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No HOA Homes for Sale in Cannonville, Utah
Cannonville sits in Bryce Valley along Highway 12, about 15 minutes from the entrance to Bryce Canyon National Park and roughly four hours south of Salt Lake City. With a population hovering near 170 and an elevation around 6,000 feet, this is rural Garfield County living — cattle pastures, red-rock benches, and the Paria River cutting through town toward Kodachrome Basin State Park. Homeowners associations are rare here for the simple reason that almost nothing in town was built as a planned subdivision. Most parcels were carved out of agricultural ground or family acreage, which is exactly why buyers who want to park an RV in the side yard, keep chickens or horses, or run a workshop without architectural-review approval gravitate toward Cannonville.
The trade-off for no HOA is that services run on private infrastructure. Expect well water, septic systems, propane heat, and in some cases shared gravel access roads maintained by the owners who use them. Winters bring snow and overnight lows in the teens; summers are dry and warm but cooler than St. George thanks to the elevation. Short-term rental demand from Bryce Canyon visitors gives many no-HOA properties strong nightly-rental potential, provided the county permitting lines up. Lot sizes here regularly run from a half-acre to several acres, which is part of the appeal for buyers priced out of similar acreage closer to Zion or Park City. Browse the active listings below to see what's currently on the market in Cannonville and the surrounding Bryce Valley communities.
May 2025 · Cannonville market
Live from the Utah MLS — what's actually happening in Cannonville right now.
Median sale
$147,500
1 closed in May 2025
Median DOM
10 days
listing → contract
Sale-to-list
105.4%
of final list price
Unsold inventory
—
active + pending
5 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Cannonville.
Are most homes in Cannonville already free of HOA dues? ▾
Yes. Cannonville is an unincorporated-feeling town of roughly 170 residents in Garfield County, and the bulk of properties here sit on private lots with no homeowners association attached. HOAs are far more common in planned subdivisions along the Wasatch Front, not in rural Bryce Valley.
If there's no HOA, what rules still apply to the property? ▾
Garfield County zoning, septic and well regulations, and state water-rights law all still apply. Some parcels also carry recorded CC&Rs from the original subdivider even without an active HOA, so it's worth reading the title commitment carefully before closing.
Can I run a short-term rental on a no-HOA home in Cannonville? ▾
Cannonville's proximity to Bryce Canyon National Park (about 15 minutes away) makes nightly rentals attractive, and without an HOA there's no association rulebook blocking you. You'll still need to confirm Garfield County's nightly-rental permitting and collect the applicable transient room tax.
What should I check on well, septic, and road access? ▾
Many no-HOA properties here rely on private wells, septic systems, and shared dirt access roads rather than municipal utilities. Ask for the well log, recent septic inspection, and any recorded road maintenance agreement, since without an HOA there's no entity collecting dues to grade the road.
Are there price differences between HOA and no-HOA listings in the area? ▾
In Cannonville the comparison is mostly moot because HOA inventory is essentially nonexistent. Pricing tracks lot size, view corridor toward the Pink Cliffs, water rights, and outbuildings far more than association status.
How many no-HOA homes are typically active in Cannonville at one time? ▾
Inventory is thin year-round, often just a handful of listings between Cannonville, Henrieville, and Tropic combined. Setting up an MLS alert is the practical way to catch new listings since properties can sit for months and then trade quickly once priced right.