Herriman · Salt Lake County
Midas Creek Villas
by Leisure Villas
$520,000 to $590,000
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Everything on Midas Creek Villas, in one place. Free, from a Utah real estate broker and senior move specialist.
Quick answer
Midas Creek Villas is an age-qualified 55+ community in Herriman, Salt Lake County, Utah, built by Leisure Villas, with about 120 homes. Homes are attached homes running 1,602 to 1,971 square feet, priced $520,000 to $590,000. HOA dues run about $250 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
Midas Creek Villas is a 55+ community of 120 stair-free attached villas by Leisure Villas in Herriman, built 2017 to 2020 and now sold out and trading as resale.
Amenities are strong for the size: an outdoor pool, a movie theater, a fitness center, and a private gate directly onto the Midas Creek Trail. Dues are $250.
See how Midas Creek Villas compares on price, monthly dues, and legal age status against the other 19 in the best 55+ communities in Salt Lake County, or browse the other Herriman options there.
Broker's note
The detail I like most here does not show up in any amenity list: the community has its own gate directly onto the Midas Creek Trail. Not a trail nearby, a gate from the neighborhood onto it. For someone who wants to walk every morning without getting in a car, that is worth more than a second clubhouse room.
This is genuinely single-level, and unusually well documented. The listing accessibility fields flag single-level living, fully accessible, and ground level, which is stronger than the vague main-floor-living language most builders use.
Dues at $250 are fair for a pool, a theater, a gym, and full exterior repairs, and every source agrees on the number, which does not happen often. Leisure Villas also publishes the honest age framing: at least 80 percent of homes need a resident over 55, not 100 percent.
Two things to note. It is sold out, so you are buying resale from a pool of 120 homes and inventory is thin. And a handful of senior-care directories list this community as a care provider with pricing and availability. It is not. These are privately owned homes with no staff and no services.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- Genuinely stair-free, slab-on-grade living, well documented
- Walking daily, with a private gate onto the Midas Creek Trail
- A pool, theater, and gym at $250 a month
- An established, fully built community rather than a construction zone
- Full lock-and-leave: yard, snow, exterior repairs, insurance
Look elsewhere if
- You want new construction. It sold out in 2020
- You want a detached home with no shared walls
- You want a paid activity director. The calendar is resident-run
- You need to buy quickly. With 120 homes, resale inventory is thin
The homes
Where this stands, July 2026: Sold out and resale only. Recent activity showed a median around $555,000 with fast marketing times, roughly 26 days.
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 Midas Creek Villas.
- Primary suite on the entry level
- Laundry on the entry level
- All daily essentials on one floor
- Step-free entry available
Genuinely single-level and slab on grade. Listing accessibility fields flag single-level living, fully accessible, and ground level, which is stronger documentation than most communities carry. The exception is homes where the original buyer added the optional bonus room over the 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
- Outdoor pool
- Clubhouse
- Fitness center
- Movie theater
- Library
- Billiards
- Party and multipurpose room
- Barbecue and patio
- Direct gate access to the Midas Creek Trail
Clubs and activities
Amenities are the building. This is what actually happens in it, and it is the truest picture of whether you would enjoy living here.
- Water aerobics
- Quilting
- Movie nights
- Monthly potluck dinners
- Luncheons
- Dinner parties
- Barbecues
- Charity events
- Holiday celebrations
No paid activity director. Residents organize the calendar, and the clubhouse can be reserved for private events at about $25 for the first four hours.
The HOA
$250 per month
What the dues cover:
- Clubhouse, gym, and pool
- Yard work and exterior repairs
- Snow removal
- Association insurance
No source disagreed on $250, which is unusual and a reasonable sign the association is clear about what it charges.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Midas Creek Villas (registration 14255409-HOA1). Managed by Mihi Management, West Jordan.
Older listings point to Parker Brown Property Management and that firm's community portal is now offline. The state registry is current, so Mihi is who to contact.
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 Midas Creek Villas
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.
- Whether the recorded CC&Rs restrict rentals
- Clubhouse square footage
Who is actually allowed to live here
Midas Creek Villas is age-qualified, which is the looser of the two legal standards and the one families most often misread.
Under the federal Housing for Older Persons Act the association keeps its senior exemption as long as at least 80 percent of occupied homes have a resident 55 or older. The other 20 percent is real, usable room, and it is what lets a younger spouse, an early-50s buyer, or a surviving partner hold a home here. How much of that room is left is a question about this specific association, not about the law.
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 Midas Creek 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 Midas Creek 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 Herriman
Recent FBI Uniform Crime Reporting figures put Herriman at roughly 1.6 violent and about 6 to 9 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 Herriman 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 $520,000 and dues of $250, 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 Herriman. 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 Midas Creek Villas on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at Midas Creek Villas specifically
- How far Herriman 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.
Midas Creek Villas 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 Herriman market around Midas Creek Villas
These are current figures for Herriman as a whole, not for Midas Creek Villas. They tell you what the surrounding market is doing. As of July 2026.
- $595,000Median sale price, 2026 to date
- 3.5 moMonths of supply, currently a balanced market
- 55Median days on market
- 99.9%Received against final asking price
See the full Herriman market report, including the 12-month price trend.
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 there a pool at Midas Creek Villas?
Yes, an outdoor pool, confirmed by the builder, the MLS amenity fields, and multiple independent sources. The clubhouse also has a fitness center, a movie theater, a library, billiards, and a party room, plus a barbecue area and patio outside.
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Are the homes at Midas Creek Villas single-level?
Yes, and it is better documented here than at most communities. These are slab-on-grade attached villas, and listing accessibility fields specifically flag single-level living, fully accessible, and ground level. The exception is homes where the original buyer added the optional bonus room over the garage, which adds about 600 square feet and a staircase.
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What are the HOA dues at Midas Creek Villas?
$250 per month, and notably every source agrees on that figure. It covers the clubhouse, gym, and pool, yard work, exterior repairs, snow removal, and association insurance. The clubhouse can also be reserved for private events at about $25 for the first four hours.
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Can I still buy new at Midas Creek Villas?
No. Leisure Villas built the community between 2017 and 2020 and files it among its sold-out communities. Everything trades as resale. With only 120 homes, inventory is thin, though recent sales have moved quickly at around 26 days on market.
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Is Midas Creek Villas assisted living or a care facility?
No. A handful of senior-care directories list this community as a care provider with pricing and availability, which is simply wrong. These are privately owned homes with no staff, no nursing, and no services of any kind. The builder states plainly that its communities are not assisted or long-term care facilities.
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Does Midas Creek Villas have trail access?
Yes, and it is one of the better features here. The community has its own gate opening directly onto the Midas Creek Trail, so you can walk from your door onto the trail without driving anywhere. For daily walking, that matters more than most amenity-list items.
Talk to a real person
Thinking about Midas Creek 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.