Syracuse · Davis County
Sunset Park Villas
by Leisure Villas
$400,000 to $560,000
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Everything on Sunset Park Villas, in one place. Free, from a Utah real estate broker and senior move specialist.
Quick answer
Sunset Park Villas is an age-qualified 55+ community in Syracuse, Davis County, Utah, built by Leisure Villas, with about 116 homes. Homes are townhomes running 1,040 to 2,660 square feet, priced $400,000 to $560,000. HOA dues run about $275 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
Sunset Park Villas is a 116-home 55+ community in Syracuse built 2010 to 2014, with a 4,392 square foot clubhouse, pool, and gym for $275 a month.
Not every home is single-level. Fifteen units in phase two are two-story.
Broker's note
The headline claim on this community is that every home is maintenance-free living with no stairs. That is not true, and the exception is large enough to matter. County records show 15 of the 116 units are two-story, and all 15 sit in the second phase. The other 101 are genuinely slab-on-grade with no basement, which is as good as single-level gets. Ask which plat the home is on before you fall in love with it.
The amenity package is real and better than most communities this size get. A 4,392 square foot clubhouse, a community pool, and an exercise room, all for $275 a month. What I could not find is any evidence of an activities director, despite that showing up in directory listings. Nothing in the association records or the fee schedule supports staff. If programming is part of why you are buying, call the manager and ask.
The one thing that would give me pause is resale speed. A unit here sat 408 days before reaching backup-offer status at $449,000. Syracuse citywide was running about two weeks to contract in the same period. Some of that is likely relisting, but it is far enough outside normal that a seller should price carefully and a buyer should not assume easy liquidity.
One open item that affects financing: the MLS calls these townhomes, the listing remarks call them one-level condos, and the county shows individual platted lots of about 0.07 acres. Those are three different answers. Individual platted lots point away from condominium ownership, which would be good news for financing, but confirm it from the recorded plat before you rely on it.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- A real clubhouse, pool, and gym at $275 a month
- Slab-on-grade single-level living, in phase one
- A grocery store two minutes away
- A larger community of 116 homes with more turnover than most
Look elsewhere if
- You assume no home here has stairs. Fifteen are two-story
- You want an organized activities program. There is no evidence of one
- You need a fast resale. One unit sat over a year
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
Screen the phase, not the community. County records show 15 of the 116 units are two-story, all of them in the second phase. The other 101 are single-story slab-on-grade with no basement at all, which is the strongest version of single-level living. But a buyer told there are no stairs anywhere who ends up in phase two has been misled.
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, 4,392 square feet
- Community swimming pool
- Exercise room
- Barbecue and picnic area
The HOA
$275 per month
What the dues cover:
- Clubhouse, pool, and gym
- Exterior maintenance and insurance
- Snow removal
- Barbecue and picnic area
$275 a month with a $500 change fee at closing and no rental cap.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Sunset Park Villas Homeowners Association Inc. (registration 14250664-HOA1). Managed by HOAStrategies, Kaysville.
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 Sunset Park 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 Sunset Park 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 $400,000 and dues of $275, 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 July 2026.
Good to know
Frequently asked questions
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Are all the homes at Sunset Park Villas single-level?
No, and the marketing says otherwise. County records show 15 of the 116 units are two-story, all of them in the second phase. The remaining 101 are single-story slab-on-grade with no basement, which is the strongest form of single-level living you can buy. If stairs are the reason you are moving, confirm which phase and which plat the specific home sits on.
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Is there a pool at Sunset Park Villas?
Yes. There is a community pool, an exercise room, and a clubhouse of 4,392 square feet built in 2010, all confirmed through county and listing records. Dues also cover a barbecue and picnic area, insurance, maintenance, and snow removal. For a community of 116 homes at $275 a month, that is a strong amenity package.
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Does Sunset Park Villas have an activities director?
There is no evidence of one, despite that claim appearing on directory sites. Nothing in the association records, the fee schedule, or the listing data indicates any staff or organized social programming. If an activities program matters to your decision, call the management company and ask directly rather than relying on a directory entry.
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How many homes are at Sunset Park Villas, and when were they built?
116 homes across two recorded plats, built between 2010 and 2014 rather than the 2009 to 2012 range often published. Construction ran 12 homes in 2010, 8 in 2011, 22 in 2012, 34 in 2013, and 40 in 2014. The builder was Leisure Villas, and the community also owns a 1.36-acre clubhouse parcel.
Talk to a real person
Thinking about Sunset Park 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.