No HOA Homes for Sale in Duck Creek, Utah

Duck Creek Village sits at roughly 8,400 feet on Cedar Mountain, about 30 minutes east of Cedar City along scenic Highway 14. It's a true mountain community surrounded by Dixie National Forest, with cool summers in the 70s and serious winters that regularly drop several feet of snow. Most properties here are cabins or full-time mountain homes on wooded lots, and a meaningful share of them sit outside any HOA — which is part of why people buy here in the first place. No HOA means no monthly dues, no architectural review committee dictating your stain color, and the freedom to park an RV, run a side-by-side off the property, store a snowmobile trailer, or rent the place out short-term without fighting a board over it. Duck Creek is a major UTV and snowmobile hub, so that flexibility matters.

That said, no HOA in Duck Creek comes with real trade-offs worth understanding before you write an offer: snow removal on private roads, well and septic maintenance, and propane delivery are all on you, and some subdivisions handle road access through informal road associations rather than formal HOAs. Pricing on cabins generally runs from the high $200s for smaller A-frames up past $700K for larger custom builds with paved access. Cedar Breaks, Navajo Lake, and Strawberry Point are all within a short drive, and Las Vegas is about three hours south. Browse the active no-HOA listings below, and reach out if you'd like help sorting out road access, water rights, or short-term rental potential on any specific property.