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No HOA Homes for Sale in Cleveland, Utah
Cleveland is a small agricultural town tucked into Castle Valley in Emery County, with a population hovering around 500 and a footprint dominated by farms, pasture, and large-lot homes rather than subdivisions. Because the town grew up around ranching and coal-country families rather than master-planned development, HOAs are genuinely rare here — most listings you'll see on this page have no association dues, no architectural review board, and no restrictions on outbuildings, livestock, RV parking, or fence styles beyond what Emery County zoning allows. For buyers coming from the Wasatch Front, that freedom is often the whole point of looking this far south.
What the no-HOA lifestyle actually looks like in Cleveland: chickens and horses on a half-acre in town, a shop or barn taller than the house, a hay field out back, and neighbors who don't care what color you paint the trim. Winters are cold but drier than the mountains (Cleveland sits around 5,700 feet), summers are hot and sunny, and the drive to Price for groceries, the hospital, or the USU Eastern campus runs about 25 minutes. Home prices remain well below the Utah median, which is why hobby farmers, retirees, and remote workers keep finding their way here. Browse the active listings below to see what's currently on the market in and around Cleveland.
March 2026 · Cleveland market
Live from the Utah MLS — what's actually happening in Cleveland right now.
Median sale
$320,000
1 closed in March 2026
Median DOM
88 days
listing → contract
Sale-to-list
98.5%
of final list price
Unsold inventory
—
active + pending
2 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Cleveland.
Are most homes in Cleveland already without an HOA? ▾
Yes. Cleveland is a small farming town in Emery County with roughly 500 residents, and the vast majority of properties — older homes in town, farmsteads, and acreage parcels — have never had an HOA. Finding a listing with HOA fees here is actually the exception.
Can I run livestock or park an RV on a no-HOA property in Cleveland? ▾
Generally yes, subject to Emery County and Cleveland Town zoning rather than HOA rules. Most residential lots in town are zoned to allow chickens, horses on adequate acreage, and RV/trailer parking on your own property. Always confirm setbacks and animal-unit limits with the county before closing.
What kinds of properties typically show up in this filter? ▾
Expect a mix of older single-family homes on large town lots (often a quarter to a full acre), manufactured homes on land, and small farms or hobby ranches on 2-40 acres. Newer construction is rare — when it appears, it's usually a custom build on private land.
Without an HOA, who maintains roads and shared infrastructure? ▾
Cleveland Town and Emery County maintain the public roads. Some rural parcels sit on private easements or shared lanes, in which case maintenance is handled by a recorded agreement between neighbors rather than an HOA. Ask for any road maintenance agreement during due diligence.
Is culinary water or well water more common here? ▾
Homes inside Cleveland town limits typically connect to the municipal culinary water system, while properties further out on acreage may rely on private wells, shares of irrigation water from the Cleveland-Huntington canal system, or both. Water rights are a meaningful part of value in this part of Emery County, so verify what conveys with the deed.
How far is Cleveland from larger services? ▾
Cleveland sits about 12 miles northeast of Huntington and roughly 25 miles from Price, where you'll find the closest hospital, Walmart, and USU Eastern campus. Salt Lake City is about a two-and-a-half hour drive north via Highway 6.