American Fork · Utah County
Mt. Timpanogos Village (Mira Vista)
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Quick answer
Mt. Timpanogos Village (Mira Vista) is an age-qualified 55+ community in American Fork, Utah County, Utah, with about 55 homes. Homes are condos running 640 to 1,062 square feet. HOA dues run about $300 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
Mt. Timpanogos Village, recorded as Mira Vista Condominiums, has the richest amenity set per dollar in this registry: clubhouse, pool, hot tub, library, craft room, and hair salon.
There are two separate HOAs with two managers, and roughly half the units are on a second floor with elevators unconfirmed.
Broker's note
This has the richest amenity set per dollar of anything in the registry, and it is confirmed from a listing rather than a brochure: a clubhouse with a pool and hot tub, pool tables, ping pong, a library, a craft and sewing room, a hair salon, and a prep kitchen. For units of 640 to 1,062 square feet, that is a lot of shared space, and it is genuinely the social heart of the place.
The structure is the complication. There are two registered associations here with two different management companies: the unit association handles the buildings and a separate Commons entity almost certainly holds the clubhouse parcel. You will likely owe assessments into both. The roughly $300 a month figure in circulation may cover only one of them, so ask for both budgets in writing.
The name is also a mess, which is why it is hard to research. The recorded project is Mira Vista Condominiums; the association is now Mount Timpanogos Village; and the MLS files it under all of those inconsistently. Two broker pages give three different street addresses. The county says every unit is at 502 South 1040 East, and that is the address to use.
Two practical cautions. Roughly half the units are on the second floor and I could not confirm an elevator, which for this buyer profile changes everything. And these are small one-bedroom to two-bedroom units with no attached garage in a phased condominium with two associations, which is a real conventional-financing review. Ask your lender for the project questionnaire, the owner-occupancy ratio, and the reserve balance early.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- The best amenity set per dollar in the registry
- A genuinely social community with a clubhouse hub
- The lowest square footage and likely the lowest prices here
- Dues that include water, sewer, trash, and cable
Look elsewhere if
- You need a ground-floor unit and cannot confirm an elevator
- You want a garage. There are no attached garages
- You want one simple HOA bill. There are two associations
- You have a pet over 20 pounds, or more than two
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
- All daily essentials on one floor
Each unit is a single-level flat with no basement. But unit numbering runs by floor, with 1xx on the first floor and 2xx on the second, so roughly half the units are upstairs and I could not confirm whether there is an elevator. For this buyer that is the decisive question, so verify it building by building before considering an upper unit.
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 with pool and hot tub
- Pool tables and ping pong
- Library
- Craft and sewing room
- Hair salon
- Prep kitchen
The HOA
$300 per month
What the dues cover:
- Clubhouse, pool, and hot tub
- Water, sewer, and trash
- Building insurance
- Cable TV
- Grounds maintenance
About $300 a month is reported but not confirmed on a live listing. More importantly, there are TWO registered associations here with two different management companies, so you will likely owe into both. Get both budgets before you buy.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Mt Timpanogos Village Condominium Owners Association Corp (registration 14250289-HOA1). Managed by Advantage Management (AMRES). The registry also records it as subject to a master association, so expect a second set of dues on top of this one.
A second association, Mt Timpanogos Village Commons (14255002-HOA1), is managed separately by Western Management and almost certainly holds the clubhouse and amenity parcel. Two tiers, two managers, two budgets.
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 Mt. Timpanogos Village (Mira Vista) 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 Mt. Timpanogos Village (Mira Vista) 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.
* 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 American Fork. 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 Mt. Timpanogos Village actually called?
The recorded project is Mira Vista Condominiums, the governing association is now Mount Timpanogos Village Condominiums Homeowners Association, and the MLS files listings under all of those inconsistently. No development record exists under Mt Timp Village at all. Broker pages give three different street addresses; the county shows every unit at 502 South 1040 East, which is the address to search.
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What amenities does Mt. Timpanogos Village have?
A clubhouse with a pool and hot tub, pool tables, ping pong, a library, a craft and sewing room, a hair salon, a prep kitchen, a fireplace, and plenty of seating, all confirmed from listing remarks. For a community of 55 small units that is an unusually complete set, and the clubhouse is clearly the social center. Pets are limited to two animals up to 20 pounds each.
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How many HOAs are there at Mt. Timpanogos Village?
Two, and this is the thing to sort out before you buy. One association covers the units and is managed by Advantage Management; a separate entity called Mt Timpanogos Village Commons is managed by Western Management and almost certainly holds the clubhouse and amenity parcel. You will likely owe assessments into both. The roughly $300 a month figure in circulation may reflect only one tier, so ask for both budgets in writing.
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Are the units at Mt. Timpanogos Village on one level?
Each unit is a single-level flat with no basement, but roughly half the units are on a second floor. Unit numbers tell you which: 1xx is first floor and 2xx is second. Whether the buildings have elevators could not be confirmed, and for a buyer choosing a 55+ community specifically to avoid stairs that is the decisive question. Verify it for the specific building before you consider an upper unit.
Talk to a real person
Thinking about Mt. Timpanogos Village (Mira Vista)?
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.