Payson · Utah County
Heritage Village
by Bastian Homes
$500,000 to $640,000
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Everything on Heritage Village, in one place. Free, from a Utah real estate broker and senior move specialist.
Quick answer
Heritage Village is an age-qualified 55+ community in Payson, Utah County, Utah, built by Bastian Homes, with about 117 homes. Homes are single-family homes running 1,324 to 2,187 square feet, priced $500,000 to $640,000. HOA dues run about $200 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
Heritage Village is a 117-home 55+ community in Payson with a heated indoor pool open year-round, a 7,500 square foot clubhouse, gym, and pickleball for $200 a month.
Leasing is prohibited outright, despite what the MLS field implies, and nobody 18 or younger may live here.
Broker's note
This is the best amenity package in southern Utah County and it is not close: a heated INDOOR pool open year-round, a spa with an ADA lift, a 7,500 square foot clubhouse, a gym, a game room, a library, and a pickleball court, for $200 a month. An indoor pool matters more than people realize at this latitude, because it is usable in January.
Now the deal-breaker for some buyers, and the MLS actively misleads on it. The listing field says rental cap: no, which reads as rentals are fine. The recorded covenants say the opposite: leasing a home is prohibited outright. Board hardship exceptions are capped at 18 months and terminate automatically, short-term rentals are absolutely barred, and enforcement includes fines and eviction proceedings. If you want a rental exit strategy, do not buy here. One genuinely useful exception: a live-in caregiver is allowed with written board approval.
Also know that the association's own rules book misquotes its own covenants. The rules drop the phrase a minimum of 80 percent, making the age rule read as a hard 100 percent requirement. The recorded declaration controls, and it sets the federal 80 percent standard for the 55+ rule, plus a flat prohibition on anyone 18 or younger living here. That second part is not the 80 percent rule, it is absolute, so a grandchild cannot move in.
Two financial items to raise before you write. Reserves sat at about $165,000 at the end of 2025, roughly $1,413 per home, backing a 7,500 square foot clubhouse, a heated indoor pool, a spa and a gym, and the budget runs a margin under one percent. The board can also levy up to half the annual budget, about $1,200 per home, without an owner vote. No assessment has been levied, but ask for the reserve study and recent minutes. And the market here has been soft: the one active listing cut from $569,900 to $499,900 and took 129 days.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- A heated indoor pool you can use in January
- Real, resident-run social programming several days a week
- Single-level living with every bedroom on the main floor
- A Walmart half a mile away and an ER eight minutes out
- Pickleball on site
Look elsewhere if
- You want to rent the home out. Leasing is prohibited outright
- A grandchild under 18 might live with you. That is barred
- You want a slab home. Only seven of 117 have no basement
- You want deep reserves behind a big amenity package
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
All 117 homes are one story with every bedroom and bathroom on the main floor, so the living really is single-level. But 110 of the 117 sit over a full basement, and only seven are true slab homes. The association also installed a 400-pound-capacity pool lift serving both the pool and the spa, which is a real accessibility investment.
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
- Heated INDOOR pool, open year-round
- Spa with an ADA lift
- Clubhouse, about 7,500 square feet
- Exercise room
- Game room with pool table, piano, and ping pong
- Library with books, puzzles, and DVDs
- One outdoor pickleball court
- Community park and pavilion
The HOA
$200 per month
What the dues cover:
- Heated indoor pool and spa
- Clubhouse, gym, and game room
- Landscaping
- Snow removal
- Common areas and internal pathways
$200 a month, verified against the association's own budget. There is also a reinvestment fee of half a percent of the purchase price paid by the BUYER at closing, about $2,500 on a $500,000 home. Note the association does NOT maintain your home's exterior, roof, or paint, despite the MLS listing maintenance as included.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Heritage Village (registration 14247499-HOA1). Managed by Southrim Management, Payson.
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 Heritage Village 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 Heritage Village 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 $500,000 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 Payson. 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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Can I rent out a home at Heritage Village?
No, and the MLS is misleading on this point. The listing field shows rental cap: no, which reads as though rentals are unrestricted. The recorded covenants prohibit leasing a home outright. Board hardship exceptions are capped at 18 months and terminate automatically, short-term rentals including Airbnb are absolutely barred, and timeshares and fractional ownership are prohibited. Enforcement includes fines and an eviction action. A live-in caregiver is permitted with written board approval.
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What is the age rule at Heritage Village?
Two separate rules, and the association's own rules book gets one of them wrong. The recorded declaration requires that at least 80 percent of homes have a resident 55 or older, which is the federal standard, and separately prohibits anyone 18 or younger from residing in a home, which is absolute. The 2026 rules book drops the phrase a minimum of 80 percent when quoting the covenants, making it read as a 100 percent requirement. The recorded declaration controls. The board re-verifies ages every even-numbered January.
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Is there an indoor pool at Heritage Village?
Yes, and it is the standout feature. The pool is heated, enclosed, and open year-round from 5am to 11pm, with residents having exclusive use from 5 to 10am and a lap lane available. The association budgets $60,000 a year for pool maintenance. There is also a spa with an ADA lift, a roughly 7,500 square foot clubhouse, an exercise room, a game room, a library, and one outdoor pickleball court. There is no lifeguard.
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Are the homes at Heritage Village single-level?
The living is genuinely single-level: all 117 homes are one story with every bedroom and bathroom on the main floor. But 110 of the 117 sit over a full basement, and only seven are true slab homes with no basement at all. Also note that floor plan ranges quoted as 2,822 to 4,089 square feet count the basement; above grade the homes top out at 2,187 square feet.
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How many homes are at Heritage Village and what do they cost?
117, which corrects the 93 figure sometimes published and is independently confirmed by the association's budget. They were built between 2009 and 2024, mostly 2013 to 2019, by Bastian Homes, which builds custom rather than from named floor plans. The community is effectively built out with one lot remaining. Asking prices run roughly $500,000 to $640,000, and the market has been soft, with a recent listing cutting $70,000 and taking 129 days.
Talk to a real person
Thinking about Heritage Village?
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.