St. George · Washington County
South Field Estates
$325,000 to $455,000
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Everything on South Field Estates, in one place. Free, from a Utah real estate broker and senior move specialist.
Quick answer
South Field Estates is an age-qualified 55+ community in St. George, Washington County, Utah, with about 92 homes. Homes are single-family homes running 1,285 to 2,087 square feet, priced $325,000 to $455,000. HOA dues run about $190 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 August 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
South Field Estates is a 92-home 55+ community in St. George that appears in no competitor directory. It surfaced only through an MLS senior-community filter.
All 92 homes are verified single-story, and it sits about six tenths of a mile from St. George Regional Hospital — the closest in the city.
Broker's note
This community appears in no competitor directory I checked. It surfaced only by filtering the MLS for the senior community flag, and a live listing describes it as a highly desirable 55 and older community. If you have been researching St. George 55+ options online and never heard of it, that is why.
It is also the closest 55+ community to St. George Regional Hospital that I have found, at roughly six tenths of a mile. For a buyer whose main concern is what happens in an emergency, that is a meaningful number and it is a short walk, not just a short drive.
All 92 homes are recorded single-story at the parcel level, dues are $190 a month, and there is no rental cap. The association is registered and active with the state and professionally managed. What I have not confirmed is whether the age rule is the federal 80 percent standard or something stricter, so I am describing it as age-qualified rather than age-restricted.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- Being under a mile from St. George Regional Hospital
- Verified single-level across all 92 homes
- Detached homes rather than attached townhomes
- A professionally managed, state-registered association
Look elsewhere if
- You want a pool or clubhouse. None is documented
- You want a large community with programming
- You need the exact age rule confirmed before touring
The homes
Where this stands, August 2026: Resale only, built 1996 to 2002. County assessed values run $325,000 to $455,000.
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 South Field Estates.
- Primary suite on the entry level
- Laundry on the entry level
- All daily essentials on one floor
All 92 homes are recorded single-story, verified at the parcel level with no exceptions.
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.
The HOA
$190 per month
What the dues cover:
- Common area maintenance
- Exterior upkeep
$190 a month, and there is no rental cap.
Who actually runs this HOA
Registered with the Utah Department of Commerce as South Field Estates Owners Association (registration 14257062-HOA1). Managed by ERA Association Management.
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 South Field Estates
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 August 2026. Ask for each of these in writing before you write an offer, or ask me and I will chase them down.
- Whether the age rule is the federal 80 percent standard or stricter
- Whether the community has any shared amenities at all
Who is actually allowed to live here
South Field Estates 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 South Field Estates 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 South Field Estates 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 $325,000 and dues of $190, 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 St. George. 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 South Field Estates on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at South Field Estates specifically
- How far St. George 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.
South Field Estates 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 August 2026.
Good to know
Frequently asked questions
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How close is South Field Estates to the hospital?
About six tenths of a mile from St. George Regional Hospital, which is the closest of any 55+ community found in the city. That is close enough to walk in good weather, and for a buyer whose primary concern is emergency access it is the strongest argument for this community.
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Are the homes at South Field Estates single-level?
Yes, all 92 of them, verified at the parcel level with no exceptions. They were built between 1996 and 2002 and run about 1,285 to 2,087 square feet. County assessed values run $325,000 to $455,000.
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Why have I not heard of South Field Estates?
Because it appears in no major 55+ directory. It surfaced only by filtering the MLS for the senior community flag, where a live listing describes it as a highly desirable 55 and older community. Directory sites tend to cover the same handful of large marketed communities, and smaller established ones like this one fall through.
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What are the HOA dues at South Field Estates?
$190 a month, with no rental cap. The association is registered and active with the state and professionally managed by ERA Association Management. No shared amenities such as a pool or clubhouse are documented, which is consistent with dues at that level.
Talk to a real person
Thinking about South Field Estates?
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.