Mapleton · Utah County
The Cottages at Maple Landing
by Mapleton Dignity Care
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Quick answer
The Cottages at Maple Landing is an age-qualified 55+ community in Mapleton, Utah County, Utah, built by Mapleton Dignity Care, with about 70 homes. Homes are townhomes. 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
The Cottages at Maple Landing is the one Mapleton 55+ community whose covenant survived the June 2024 ordinance that removed the age requirement from Bella Vita and Sunrise Ranch.
Also known as Dignity Cottages. The exact age rule and the amenity claims are both unverified.
Broker's note
This is the surviving 55+ community in Mapleton, and that sentence needs explaining. In June 2024 Mapleton adopted an ordinance that removed the age requirement from the zone covering the Sunrise Ranch master community, and the two 55+ neighborhoods inside it, Bella Vita and Sunrise Ranch, are no longer age-restricted. Both builders now market openly to all ages. Maple Landing sits in a different part of the city and was never touched by that ordinance. The city's own June 2024 record names it as one of the three then-active 55+ communities.
Its covenant regime is alive and being maintained. Bylaws were recorded in 2019, an amended declaration of covenants in 2022, and a covenants document over lots 1 through 70 in January 2025, six months after the ordinance. What I could not read is the age language itself, because the county serves those images through a form that blocks automated access. So I can tell you the covenants survive; I cannot yet tell you whether the rule is a hard 55-and-over covenant or the federal 80 percent standard.
Two cautions. The single-level claim is not uniform, since at least one source describes an optional upstairs loft with a bedroom, bathroom, and game room. And absorption has been poor: a neighboring builder told the city in writing that this community had vacant lots unbuilt since 2019 and very few transactions over three to four years. Both listings I traced have gone off market. That is worth knowing whether you are buying or eventually selling.
The amenity claims circulating for this community, a clubhouse, ballroom, gym, and seasonal pool, trace only to marketing pages and I could not verify any of them. Go see what actually exists before you factor amenities into the price.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- The one Mapleton 55+ community whose age covenant survived the 2024 zoning change
- A small community of about 70 lots
- Being 16 minutes from Utah Valley Hospital
- A quiet Mapleton setting
Look elsewhere if
- You want confirmed amenities. None could be verified
- You want guaranteed single-level. Some plans have an upstairs loft
- You need a quick resale. Turnover here has been very slow
The homes
Where this stands, July 2026: Turnover has been very slow. A neighboring builder reported to the city that lots here had gone unbuilt since 2019 with very few transactions over three to four years, and the listings traced have since gone off market.
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 The Cottages at Maple Landing.
- Primary suite on the entry level
The single-level claim is not uniform. At least one source describes an optional upstairs loft, bedroom, and game room with a bathroom, and the same developer's sister community advertises a with-loft plan. Confirm the specific home rather than the community.
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
No verified dues figure. Call the management company before you budget.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Maple Landing Cottages Inc. (registration 14246630-HOA1). Managed by Advantage Management (AMRES).
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 The Cottages at Maple Landing
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.
- The recorded covenants over lots 1 to 70 from January 2025, which would confirm whether the age rule is a hard covenant or the 80 percent standard
- Whether any clubhouse, gym, or pool actually exists
- HOA dues and what they cover
Who is actually allowed to live here
The Cottages at Maple Landing 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 The Cottages at Maple Landing 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 The Cottages at Maple Landing 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.
* 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 Mapleton. 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 The Cottages at Maple Landing on behalf of a parent, you are asking different questions than they are, and both sets are legitimate.
What to check at The Cottages at Maple Landing specifically
- How far Mapleton 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.
The Cottages at Maple Landing 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 Mapleton market around The Cottages at Maple Landing
These are current figures for Mapleton as a whole, not for The Cottages at Maple Landing. They tell you what the surrounding market is doing. As of July 2026.
- $476,900Median sale price, 2026 to date
- 4.4 moMonths of supply, currently a balanced market
- 85Median days on market
- 98.9%Received against final asking price
See the full Mapleton 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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Is The Cottages at Maple Landing still a 55+ community?
Yes, its covenant regime survives, and that distinguishes it from its neighbors. In June 2024 Mapleton adopted an ordinance removing the age requirement from the zone covering the Sunrise Ranch master community, which de-restricted Bella Vita and Sunrise Ranch; both builders now market to all ages. Maple Landing sits elsewhere in the city and was not affected. Its covenants were recorded in 2019 and 2022, with a further covenants document over lots 1 through 70 recorded in January 2025, after the ordinance.
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Is the age rule at Maple Landing a hard 55-and-over requirement?
That part is not yet confirmed. The recorded covenants clearly survive and are being actively maintained, but the document images are served through a county form that blocks automated retrieval, so the age language itself has not been read. The January 2025 covenants document over lots 1 through 70 is the one that would settle whether this is a hard covenant or the federal 80 percent standard. Ask for it before relying on the age rule.
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Are the homes at Maple Landing single-level?
Not uniformly. At least one source describes an optional upstairs loft with a bedroom, bathroom, and game room, and the same developer's sister community advertises a with-loft plan. If stairs are the reason you are moving, confirm the specific home rather than trusting a community-level description.
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Is The Cottages at Maple Landing the same as Dignity Cottages?
Yes. This is one development under three names. The recorded plat is Mapleton Dignity Care Plat A, the MLS subdivision name reads Mapleton Dignity Care with Maple Landing Cottages in parentheses, and only one association exists, Maple Landing Cottages Inc. Searching the state registry for Dignity Cottages returns nothing because there is nothing separate to find.
Talk to a real person
Thinking about The Cottages at Maple Landing?
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.