South Weber · Davis County
Riverside Place Adult Community
by Visionary Homes
$400,000 to $634,000
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Quick answer
Riverside Place Adult Community is a 55+ age-restricted community in South Weber, Davis County, Utah, built by Visionary Homes, with about 47 homes. Homes are single-family homes, priced $400,000 to $634,000. New homes are still available from the builder.
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
Riverside Place Adult Community is a 55+ sub-association of 47 specific lots inside a larger mixed-age community in South Weber, built by Visionary Homes.
It is the only community in this registry where the recorded rules are published openly, and they show a genuinely 100 percent age-restricted community rather than the usual 80 percent standard. No pool or clubhouse, but pickleball courts and a mile of trail.
Broker's note
This is the only community in the registry where I can point at the actual recorded rules and tell you exactly what the age restriction says, because the management company publishes the whole document library. That alone puts it ahead of most associations, where you find out what the rules are after you close.
And what those rules say is unusual. The 55+ portion is genuinely 100 percent age-restricted, stricter than the federal 80 percent standard most communities use. It covers 47 specific lots by number. Every dwelling inside that boundary must be occupied by someone 55 or older, with written exceptions for a younger spouse and for a minor under legal guardianship. The board can require documentation of age from new owners.
The important corollary: the rest of Riverside Place has no age restriction at all. So you can buy in Riverside Place and not be in the 55+ community. Confirm the lot number, not just the subdivision name. This is exactly the distinction that other directories flatten and get wrong.
There is no pool and no clubhouse. What there is: two gated pickleball courts, a mile of walking trail, horseshoe pits, and pavilions. The association also publishes board minutes and monthly newsletters continuously, and its financials are healthier than most. For a buyer who cares more about how a place is run than how it looks on tour, that is worth a lot.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- You want a genuinely enforced 55+ community, not the 80 percent standard
- Slab-on-grade homes with no stairs and no basement
- Pickleball and daily walking on a mile of trail
- An association that publishes its documents, minutes, and financials openly
- Staying in Davis County near two hospitals
Look elsewhere if
- You want a pool or clubhouse. Neither exists here
- You have a household member under 55 other than a spouse or a minor in your guardianship
- You want a basement for storage or guests
- You want a large community. The 55+ portion is 47 lots
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
Slab on grade with no basements, which means no stairs at all in the homes and nothing below grade to maintain or fill.
What to ask the builder before drywall goes up
- Grab-bar blocking in the bathroom walls. It costs almost nothing during framing and is expensive to add later. Nobody thinks to ask.
- Interior door clear width. 32 inches is the minimum that stays workable; 36 is better.
- Whether the primary shower could go curbless later, which depends on the slab and drain location.
- Which entry is step-free. A garage on the same level as the house is usually the cheapest one a home has, and it is almost never advertised.
Amenities
- Two pickleball courts, gated
- One mile walking trail
- Three horseshoe pits
- Two pavilions
The HOA
What the dues cover:
- Lawn care for the 55+ sub-association
- Common-area maintenance
- Pickleball courts and walking trail
The dues amount is not published, though the governing documents confirm they are monthly with a $20 late fee. The association held dues flat for 2026 and has flagged a possible increase for 2027. Notably, its published financials show the 55+ sub-association carrying roughly $28,000 operating, $28,000 savings, and a $22,000 CD, which is healthier than most associations this size.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Riverside Place Subdivision an Adult Community (registration 14256915-HOA1). Managed by Golden Spike Realty. The registry also records it as subject to a master association, so expect a second set of dues on top of this one.
This is a 55+ sub-association inside a larger mixed-age master community. Both are registered separately with the state. Golden Spike publishes the full document library, including the CC&Rs, rules, board minutes, and monthly newsletters, which is unusually transparent.
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 Riverside Place Adult Community 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 Riverside Place Adult Community 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 $400,000 , 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 South Weber. 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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Is all of Riverside Place a 55+ community?
No, and this is the most important thing to know before you buy here. The recorded rules define the 55+ community as specific lots by number: Lot 1, Lots 201 through 226, Lots 301 through 312, and Lots 321 through 328. That is 47 lots. Every other lot in Riverside Place has no age restriction at all. So you can buy in Riverside Place and not be in the 55+ portion. Confirm the lot number, not just the subdivision name.
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How strict is the age restriction at Riverside Place?
Stricter than most. The recorded rules state that every dwelling within the 55+ boundary shall be occupied by persons 55 or older, which is a full restriction rather than the federal 80 percent standard many communities use. The written exceptions are a spouse or partner under 55, a minor under legal custody or guardianship, and short-term visitors. There is also a limit of two people per dwelling unless related by blood, marriage, or adoption, and the board may require documentation of age from new owners.
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Is there a pool or clubhouse at Riverside Place?
No to both. The amenities are two gated pickleball courts, a one-mile walking trail, three horseshoe pits, and two pavilions. The courts are in active use; a recent community newsletter discussed maintenance on the court lock. If a pool and clubhouse are on your list, this is not the community.
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How well run is the Riverside Place HOA?
Better than most, judging by what it publishes. The management company maintains a full public document library including the CC&Rs, rules, board minutes, and monthly newsletters running continuously through 2026. Published financials show the 55+ sub-association holding roughly $28,000 in operating funds, $28,000 in savings, and a $22,000 certificate of deposit. Dues were held flat for 2026 with a possible increase flagged for 2027. That level of transparency is rare and worth weighing.
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Are the homes at Riverside Place single-level?
Yes, and completely so. The homes are slab on grade with no basements, so there are no stairs anywhere. That also means no lower level to maintain, heat, or fill, which some buyers want and others miss.
Talk to a real person
Thinking about Riverside Place Adult Community?
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.