Saratoga Springs · Utah County
The Cottages at Saratoga View
by Rimrock
$525,000 to $646,000
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Quick answer
The Cottages at Saratoga View is a 55+ age-restricted community in Saratoga Springs, Utah County, Utah, built by Rimrock, with about 76 homes. Homes are attached homes running 1,523 to 2,175 square feet, priced $525,000 to $646,000. HOA dues run about $195 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
The Cottages at Saratoga View is a 55+ community of 76 attached cottages in Saratoga Springs, still building out one building at a time since 2024. Every home has a zero-step entry, and the community has something most Utah County 55+ developments lack: a real outdoor pool.
Homes run from $525,000, across four plans between roughly 1,523 and 2,175 square feet. The community now describes its clubhouse, fitness center, and pool in the present tense and shows a photograph of the clubhouse, where a year ago they read as planned.
Broker's note
This is one of the newer 55+ communities in Utah County and one of the few with a real outdoor pool, which is rarer here than people expect. At 76 homes it stays small, and the zero-step entry on every home is a genuinely useful feature that most builders skip.
Two things I would not gloss over. The dues are described as introductory, and introductory dues go up after the builder hands the association to the homeowners. And the two larger floor plans have a loft over the garage, so they are not single-level, whatever the marketing says. If stairs are the reason you are moving, buy the 1,523 or the 1,782.
One point of confusion worth clearing up: the community sits near an assisted living facility and has a partnership with a home health provider for residents who want it. That does not make this senior care. You own the home, there is no staff, and nobody is checking on you. Some people find the proximity reassuring. Others do not want to look at it. Go see it before you decide which you are.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- You want a pool, which most Utah County 55+ communities do not have
- A brand-new home with a zero-step entry at the door
- A small community where you will know your neighbors
- Low upkeep, with landscaping, snow, and exterior insurance handled
- Staying in northern Utah County near Lehi and the Silicon Slopes corridor
Look elsewhere if
- You need true single-level living and want the larger square footage. The two big plans have a loft
- You want an organized activity calendar. There is no activity director here
- You want dues that are already settled. These are introductory and will likely rise at turnover
- You want to be close to Salt Lake family. This is a 45 minute drive to the airport
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
- Step-free entry available
- Bonus loft upstairs, not part of the daily routine
Read this one carefully. The marketing says single-level and zero-step entry, and the two smaller plans (1,523 and 1,782 square feet) are genuinely single-level. The two larger plans add a loft guest suite above the garage, so they are two-story homes. If stairs are the reason you are moving, buy one of the smaller plans.
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
- Outdoor pool with sun deck
- Clubhouse with fitness center and gathering space
- Game room
- Bocce ball courts
- Gardening plots
- Walking and biking trails
- Barbecue and outdoor patio
- Zero-step entry on every home
The HOA
$195 per month
What the dues cover:
- Common-area maintenance and landscaping
- Snow removal
- Exterior home insurance
- Clubhouse and pool access
The builder describes $195 as an introductory rate, which usually means it rises once the developer hands the association over to homeowners. Ask for the reserve study and the projected turnover date.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Saratoga View Cottages (registration 14246774-HOA1). Managed by Advantage Management (AMRES), Orem.
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 The Cottages at Saratoga View 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.
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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 $525,000 and dues of $195, 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 Saratoga Springs. 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 The Cottages at Saratoga View?
Yes. There is an outdoor pool with a sun deck, confirmed by the builder's amenity list and by live listings referencing pool views. That is worth knowing because most 55+ communities in Utah County do not have one, and a pool is one of the amenities buyers most often assume is included and then discover is not.
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Are the homes at Saratoga View single-level?
Partly, and the distinction matters. The two smaller plans, at about 1,523 and 1,782 square feet, are genuinely single-level with a zero-step entry. The two larger plans, at about 1,917 and 2,175 square feet, add a loft guest suite above the garage, which makes them two-story homes. If avoiding stairs is the reason you are moving, buy one of the smaller plans.
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How much are HOA dues at The Cottages at Saratoga View?
The builder advertises $195 per month and describes it as an introductory rate. Dues cover common-area maintenance, landscaping, snow removal, exterior home insurance, and access to the clubhouse and pool. Introductory dues set by a developer commonly rise once homeowners take control of the association, so ask for the reserve study and the projected turnover date before you buy.
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Is The Cottages at Saratoga View assisted living?
No. These are for-sale homes that residents own, with no staff, no nursing, and no meal service. The confusion is understandable: the community sits near an assisted living facility, has a partnership with a home health provider for residents who choose it, and the developer's own project page uses senior living in the title. None of that makes this a care community. It is real estate.
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How much do homes cost at The Cottages at Saratoga View?
The community's own site advertises homes from $525,000 as of August 2026, up from the $519,000 it published earlier. Live listings have run from roughly $522,900 to $646,000 depending on plan and finishes. Because the community is still building out one building at a time, what is available changes month to month.
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Is there an activity director at Saratoga View?
No. There is no activity director and no staffed program. Residents organize what happens, including an annual car show now in its second year. Some people prefer that. If you are moving partly for a full social calendar, ask what is actually scheduled this month rather than relying on the amenity list.
Talk to a real person
Thinking about The Cottages at Saratoga View?
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.