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No HOA Homes for Sale in Bothwell, Utah
Bothwell sits in the farm country west of Tremonton in Box Elder County, where most properties already function on well water, septic systems, and acreage — so finding a home without an HOA here is the rule, not the exception. The community is unincorporated, built around grain fields, alfalfa, and small cattle operations, with the Bear River bottoms to the south and the Wellsvilles rising to the east. Buyers come to Bothwell specifically to escape the covenant restrictions common in Logan, North Logan, and the newer Tremonton subdivisions: they want to park an RV in the side yard, run a welding shop out of the shop building, raise chickens or 4-H steers, and not field letters about fence color.
Without an HOA, the rules that matter are Box Elder County zoning and any deed restrictions on the parcel itself. Lot sizes in Bothwell typically run from a half-acre up to 5, 10, or 40+ acres, and prices reflect that range — modest ramblers on a half-acre can land in the mid $400s, while horse properties with outbuildings and water shares often sit in the $700s to over $1M. It's roughly 25 minutes to Logan, 90 minutes to the Salt Lake City airport, and a short drive to I-15 at Tremonton for commuters heading to ATK/Northrop Grumman or the Procter & Gamble plant. Browse the active no-HOA listings below to see what's currently on the market in and around Bothwell.
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Common questions
About no hoa homes in Bothwell.
Are most Bothwell homes already free of HOAs? ▾
Yes. Bothwell is unincorporated rural Box Elder County, and the overwhelming majority of properties have no homeowners association. A handful of newer cul-de-sac builds near the Bothwell/Tremonton line may carry minor covenants, but traditional farm and acreage parcels almost never do.
If there's no HOA, what rules still apply to my property? ▾
Box Elder County zoning governs setbacks, allowed uses, livestock counts, and accessory building size. Some parcels also carry recorded deed restrictions or irrigation/water share agreements that run with the land. Always pull the title commitment and check the zoning designation (often A-20 or RR-5 in this area) before writing an offer.
Can I keep horses, cattle, or other livestock on a no-HOA Bothwell property? ▾
On most agricultural and rural residential parcels, yes. The county generally allows livestock by acreage, and Bothwell's agricultural character makes horses, cattle, sheep, and poultry routine. Verify the specific zoning on the parcel — half-acre lots have tighter limits than 5+ acre ag parcels.
Do no-HOA homes here usually come with water shares? ▾
Many do, particularly properties with pasture or irrigated ground. Bothwell sits in the Bear River Canal Company service area, and shares are typically transferred separately from the deed. Confirm in writing which shares convey and how many — this can swing the practical value of an acreage parcel by tens of thousands.
Can I run a home business or park commercial vehicles without HOA pushback? ▾
Without an HOA, there's no architectural committee to answer to. The county does regulate home occupations and commercial vehicle storage to some degree, but rural Box Elder County is far more permissive than any Wasatch Front subdivision. Welders, mechanics, trucking owner-operators, and contractors are common in Bothwell.
How does no-HOA affect financing and insurance? ▾
Conventional, FHA, VA, and USDA loans all work on no-HOA homes — USDA in particular fits much of Bothwell's geography. Lenders won't ask for HOA dues or a master insurance certificate, which simplifies underwriting. Insurance is typically a standard homeowners policy, with separate farm or outbuilding riders if you have a large shop or livestock structures.