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No HOA Homes for Sale in Apple Valley, Utah
Apple Valley sits on the high desert plateau between Hurricane and Colorado City, about 30 minutes east of St. George and 25 minutes from Zion's south entrance at Springdale. The town was built around large rural parcels rather than master-planned subdivisions, so a big share of properties here were never platted into a homeowners association in the first place. That's a genuine draw for buyers leaving California, the Wasatch Front, or the more regulated communities around SunRiver and Coral Canyon — Apple Valley still feels like county land, with horse property, detached shops, RV parking on the drive, and neighbors who don't get a vote on your paint color.
The trade-offs are real and worth understanding before writing an offer. Most no-HOA homes here run on private wells or the Apple Valley Water Company, septic systems are standard, and road maintenance on some streets falls to property owners rather than the town. Elevation is around 4,900 feet, so summers are noticeably cooler than St. George and winters do see occasional snow. Lot sizes commonly run from a half-acre up to 5 or 10 acres, and prices reflect land more than finish level. If you want freedom from CC&Rs without leaving Washington County, this is one of the few remaining pockets that delivers it. Browse the active no-HOA listings below to see what's currently available.
April 2026 · Apple Valley market
Live from the Utah MLS — what's actually happening in Apple Valley right now.
Median sale
$619,500
2 closed in April 2026
Median DOM
86 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
6
active + pending
24 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Apple Valley.
Are most homes in Apple Valley actually outside of an HOA? ▾
Yes. The majority of Apple Valley sits on larger parcels — often half-acre to 5+ acres — that were platted without any homeowners association. A few newer pocket subdivisions do carry HOAs, but the town's character is rural and unrestricted compared to neighboring Hurricane or Washington.
What can I do on a no-HOA property in Apple Valley that I couldn't elsewhere? ▾
Park RVs and boats in the driveway, keep chickens or horses (zoning permitting), run a small workshop, build a detached shop or casita, and skip the architectural review process. Washington County zoning still applies, but you avoid the layer of private deed restrictions common in St. George master-planned communities.
Is the water situation different on no-HOA lots out here? ▾
Often yes. Many Apple Valley properties are on private wells or the Apple Valley Water Company rather than a municipal system tied to an HOA. Buyers should confirm water source, share rights, and any haul-water arrangements during due diligence — it materially affects value and daily life.
How do prices compare to no-HOA homes in Hurricane or La Verkin? ▾
Apple Valley typically runs lower per square foot than Hurricane proper, largely because of the remote feel and the well/septic factor. Expect more land for the money — a 2-acre no-HOA parcel with a modest home here often prices similar to a small in-town lot 20 minutes west.
Are there still rules I need to follow without an HOA? ▾
Washington County zoning, setback requirements, septic permitting, and Apple Valley town ordinances all still apply. No HOA means no monthly dues, no architectural committee, and no rental restrictions — but it does not mean no rules at all.
Is short-term rental allowed on no-HOA homes in Apple Valley? ▾
Short-term rental rules are governed by the town and county rather than an HOA, and policies have shifted in recent years near Zion-area communities. Check current Apple Valley ordinances before assuming a no-HOA property can be operated as a nightly rental.