Tooele · Tooele County
Country View Villas
by Leisure Villas
$415,000 to $521,000
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Everything on Country View Villas, in one place. Free, from a Utah real estate broker and senior move specialist.
Quick answer
Country View Villas is an age-qualified 55+ community in Tooele, Tooele County, Utah, built by Leisure Villas, with about 134 homes. Homes are twin homes running 1,601 to 2,755 square feet, priced $415,000 to $521,000. HOA dues run about $200 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
Country View Villas has a verified 4,579 square foot clubhouse with a pool, theater and gym, and sits about four minutes from Mountain West Medical Center.
Half the first-phase homes have an upstairs, despite the single-level marketing. The second phase so far does not.
Broker's note
The clubhouse here is real and it is substantial, and I can say that from county records rather than a brochure. The association owns a tax-exempt parcel carrying a 4,579 square foot building on three acres, built in 2021, assessed at $953,640. The builder describes a pool, exercise room, movie theater, library, billiards and a gathering hall inside it. For a community of about 134 homesites, that is a serious amenity investment.
Now the correction. Leisure Villas markets single-level living, but 26 of the 54 completed homes in the first phase, 48 percent, are recorded with two above-grade floors. That matches their optional bonus room over the garage. The second phase is so far entirely single story. If stairs are the reason you are moving, roughly half the resale inventory in Plat A will not work for you, and you need to ask lot by lot.
The age rule is the federal 80 percent standard, confirmed in the builder's own words: at least one person over 55 in 80 percent of the homes, and the HOA vets each new buyer to keep the threshold. That means up to a fifth of homes can have younger occupants. It is not a hard 55-and-over community.
Two practical notes. These are twin homes on individually deeded lots, not condominiums, so there is no FHA or VA project approval to chase, which widens your buyer pool at resale. And it is about a mile to Mountain West Medical Center, one of the shortest hospital drives in the whole registry.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- A large clubhouse with a pool, theater and gym, verified in county records
- Being about four minutes from a full-service emergency room
- Fee-simple ownership with no condominium financing hurdles
- Newer construction with phases still selling
Look elsewhere if
- You need single-level and are shopping the first phase. Half those homes have an upstairs
- You want a hard 55-and-over rule. The standard here is 80 percent
- You want a published, confirmed dues figure before touring
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
Screen the phase. In the older Plat A, 26 of 54 completed homes are recorded with two above-grade floors, which matches the optional bonus room over the garage. Plat B so far is 24 of 24 single story. Roughly half the resale stock in the first phase is not single-level.
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
- Clubhouse, 4,579 square feet, built 2021
- Swimming pool
- Exercise room
- Movie theater
- Library
- Billiards
- Gathering hall
The HOA
$200 per month
What the dues cover:
- Lawn care
- Snow removal
- Clubhouse and pool operation
- Exterior maintenance
- Structural fire and liability insurance
About $200 a month is the builder's figure for its communities generally, not a confirmed Country View Villas assessment. Get the actual number from the management company before you budget.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Country View Villas (registration 14255401-HOA1). Managed by Mihi Management, West Jordan.
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 Country View Villas 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 Country View Villas 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 $415,000 and dues of $200, 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 Tooele. 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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Are the homes at Country View Villas single-level?
Only about half of them in the first phase. County records show 26 of the 54 completed homes in Plat A have two above-grade floors, which corresponds to the builder's optional bonus room over the garage. The newer Plat B is so far 24 of 24 single story. If avoiding stairs is the point of your move, you need to check the specific lot rather than trusting the community's single-level marketing.
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Is the clubhouse at Country View Villas real?
Yes, and it is verified from county assessor records rather than marketing. The association owns a tax-exempt parcel with a 4,579 square foot building on three acres, built in 2021 and assessed at $953,640. The builder describes a swimming pool, exercise room, movie theater, library, billiards and a gathering hall. For roughly 134 homesites that is a substantial amenity package.
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Is Country View Villas strictly 55 and over?
No, it uses the federal 80 percent standard, and the builder states it plainly: at least one person over 55 in 80 percent of the homes, with the HOA vetting each new buyer to maintain the threshold. Up to 20 percent of homes can be occupied by someone younger. The recorded declaration would confirm the exact operative language.
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Are there financing advantages at Country View Villas?
Yes. These are twin homes on individually deeded lots in a planned unit development, not condominiums. That means no FHA or VA project approval requirement and no condominium warrantability review, which are the hurdles that complicate several older 55+ communities in this registry. A wider pool of buyers can finance here, which matters when you eventually sell.
Talk to a real person
Thinking about Country View Villas?
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.