Syracuse · Davis County
Sadie's Glenn
by Ovation Homes
$519,092 to $722,831
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Quick answer
Sadie's Glenn is an age-qualified 55+ community in Syracuse, Davis County, Utah, built by Ovation Homes, with about 117 homes. Homes are townhomes and single-family homes running 1,539 to 2,538 square feet, priced $519,092 to $722,831. HOA dues run about $135 per month. 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 August 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
Sadie’s Glenn is two products under one name: attached Villas at $190 a month and detached Cottages at $135, governed by two separately registered associations.
Every home built so far is genuinely single-level with no basement. But the detached Cottages may not carry the age covenant at all.
Broker's note
Two products, two associations, two sets of dues. The attached Villas run $190 a month with a $1,000 transfer fee. The detached Cottages run $135 a month with a $500 transfer fee. Anyone quoting you one figure for the whole community is describing half of it.
The age rule is where I would slow down, because the evidence genuinely splits. Syracuse's own staff report describes the attached component as age restricted, and three Villa listings carry the MLS senior community restriction. The detached Cottage listing does not carry it, and the same city report describes the single-family lots with no age label at all. The developer also told the planning commission on the record that a few lots would be reserved and not held to active adult standards. I have not read either recorded declaration, so I am publishing this as marketed 55+ with the covenant unverified, and flagging that the detached Cottages may not be covered. If the age rule is why you are buying, get both declarations before you write.
The single-level record is genuinely excellent. All 24 homes with assessor records are one story with zero basement square footage, and every listing confirms it. That is unusual in Davis County where basements are close to universal. One caveat: Ovation offers a Havenwood with Loft plan at 3,358 square feet that is not single-level, though none is built yet.
Two things to weigh. Both associations list the same management-company employee as president and sole board member, so there is no homeowner-elected board and the developer still controls buildout with 52 of 117 lots not yet platted. And absorption is slow: one home has been listed 269 days and the rest run 90 to 128. That is worth knowing whether you are buying or eventually selling.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- Genuinely single-level living with no basement anywhere built so far
- A choice between attached Villas and detached Cottages at different dues
- Pickleball and trails backing onto a golf course
- New construction with a builder warranty
Look elsewhere if
- You want a confirmed age covenant, especially on a detached Cottage
- You want a homeowner-run board. The manager controls both
- You want a pool or clubhouse. There is neither
- You need a quick resale. Homes here are sitting 90 to 269 days
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
Every home built so far is genuinely single-level. All 24 with assessor records are one story with zero basement square footage, and every listing confirms no basement, slab or crawl space only, with all bedrooms and bathrooms on floor one. One exception is coming: Ovation offers a Havenwood with Loft plan at 3,358 square feet that is not single-level. None is built yet.
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
- Pickleball court
- Hiking and biking trails
- Picnic area and pavilion
- Adjacent to Glen Eagle Golf Course
The HOA
$135 to $190 per month, depending on the home
What the dues cover:
- Hiking and biking trails
- Pickleball court
- Picnic area
- Snow removal
- Insurance and maintenance on some Villa listings
Dues differ by product and this matters. The attached Villas are $190 a month with a $1,000 transfer fee. The detached Cottages are $135 a month with a $500 transfer fee. There is no rental cap disclosed on any listing.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Villas at Sadie's Glenn HOA Inc. and Cottages at Sadie's Glenn HOA (registration 14253302-HOA1 and 14253304-HOA1). Managed by Utah Management.
Two separately registered associations, both active. The same person from the management company is listed as president and sole board member of BOTH, so neither has a homeowner-elected board yet.
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 Sadie's Glenn 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 Sadie's Glenn 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 $519,092 and dues of $135, 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 Syracuse. 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 August 2026.
Good to know
Frequently asked questions
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What are the HOA dues at Sadie's Glenn?
It depends which product you buy, and the difference is significant. The attached Villas are $190 a month with a $1,000 transfer fee at closing. The detached Cottages are $135 a month with a $500 transfer fee. Two separately registered associations govern them, so a single quoted figure for the whole community is describing only half of it. No rental cap is disclosed on any listing.
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Is all of Sadie's Glenn age-restricted?
Possibly not, and this is the open question. Syracuse's own staff report describes the attached villas as an age restricted product, and three Villa listings carry the MLS senior community restriction. But the detached Cottage listing does not carry that flag, the same city report describes the single-family lots with no age label, and the developer told the planning commission that a few lots would be reserved and not held to active adult standards. Neither recorded declaration has been read. If the age rule matters to you, get both before writing an offer, particularly on a Cottage.
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Are the homes at Sadie's Glenn single-level?
Every home built so far, yes. All 24 with assessor records are one story with zero basement square footage, and every active listing confirms no basement, slab or crawl space only, with all bedrooms and bathrooms on the first floor. That is genuinely unusual in Davis County, where basements are close to universal. One caveat: Ovation offers a Havenwood with Loft plan at 3,358 square feet that is not single-level, though none has been built yet.
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How big will Sadie's Glenn be when finished?
117 homes, set by Syracuse City Council ordinance in July 2024: 96 attached Villas and 21 detached Cottages, on 23.4 acres. That ordinance reduced the total from 121 and passed 3 to 2. So far 65 lots are recorded across four phases and 24 homes are built, meaning the developer still controls the majority of the project.
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How quickly do homes sell at Sadie's Glenn?
Slowly for new construction. Of the nine active or under-contract listings, days on market run from 90 to 269, with the detached Cottage at $722,831 sitting 128 days. That is a genuine absorption issue worth knowing about from both sides: as a buyer you likely have room to negotiate, and as a future seller you should expect the same pace.
Talk to a real person
Thinking about Sadie's Glenn?
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.