Springville · Utah County
Springbrook Villas
by Leisure Villas
$465,000 to $495,000
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Quick answer
Springbrook Villas is an age-qualified 55+ community in Springville, Utah County, Utah, built by Leisure Villas. Homes are townhomes running 1,571 to 1,869 square feet, priced $465,000 to $495,000. 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 July 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
Springbrook Villas is a 55+ community of verified single-level townhomes in Springville, with a clubhouse, pool, exercise room, and media room for $190 a month.
Current prices are $465,000 to $495,000, not the mid $200,000s still published online.
Broker's note
The pricing you will find online is badly out of date. Republished copy still says townhomes from the mid $200,000s. Current listings are $465,000 to $495,000. If you are building a budget from a directory site, you are off by roughly $220,000.
The value here is real though. At $190 a month you get a clubhouse, a community pool, an exercise room, and a media room, all confirmed by listing photos rather than brochure copy. That is a lower monthly cost than several communities in this registry offering less.
Single-level is verified on this one. A live listing records all 1,571 square feet on floor one, with both bedrooms and both bathrooms on the main level and no basement. No screening home by home required.
Two things to check. The amenity list includes a playground, which is unusual in a 55+ community and worth asking about on site, since it may mean grandchildren are common or may be a leftover from a different plan. And this is a condominium with no rental cap, so investor concentration is uncapped. That bears on conventional warrantability and FHA approval, and it is the right question for your lender rather than a known problem.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- A clubhouse, pool, gym, and media room for $190 a month
- Verified true single-level with no basement
- Being 14 minutes from Utah Valley Hospital
- A lower monthly cost than most communities with these amenities
Look elsewhere if
- You are budgeting from the mid $200,000s figures still online
- You want a rental cap to limit investor ownership
- You want a detached house. These are attached
The homes
Where this stands, July 2026: Sold out and resale only. A current listing asks $465,000 for 1,571 square feet at about 29 days on market, with comparables in the $465,000 to $495,000 range.
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 Springbrook Villas.
- Primary suite on the entry level
- Laundry on the entry level
- All daily essentials on one floor
- Step-free entry available
True single-level, confirmed on a live listing: all 1,571 square feet on floor one, both bedrooms and both bathrooms on the main floor, and no basement, only a crawl space.
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
- Community swimming pool
- Exercise room
- Media room
- Barbecue and picnic area
- Playground
The HOA
$190 per month
What the dues cover:
- Clubhouse, pool, and exercise room
- Building insurance
- Exterior maintenance
- Snow removal
- Barbecue and picnic area
$190 a month, which is good value for this amenity set. The transfer fee is half a percent of the sale price, about $2,325 on a $465,000 home. No rental cap.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Springbrook Villas Condominiums Owners Association Inc. (registration 14249887-HOA1). Managed by Blackstone.
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 Springbrook 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 age rule is the federal 80 percent standard or stricter
- Total unit count, which no reliable source has confirmed
- Condominium warrantability and FHA approval, given there is no rental cap
Who is actually allowed to live here
Springbrook 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 Springbrook 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 Springbrook 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?
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 $465,000 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 Springville. 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 Springbrook Villas on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at Springbrook Villas specifically
- How far Springville 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.
Springbrook 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 Springville market around Springbrook Villas
These are current figures for Springville as a whole, not for Springbrook Villas. They tell you what the surrounding market is doing. As of July 2026.
- $468,250Median sale price, 2026 to date
- 4.1 moMonths of supply, currently a balanced market
- 40Median days on market
- 100.0%Received against final asking price
See the full Springville 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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How much do homes cost at Springbrook Villas?
Current listings run about $465,000 to $495,000. Widely republished copy still advertises townhomes from the mid $200,000s, which is badly out of date and will throw your budget off by roughly $220,000. A recent listing asked $465,000 for 1,571 square feet at about 29 days on market.
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Are the homes at Springbrook Villas single-level?
Yes, verified on a live listing. All 1,571 square feet sit on floor one, with both bedrooms and both bathrooms on the main level, and there is no basement, only a crawl space. The MLS style is recorded as a row-end townhouse. Another listing independently describes easy single-level living in the community.
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What amenities does Springbrook Villas have?
A clubhouse, a community swimming pool, an exercise room, a media room, a barbecue and picnic area, and a playground, all included in the $190 monthly dues along with insurance, maintenance, and snow removal. Listing photos confirm the pool, media room, and exercise room specifically. There is no evidence of pickleball, despite the builder's general marketing mentioning it for other communities.
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Are there financing considerations at Springbrook Villas?
Possibly, and it is worth raising early. This is a recorded condominium with no rental cap, which means investor ownership is uncapped. That bears on conventional loan warrantability and on FHA project approval. This is not a confirmed problem, just the right question for your lender to answer before you get far into a purchase.
Talk to a real person
Thinking about Springbrook 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.