North Logan · Cache County
Towne Center Villas
by Leisure Villas
$294,000 to $537,000
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Quick answer
Towne Center Villas is an age-qualified 55+ community in North Logan, Cache County, Utah, built by Leisure Villas, with about 116 homes. Homes are townhomes running 1,003 to 2,735 square feet, priced $294,000 to $537,000. HOA dues run about $295 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 August 2026 by Kris Bowen, Utah real estate broker and senior move specialist. 801-999-8005
Towne Center Villas is Cache Valley’s largest 55+ community at 116 homes, with The Gathering Place clubhouse, for $295 a month.
It is age-qualified at 80 percent, not age-restricted, and unusually for this category, rentals are permitted.
Broker's note
The age rule here is documented in the community's own words, which is better evidence than most communities offer: 80 percent of the residents are 55 and older. That is the federal standard, and it means up to a fifth of homes can be occupied by someone younger. Directory sites list this as age-restricted, which overstates it.
Two things the marketing does not lead with. Rentals are permitted, which is unusual in this category and useful if you might not occupy the home year-round; renters trigger a business owners policy requirement with minimum structure coverage. And the master insurance policy only picks up damage to an individual home above a $50,000 threshold, so ask your insurance agent what you need to carry behind that.
Do not assume single-level. Most homes are one story, but a real minority at 2,190 to 2,735 square feet have two above-grade floors, which matches the community's own note about a bonus room over the garage. Ask about the specific unit rather than the community.
One pet per home, leashed outdoors. Dues are $295, not the $265 a listing site publishes. At 116 homes with a clubhouse called The Gathering Place, this is the largest 55+ community in Cache Valley and the one most likely to have inventory when you need it.
Kris Bowen, Real Estate Broker · 23 years in Utah
Is this the right fit?
A good fit if you want
- The largest 55+ community in Cache Valley, so more turnover
- A clubhouse and a real neighborhood scale
- Being five minutes from Logan Regional Hospital
- Rentals being permitted, unlike most 55+ communities
Look elsewhere if
- You want a hard 55-and-over rule. The standard here is 80 percent
- You assume every home is single-level. A real minority are not
- You have more than one pet
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
Classify this one unit by unit, never community-wide. Most homes are one story, but a substantial minority at 2,190 to 2,735 square feet are recorded with two above-grade floors. That matches the community's own description of some homes having a bonus room above the garage. This is main-floor living with an upstairs, not true single-level.
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
- The Gathering Place clubhouse
The HOA
$295 per month
What the dues cover:
- Landscape watering and mowing
- Snow removal
- Clubhouse and pool maintenance
- Most exterior maintenance
- Master insurance policy
$295 a month, taken from the association's own materials. A listing site publishes $265, which is wrong. Note the insurance structure: the master policy covers general liability and common-area damage, and picks up individual home damage only above a $50,000 threshold.
Who actually runs this HOA
Registered with the Utah Department of Commerce as Towne Center Villas (registration 14257606-HOA1). It is self-managed by a volunteer board rather than a management company, which means documents come from a neighbor rather than an office.
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 Towne Center 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 Towne Center 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 $294,000 and dues of $295, 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 North Logan. 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 Towne Center Villas age-restricted or age-qualified?
Age-qualified, and the community says so itself: 80 percent of the residents are 55 and older. That is the federal Housing for Older Persons standard, which means up to 20 percent of homes can be occupied by someone under 55, and younger residents are permitted while the threshold holds. Directory sites that list this as age-restricted are overstating the rule.
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Can I rent out a home at Towne Center Villas?
Yes, which is unusual in this category. Most 55+ communities in this registry either prohibit rentals outright or cap them. Here renters are permitted, and they trigger a business owners policy requirement with minimum structure coverage of $50,000. If flexibility about occupying the home year-round matters to you, that is a genuine advantage.
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Are the homes at Towne Center Villas single-level?
Most are, but not all, so check the specific unit. County records show a substantial minority at 2,190 to 2,735 square feet with two above-grade floors, which matches the community's own description of some homes having a bonus room above the garage. That is main-floor living with an upstairs rather than true single-level.
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What are the HOA dues at Towne Center Villas?
$295 a month per the association's own materials. A listing site publishes $265, which is out of date. Dues cover landscape watering and mowing, snow removal, clubhouse and pool maintenance, most exterior maintenance, and the master insurance policy. Note the master policy covers damage to an individual home only above a $50,000 threshold, so ask what personal coverage you need behind it.
Talk to a real person
Thinking about Towne Center 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.