Herriman · Salt Lake County
Teton Village
by Wright Homes and Arive Homes
$586,900 to $711,900
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Quick answer
Teton Village is a 55+ age-restricted community in Herriman, Salt Lake County, Utah, built by Wright Homes and Arive Homes. Homes are single-family homes running 2,722 to 4,232 square feet, priced $586,900 to $711,900. HOA dues run about $190 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
Teton Village is a gated 55+ community of detached single-family homes in Herriman, built by Wright Homes and Arive Homes since 2021. Twelve floor plans, ten of them ramblers, from about 2,700 to 4,200 square feet.
Worth knowing up front: there is no pool and no clubhouse. Dues buy the gate, snow, trash, and landscaping.
Broker's note
Teton Village is one of very few gated 55+ communities in Salt Lake County, and the homes are detached single-family rather than attached villas. If you want a real house behind a gate and are not willing to share a wall, the list of options here is short and this is on it.
Be clear-eyed about amenities. There is no pool and no clubhouse. The only shared facility anyone documents is a pavilion. Your dues buy the gate, the snow, the trash, and the landscaping, not a social program. Some buyers prefer exactly that. Others tour it expecting a clubhouse and are disappointed.
Watch the homes-per-community number if you are researching online. One directory says 120. Herriman's own planning record for the age-restricted subdivision approved 250 lots, and active lot numbers run past 500. The city record is better sourced. It matters because the size of a community changes how it feels and how easily you sell later.
One trap: the builder's general FAQ page talks about swimming, fishing, golfing, and aerobics. That is generic copy about 55+ communities as a category, not a list of what exists at Teton Village. Aggregators repeat it as fact. Do not.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- A gated community, which is rare in Salt Lake County 55+
- A detached single-family home with no shared walls
- Ten of twelve plans being true ramblers
- Larger homes, from about 2,700 to 4,200 square feet
- Low dues because you are not paying for amenities you will not use
Look elsewhere if
- You want a pool or a clubhouse. Neither exists here
- You want an organized social calendar. There is no activity program
- You want to be close to Salt Lake. Herriman is 35 minutes from the airport
- You want a small, intimate community. The city approved 250 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
Ten of the twelve plans are ramblers, which is a better ratio than most communities here. Two, the Emrey at about 3,990 square feet and the Kendall at 4,232, are two-story. Ask which plan you are standing in.
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
- Gated community
- Community pavilion
- Full yard care included
- Snow removal included
The HOA
$190 to $250 per month, depending on the home
What the dues cover:
- Gated access
- Snow removal
- Trash
- Year-round yard maintenance
- Common-area landscaping
Listings show $190 and $250. The gap may be unit type or a recent increase, and neither builder publishes the figure. Yard care is genuinely included: Wright Homes states on its own community page that year-round yard maintenance comes with the home. Note what is NOT here: no pool, no clubhouse, so the dues buy access and maintenance rather than amenities.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Teton Village Homeowners Association (registration 14257994-HOA1). Managed by HOA Living, Draper.
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 Teton Village 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 Teton Village 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?
Safety in Herriman
Recent FBI Uniform Crime Reporting figures put Herriman at roughly 1.6 violent and about 6 to 9 property crimes per 1,000 residents per year.
These are citywide figures from FBI Uniform Crime Reporting for 2024, the latest full year available. They describe Herriman as a whole rather than this community, and reported totals shift year to year. Treat them as general background on the area, not as a rating of this neighborhood.
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 $586,900 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 Herriman. 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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Is there a pool at Teton Village?
No, and there is no clubhouse either. The only shared facility documented anywhere is a community pavilion. Your dues cover the gate, snow removal, trash, and common-area landscaping rather than amenities. If you want a pool and a clubhouse, look at Midas Creek Villas nearby or one of the Leisure Villas communities.
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Is Teton Village gated?
Yes, and that is one of its main draws, since gated 55+ communities are uncommon in Salt Lake County. If a gate matters to you, also ask how emergency services get in, whether the fire district has a Knox box or gate code on file, and how guests are handled.
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Are the homes at Teton Village single-level?
Mostly. Ten of the twelve floor plans are ramblers, which is a better ratio than most communities in this category. Two plans are two-story: the Emrey at about 3,990 square feet and the Kendall at about 4,232. Confirm which plan you are looking at before you assume.
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How many homes are in Teton Village?
Sources disagree materially. One directory says 120, but Herriman's own planning record for the age-restricted subdivision approved 250 lots on about 51 acres, and active lot numbers run past 500. The city record is the better source. Community size affects how a place feels and how easily you resell, so it is worth confirming before you buy.
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What are the HOA dues at Teton Village?
Listings show $190 and $250 per month. The difference may be home type or a recent increase. Dues cover gated access, snow removal, trash, and common-area landscaping. Because there is no pool or clubhouse to operate, the dues here buy maintenance rather than amenities.
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Who builds at Teton Village?
Two builders: Wright Homes and Arive Homes. That is worth knowing because floor plans, standard features, and warranty terms differ between them. Ask which builder built the specific home you are considering, especially on a resale.
Talk to a real person
Thinking about Teton Village?
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.