask about. The state registry flags a possible related association in the same master planned community, which is unresolved. If a second tier exists, your true monthly cost is higher than $190. Get that answered before you write.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- True slab-on-grade single-level living with no basement
- Water and trash included in the dues
- A detached home rather than an attached villa
- No rental cap, if flexibility matters
Look elsewhere if
- You want a pool or clubhouse. There is a picnic area and nothing else
- You want organized activities. There are none
- You want certainty that $190 is the whole dues picture
The homes
Where this stands, August 2026: Resale only, built in the early 2000s. The sampled home dates to 2002.
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 The Cottages at Colonial Springs.
- Primary suite on the entry level
- Laundry on the entry level
- All daily essentials on one floor
- Step-free entry available
True single-level, slab-on-grade with no basement. The sampled home is 1,822 square feet with three bedrooms, two baths, a two-car attached garage, vaulted ceilings, a walkout and a covered patio.
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
- Picnic area
The HOA
$190 per month
What the dues cover:
- Water and trash
- Snow removal
- Front yard maintenance
- Picnic area
$190 a month with a $380 transfer fee and no rental cap. Water and trash included is worth more than it looks against communities charging less that cover neither.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Cottages at Colonial Springs Owners Association Inc. (registration 14254974-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.
The state registry flags a possible related association in the same master planned community, which is unresolved. Ask whether your dues are all-in or whether a second tier exists.
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 The Cottages at Colonial 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.
- Whether the age rule is the 80 percent standard or stricter
- Whether a second, related association adds a dues tier
- Total unit count, which county records report under about twenty different name spellings
Who is actually allowed to live here
The Cottages at Colonial Springs 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 The Cottages at Colonial 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 The Cottages at Colonial 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.
* 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 Harrisville. 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 The Cottages at Colonial Springs on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at The Cottages at Colonial Springs specifically
- How far Harrisville 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.
The Cottages at Colonial 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.
The Harrisville market around The Cottages at Colonial Springs
These are current figures for Harrisville as a whole, not for The Cottages at Colonial Springs. They tell you what the surrounding market is doing. As of July 2026.
- $414,310Median sale price, 2026 to date
- 4.3 moMonths of supply, currently a balanced market
- 47Median days on market
- 100.0%Received against final asking price
These Harrisville 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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Are the homes at The Cottages at Colonial Springs truly single-level?
Yes. These are slab-on-grade with no basement, which is genuinely uncommon in northern Utah where most communities advertising single-level living are ramblers sitting over a full basement. The sampled home is 1,822 square feet with three bedrooms, two baths, a two-car attached garage, vaulted ceilings, a walkout and a covered patio.
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What amenities does The Cottages at Colonial Springs have?
A picnic area, and that is the complete list. There is no pool, no clubhouse, no fitness room and no pickleball court. The association is self-managed with no professional manager, and there is no evidence of an activity director or organized clubs. Dues of $190 a month cover water, trash, snow removal, front yard maintenance and the picnic area.
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What do the dues cover at The Cottages at Colonial Springs?
$190 a month covering water, trash, snow removal and front yard maintenance, with a $380 transfer fee and no rental cap. Water and trash being included is worth more than the headline number suggests when comparing against communities that charge less and cover neither. One open question: the state registry flags a possible related association in the same master planned community, so confirm whether a second dues tier exists.
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Is The Cottages at Colonial Springs confirmed as 55+?
The MLS project restrictions field reads Senior Community, which is structured data rather than agent remarks and is reasonably strong evidence. What remains unconfirmed is whether the rule is the federal 80 percent standard or something stricter, which is why it is classified as age-qualified here. The recorded declaration would settle the exact mechanism.
Talk to a real person
Thinking about The Cottages at Colonial 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.