West Valley City · Salt Lake County
Hunter Villas
by Leisure Villas
$340,000 to $380,000
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Quick answer
Hunter Villas is an age-qualified 55+ community in West Valley City, Salt Lake County, Utah, built by Leisure Villas, with about 96 homes. Homes are condos running 1,160 to 1,600 square feet, priced $340,000 to $380,000. HOA dues run about $283 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
Hunter Villas is a 96-unit 55+ community in West Valley City built in 2003, with a pool, gym, and clubhouse for $283 a month. True single-level, no stairs anywhere.
Dues do not include building insurance, and the master policy carries a $25,000 deductible.
Broker's note
The number nobody mentions here is $25,000. That is the association's master insurance policy deductible, published in its own notices, and in a condominium that figure can land on individual owners after a claim. Combine it with the fact that dues do not include building insurance, which is unusual, and you have a real question for your insurance agent about how much personal coverage you need to carry behind it.
Beyond that, this is a solid, plain community. Verified true single-level, slab-on-grade, no stairs anywhere, two-car garage on every home, and 96 units built in 2003. The registry entry elsewhere lists a clubhouse only, which undersells it: there is also a pool, a fitness room, and hiking trails. At $283 a month including water, sewer, and trash, the value is fair.
Two governance notes. The association is self-managed with no management company, so paperwork at closing can be slow. And a 2023 amendment lowered the owner-approval threshold from 75 percent to 67 percent, which usually signals an association having trouble reaching a quorum. Ask for the last two years of minutes.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- True single-level with no stairs anywhere in the community
- A two-car garage, on every home
- A pool, gym, and clubhouse at an entry-level price
- Twenty minutes to the airport
Look elsewhere if
- You want insurance included in dues. It is not
- You want a professionally managed association
- You want to avoid condominium financing questions
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
- Step-free entry available
True single-level, slab-on-grade, with no stairs anywhere in the community. Every home has a two-car garage.
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
- Clubhouse
- Swimming pool
- Fitness room
- Hiking trails
The HOA
$283 per month
What the dues cover:
- Water, sewer, and trash
- Clubhouse, pool, and gym
- Snow removal
$283 a month covering water, sewer, trash, snow removal, and the pool and gym. Note what is NOT included: building insurance. That is unusual and it matters, because the association carries a $25,000 master policy deductible. Transfer fee is $500.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Hunter Villas Condominium Owners Association (registration 14261079-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.
Self-managed with no management company. Registered with a double space in the name, which is why routine searches miss it.
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 Hunter 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 Hunter 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?
Safety in West Valley City
Based on FBI Uniform Crime Reporting figures for 2024, the latest available, West Valley City recorded roughly 4.7 violent crimes and about 18.4 property crimes per 1,000 residents per year.
These are citywide figures from FBI Uniform Crime Reporting for 2024, the latest full year available. They describe West Valley City as a whole rather than this community, and reported totals shift year to year. Treat them as general background on the area, not as a rating of this neighborhood.
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 $340,000 and dues of $283, 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 Valley City. 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 is the insurance situation at Hunter Villas?
It deserves a direct conversation with your insurance agent before you buy. Unlike most associations, the $283 monthly dues here do not include building insurance, and the association publishes a master policy deductible of $25,000. In a condominium, a deductible that size can be passed through to individual owners after a claim. Ask what personal coverage you need to carry behind it, and ask the board how the deductible is allocated.
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Are the homes at Hunter Villas single-level?
Yes, genuinely. The community is slab-on-grade with no stairs anywhere and no basements, and every home has a two-car garage. Floor plans are named Villa, Abbey, and Canterbury. This is one of the communities where the no-stairs claim needs no per-home screening.
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What amenities does Hunter Villas have?
A clubhouse, a swimming pool, a fitness room, and hiking trails. Some directories list only a clubhouse, which undersells the community. Dues of $283 a month also cover water, sewer, trash, and snow removal, though not building insurance.
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Who manages the Hunter Villas HOA?
Nobody outside the community. It is registered and active with the state but self-managed, with no management company. That keeps costs down on 96 units, but closing paperwork can move slowly and there is no professional reserve planning. A 2023 amendment also lowered the owner-approval threshold from 75 percent to 67 percent, which often indicates difficulty reaching a quorum. Ask for recent minutes.
Talk to a real person
Thinking about Hunter 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.