Orem · Utah County
Da Vinci Place
$587,000 to $788,000
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Quick answer
Da Vinci Place is an age-qualified 55+ community in Orem, Utah County, Utah, with about 45 homes. Homes are single-family homes running 2,662 to 3,980 square feet, priced $587,000 to $788,000. HOA dues run about $160 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 July 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
Da Vinci Place is a 45-home 55+ community in Orem with tennis and pickleball courts for $160 a month. It is the only Orem community here with courts on site.
There is no pool and no clubhouse, and every home is a rambler over a full basement.
Broker's note
This is the only 55+ community in Orem with real recreation on site, and it is a specific kind: a tennis court and a pickleball court, confirmed in the MLS fee-includes field rather than a brochure. What it does not have is a pool, a clubhouse, or a fitness room. If your picture of a 55+ community involves a clubhouse calendar, this is not that. If you actually play pickleball, this is the Orem option.
Be precise about single-level. Every home is a rambler with full main-floor living, primary suite and laundry included, but they sit over full basements that are often finished with bedrooms below. One listing recorded 1,601 square feet up and 1,739 down with three bedrooms in the basement. That is a large house with main-floor living, not a small stair-free one, and the price reflects it.
Dues are $160 a month, not the $110 still circulating. The change fee is 0.35 percent of the sale price rather than a flat amount, so on an $800,000 sale that is about $2,800. Assessed values run $587,000 to $788,000, making this the most expensive Orem community in this registry, and the one active listing asked $825,000 at 70 days.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- Tennis and pickleball on site, the only Orem 55+ community with either
- A larger home with complete main-floor living and a full basement
- Being seven minutes from Timpanogos Regional Hospital
- Walking distance to Harmons
Look elsewhere if
- You want a pool or clubhouse. There are none
- You are downsizing on square footage. These run 2,662 to 3,980
- You want a stair-free home. Every one has a full basement
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
Every home is a rambler, one story above grade, with full main-floor living including the primary suite and laundry. But these sit over full basements, often finished with additional bedrooms. One listing showed 1,601 square feet on the main floor and 1,739 below with three bedrooms down. Main-floor living is complete; a stair-free home this is not.
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
- Tennis court
- Pickleball court
- Picnic area and pavilion
- Greenbelt
The HOA
$160 per month
What the dues cover:
- Exterior maintenance
- Snow removal
- Tennis and pickleball courts
- Picnic area
$160 a month from a live listing, which corrects the $110 still published elsewhere. The change fee is 0.35 percent of the sale price, so it scales with the sale rather than being a flat figure. No rental cap.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Da Vinci Place Homeowners Association Inc. (registration 14257175-HOA1). Managed by PMI Reliant, Orem.
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 Da Vinci Place 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.
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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 $587,000 and dues of $160, 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 Orem. 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 July 2026.
Good to know
Frequently asked questions
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What amenities does Da Vinci Place have?
A tennis court, a pickleball court, a picnic area with a pavilion, and greenbelt, all confirmed in the MLS fee-includes field rather than marketing copy. There is no pool, no clubhouse, and no fitness center. It is the only 55+ community in Orem in this registry with courts on site, and the absence of a clubhouse means there is also no organized social programming.
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Are the homes at Da Vinci Place single-level?
They are ramblers with complete main-floor living, including the primary suite and laundry, but they sit over full basements that are often finished with more bedrooms. One listing recorded 1,601 square feet on the main floor and 1,739 in the basement with three bedrooms down. So main-floor living is genuinely complete, but these are large homes with stairs, not compact stair-free ones.
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What are the HOA dues at Da Vinci Place?
$160 a month per a live listing, which corrects the $110 figure still published on some sites. Dues cover exterior maintenance, snow removal, the tennis and pickleball courts, and the picnic area. The change fee is 0.35 percent of the sale price rather than a flat amount, so it scales with the sale, roughly $2,800 on an $800,000 home. There is no rental cap.
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How many homes are at Da Vinci Place?
45, not the roughly 50 sometimes published, built between 2006 and 2010 across two recorded plats. County assessed values run $587,400 to $788,300 with a median of $666,800, making this the most expensive community in this registry in Orem. Inventory is essentially nonexistent, with one active listing found.
Talk to a real person
Thinking about Da Vinci Place?
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.