The real cost math behind SunRiver, Entrada, Brio, and every active adult community in Washington County — numbers you won't find on listing sites.
Every age-restricted and active-adult community in the market, with real cost data where available.
The anchor of the market. 2,600+ homes built 1998–2019, fully built out. Championship 18-hole golf, 35,000 sq ft clubhouse, 80+ clubs. The most searched 55+ community in Utah.
The SunRiver brand's newest community, 15 min from downtown. 1,200+ homes planned. Mid-$400Ks to $700K+. Phase 1 amenities opening late 2026. Only new-construction 55+ option in the corridor.
Guard-gated golf community with 1,682 homes and Johnny Miller-designed course. Prices range from high $300Ks to $3M+. Critical note: total monthly cost including club membership runs ~$600/mo, not the $295 HOA listed in many ads.
610 homes in Washington UT. The anti-SunRiver: $100/mo HOA, RV parking allowed, grandkids can use the pool. Pools, 8 pickleball courts, 14,500 sq ft clubhouse. Homes $400K–$1M.
339 homes, resale only, built 2018–2023. Patio homes in the $280K–$365K range — the most affordable true 55+ option under the SunRiver brand. 5,000 sq ft clubhouse, lap pool, pickleball.
550 homes within the master-planned Desert Color development. Toll Brothers quality, access to Desert Color's lagoon amenity complex. One of the newer premium entries in the market.
169 attached homes. Clubhouse with indoor pool, spa, fitness center, library. Established community (built 1986–2018), well-maintained. Affordable entry point for attached-home buyers.
Single-family homes surrounded by equestrian trails. Clubhouse and indoor pool. Unique in the market for the horse trail access — a distinct lifestyle for outdoor-oriented buyers who don't want golf.
Brick townhomes built in 1982. One-story, ~1,032 sq ft, two bedrooms, one-car garage. No community amenities — the surrounding St. George area provides recreation access. For buyers prioritizing location and affordability.
110 townhomes built 1992–1995. Small, established, HOA around $200/mo. Low-maintenance lifestyle with basic community amenities. Affordable resale inventory in a tight market.
105 homes, 55+ age-restricted, built 1993–1995. Small, established neighborhood. Limited public data — contact community directly for current HOA fees and amenity details.
Built 1993–1996, HOA ~$230/mo. Established community with a classic St. George neighborhood feel. For buyers who want a settled, lower-turnover environment.
Washington County's effective property tax rate is 0.37% — about one-third the national average of 1.0%. On a $500,000 home, that's approximately $1,850/year ($154/month). Utah also taxes only 55% of your home's market value as the assessed base, so the starting point for the math is already lower than most buyers expect. For a buyer coming from California, Colorado, or the Pacific Northwest, the tax savings alone can offset a significant portion of the HOA fee.
The questions buyers search most — answered with real math.
Age-restricted with strict HOPA rules vs. age-targeted with open amenities. $172/mo HOA vs. $100/mo. Grandkids in the pool vs. not. This is the most-asked question in the St. George 55+ market.
Full comparison →Established resale community vs. brand-new construction. $410K median resale vs. mid-$400K new. Amenities open now vs. late 2026. Resale discount or new-build premium — which wins?
Full comparison →Private golf equity club vs. lifestyle community. ~$600/mo total cost vs. $172/mo. High-end estates to $3M vs. retirement-priced homes. Two completely different buyer profiles.
Full comparison →Southern Utah vs. Arizona. Property tax 0.37% vs. ~0.55%. Summer heat comparison. Community count comparison. The two markets most CA buyers put side by side.
Full comparison →45 minutes apart. Nevada has no income tax — Utah does (with credits). Property tax rates nearly identical. Very different lifestyle. A comparison worth doing before you decide.
Full comparison →The two most-compared 55+ lifestyle communities in the Southwest. Utah property taxes vs. California. $172/mo vs. $500+/mo. Red rocks vs. palm trees.
Full comparison →The math and analysis that listing sites don't publish.
The 45% residential exemption, how assessed value differs from market value, the Circuit Breaker program for seniors 66+, and worked examples for SunRiver, Entrada, and Brio price points.
Utah taxes Social Security — but a nonrefundable credit eliminates the tax for most retirees. The credit phases out at $54K single / $90K joint. Here's the math your accountant may not have run.
HOA $172/mo, property tax ~$154/mo on median home, golf optional. Full 10-year carrying cost at $400K, $500K, and $600K price points.
Base price vs. design upgrade reality. The 0-HOA Founders Club window and what comes after. First-year vs. year-3 carrying cost — the gap that matters.
HOA ~$295/mo. Country club membership: required. Food minimum: $700/year. Total monthly cost vs. what most listings show.
The grandkid amenity restrictions. The 23% price correction since December 2025. The Reflections gated premium. The golf course that isn't included in HOA. Seven things that matter before you buy.
Every community in the market, side by side: HOA + property tax + estimated insurance. The table no other site builds.
How the four cities differ in property tax rates, lifestyle character, and community options. Where SunRiver sits vs. where Firelight sits and why it matters.
Prop 13 reset on purchase. Utah's 4.5% flat rate vs. California's 9.3%+ brackets. The property tax swap that actually favors Utah. A worked example for a $2M Bay Area seller buying at $550K in SunRiver.
We work with a single exclusive buyer's agent in the St. George market who specializes in 55+ communities. No pressure, no obligation — just someone who knows the difference between SunRiver and Entrada and can explain the HOA financials before you make an offer.
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