West Point · Davis County
Cottages at Harvest Fields
by Ovation Homes
$450,000 to $599,000
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Everything on Cottages at Harvest Fields, in one place. Free, from a Utah real estate broker and senior move specialist.
Quick answer
Cottages at Harvest Fields is a 55+ age-restricted community in West Point, Davis County, Utah, built by Ovation Homes, with about 50 homes. Homes are single-family homes running 1,950 to 3,400 square feet, priced $450,000 to $599,000. 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
The Cottages at Harvest Fields is a 55+ neighborhood of 50 single-story homes by Ovation Homes inside the larger, mixed-age Harvest Fields community in West Point.
The distinction matters: only the Cottages are age-restricted. The rest of Harvest Fields sells to any buyer. Built out and trading resale, with an activity director but no pool or clubhouse.
Broker's note
Start with the thing other directories get wrong. Harvest Fields is a mixed-age community. Only the Cottages, the 50 single-story homes by Ovation, carry the 55+ restriction. Castle Creek Homes sells the rest of Harvest Fields with no age restriction at all, including two-story plans over 4,000 square feet marketed to families. If you tour here, be certain which product you are standing in.
The Cottages themselves are a clean, small product: 50 single-story homes, five plans between roughly 2,100 and 2,550 square feet. Ovation has moved on to other 55+ communities, so this one is built out and trades resale, and inventory is currently empty across three separate listing sources.
Amenities are thin. Courts and open space, no pool and no clubhouse. But there is an activity director, which for 50 homes is unusual and tells you the social side is more organized than the amenity list suggests. Ask what is actually on the calendar.
One practical warning: there are three separate registered HOAs across Harvest Fields, and they do not all use the same management company. Before you rely on any dues number, confirm which association governs the specific address.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- A small community of 50 single-story homes
- An activity director, which is rare at this size
- Courts and open space rather than paying for a clubhouse
- Staying in Davis County, twelve minutes from two hospitals
- Larger single-level homes, up to about 3,400 square feet
Look elsewhere if
- You want a pool or clubhouse. Neither exists
- You need to buy now. Nothing is currently listed
- You want the whole neighborhood to be 55+. Most of Harvest Fields is not
- You want certainty on dues before touring. No figure is published
The homes
Where this stands, July 2026: Ovation has closed out here and moved on to other 55+ communities. Three independent listing sources each showed zero active homes at last check.
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 Cottages at Harvest Fields.
- Primary suite on the entry level
- Laundry on the entry level
- All daily essentials on one floor
All Cottages homes are single story, running roughly 1,950 to 3,400 square feet. Note that the wider Harvest Fields community includes two-story homes from a different builder, so confirm you are looking at a Cottages home.
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 or pickleball courts
- Parks and natural space
The HOA
What the dues cover:
- Yard care and landscaping
- Snow removal
No dues figure is published by the builder or the association. One unverified source mentions $135 a month, which I could not corroborate against a live listing.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Cottages at Harvest Fields Estates HOA Inc (registration 14253654-HOA1). Managed by Welch Randall.
There are three separate registered associations here: Cottages at Harvest Fields Estates, Cottages II, and Aspire at Harvest Fields Estates, and they do not all use the same management company. Confirm which association governs the specific address before you rely on any dues figure.
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 Cottages at Harvest Fields
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 July 2026. Ask for each of these in writing before you write an offer, or ask me and I will chase them down.
- HOA dues, which no source publishes reliably
- Whether the courts are tennis or pickleball; sources disagree
- Which of the three registered associations governs which addresses
Who is actually allowed to live here
Cottages at Harvest Fields is age-restricted, the stricter standard: at least one resident in every household must be 55 or older, and that sits in the recorded covenants rather than in a sales brochure.
The federal Housing for Older Persons Act sets the floor an association has to clear to keep its senior exemption, but a community is free to write something tighter, and this one has. The question worth asking is not what the law allows, it is what this declaration actually says.
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 Cottages at Harvest Fields 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 Cottages at Harvest Fields 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 $450,000 , 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 West Point. 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 Cottages at Harvest Fields on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at Cottages at Harvest Fields specifically
- How far West Point 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.
Cottages at Harvest Fields 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 July 2026.
The West Point market around Cottages at Harvest Fields
These are current figures for West Point as a whole, not for Cottages at Harvest Fields. They tell you what the surrounding market is doing. As of July 2026.
- $575,000Median sale price, 2026 to date
- 4.8 moMonths of supply, currently a balanced market
- 40Median days on market
- 100.0%Received against final asking price
These West Point 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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Is all of Harvest Fields a 55+ community?
No, and this is the most common mistake made about it. Only the Cottages, the 50 single-story homes built by Ovation Homes, carry the 55+ restriction. Castle Creek Homes sells the rest of Harvest Fields with no age restriction at all, including two-story plans over 4,000 square feet marketed to families. Several directories list Harvest Fields flatly as a 55+ community, which is misleading since most homes there are open to any buyer.
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Is there a pool or clubhouse at the Cottages at Harvest Fields?
No to both. The amenities are courts and parks with natural space. Sources disagree on whether the courts are tennis or pickleball, so confirm on a walk-through. There is, however, an activity director, which is unusual for a 50-home community and suggests more organized social activity than the amenity list implies.
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Can I still buy new at the Cottages at Harvest Fields?
No. Ovation Homes has closed out here and its current 55+ lineup is elsewhere. Everything trades as resale, and at last check three independent listing sources each showed zero active homes. With only 50 homes in the age-restricted portion, expect to wait.
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What are the HOA dues at the Cottages at Harvest Fields?
No reliable figure is published. One unverified source mentions $135 per month, which I could not corroborate against a live listing. Complicating it further, there are three separate registered associations across Harvest Fields using different management companies, so confirm which one governs the specific address before you rely on any number.
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Are the homes at the Cottages at Harvest Fields single-level?
Yes, all Cottages homes are single story, running roughly 1,950 to 3,400 square feet across five plans. The wider Harvest Fields community does include two-story homes from a different builder, so make sure you are looking at a Cottages home rather than a Castle Creek one.
Talk to a real person
Thinking about Cottages at Harvest Fields?
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.