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No HOA Homes for Sale in Cottonwood Heights, Utah
Cottonwood Heights sits at the mouth of Big and Little Cottonwood Canyons, with most of the city built out between the 1960s and 1990s — well before HOAs became standard practice in Utah subdivisions. That means a meaningful share of the housing stock here genuinely has no HOA at all. Think established neighborhoods like Mountview, Canyon Cove, Deer Run, and the older streets along Bengal Boulevard and Fort Union: ranchers, split-entries, and updated mid-century homes on quarter-acre-plus lots with mature trees, RV pads, and detached shops. Buyers who want to park a boat in the driveway, build a casita, or skip the monthly dues and architectural review committees tend to gravitate toward these pockets.
Pricing in no-HOA Cottonwood Heights generally runs from the high $600س into the $1.2M+ range depending on lot size, updates, and proximity to the canyons. The trade-off versus newer HOA communities is real: no shared pool or clubhouse, no snow removal on private lanes, and you handle your own front-yard standards. In return, you get larger lots, fewer restrictions on outbuildings and short-term rentals (subject to city code), and the kind of quiet, tree-lined streets that draw skiers working at Snowbird, Alta, Brighton, and Solitude, plus commuters who can hit I-215 in under five minutes. Browse the active no-HOA listings below to see what's currently on the market in Cottonwood Heights.
May 2026 · Cottonwood Heights market
Live from the Utah MLS — what's actually happening in Cottonwood Heights right now.
Median sale
$728,500
26 closed in May 2026
Median DOM
16 days
listing → contract
Sale-to-list
98.8%
of final list price
Unsold inventory
69
active + pending
44 matching · page 1 of 2
Active listings
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Common questions
About no hoa homes in Cottonwood Heights.
Why do so many Cottonwood Heights homes have no HOA? ▾
Most of the city was platted and built before mandatory HOAs became the norm in Utah, which took hold mainly in the 1990s and 2000s. Older subdivisions south of Fort Union Boulevard and east toward Wasatch Boulevard were developed as standard residential plats without common areas, so there was never a homeowners association to form.
Are there any restrictions on no-HOA properties in Cottonwood Heights? ▾
City zoning and ordinances still apply, including rules on accessory dwelling units, setbacks, building heights, and short-term rentals. Cottonwood Heights has its own municipal code separate from Salt Lake County, so it's worth checking with the city planning department before assuming you can build a shop or rent a basement. But you won't deal with a private board approving paint colors or fence styles.
What price range should I expect for a no-HOA home here? ▾
Most no-HOA single-family homes in Cottonwood Heights trade between roughly $650K and $1.2M, with larger updated homes near the canyon mouths and view lots pushing higher. Original-condition mid-century homes on bigger lots sometimes come in lower and attract remodel-focused buyers.
Can I park an RV or boat at a no-HOA home in Cottonwood Heights? ▾
Generally yes, as long as you follow city code on where it's stored (typically not in the front setback long-term) and surface requirements. Many older Cottonwood Heights lots were designed with side-yard RV access in mind, which is one of the bigger draws for buyers leaving HOA communities in Draper or South Jordan.
Do no-HOA neighborhoods still get snow removal and street maintenance? ▾
Yes. Public streets in Cottonwood Heights are plowed and maintained by the city regardless of whether a neighborhood has an HOA. The difference is that private driveways, sidewalks, and any private lanes are your responsibility — there's no association contracting it out.
Are no-HOA homes harder to insure or finance? ▾
No, financing and insurance work the same way as any other single-family home. Lenders actually prefer no-HOA properties in some cases because there's no association budget or litigation to review. Just make sure your title work confirms there are no recorded CC&Rs that could still apply to the lot.