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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 via Highway 14. It's a mountain cabin community first, a full-time residence second — think tall ponderosa and aspen, snow on the ground from November through April, and summer highs that rarely crack 80. A lot of the older subdivisions up here (Movie Ranch, Aspen Cove, Strawberry Point, Duck Creek Meadows, Swains Creek) were platted in the 1960s and 70s before HOAs became standard, which is why no-HOA cabins still come up regularly on the MLS — something that's harder to find in newer Utah mountain developments like Brian Head or the gated stretches of Navajo Lake.
Buyers chasing a no-HOA cabin here are usually trading the convenience of plowed private roads and managed common areas for the freedom to park an RV in the trees, run a short-term rental without architectural review, store a snowmobile trailer year-round, or build a detached garage on their own timeline. Worth knowing up front: most no-HOA lots are still subject to Kane County or Iron County zoning, recorded CC&Rs from the original plat, and seasonal road access — several roads off SR-14 aren't county-maintained in winter, so you'll be relying on a snowcat or sled to reach the cabin from December to April. Browse the active no-HOA listings below to see what's currently for sale across the Duck Creek subdivisions.
May 2026 · Duck Creek market
Live from the Utah MLS — what's actually happening in Duck Creek right now.
Median sale
$311,500
2 closed in May 2026
Median DOM
11 days
listing → contract
Sale-to-list
97.7%
of final list price
Unsold inventory
31
active + pending
51 matching · page 3 of 3
Active listings
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Common questions
About no hoa homes in Duck Creek.
Are no-HOA cabins actually common in Duck Creek? ▾
Yes, more so than in most Utah mountain towns. Many of the original Duck Creek subdivisions were recorded before HOAs were standard practice, so a meaningful share of resale cabins have no dues and no architectural committee. That said, recorded CC&Rs from the 1960s-70s plats often still apply, even without an active HOA enforcing them.
If there's no HOA, who plows the road in winter? ▾
It depends on the specific road. Highway 14 and the main county roads are maintained by UDOT and Kane/Iron County, but a lot of interior cabin roads are not plowed from roughly December through April. Owners on unplowed roads typically use snowmobiles, tracked UTVs, or a snowcat service to reach the cabin in winter.
Can I run a short-term rental on a no-HOA Duck Creek cabin? ▾
Generally yes — Duck Creek is one of the more STR-friendly mountain areas in southern Utah, and without an HOA there's no association rental cap to worry about. You'll still need to follow Kane County's nightly rental permitting and collect transient room tax. Confirm zoning on the specific parcel before you close.
What do no-HOA cabins typically cost in Duck Creek? ▾
Smaller A-frames and older 1-2 bedroom cabins generally run in the $250K-$450K range, while larger newer builds with year-round access can clear $700K+. No-HOA status doesn't add a measurable premium on its own; access (plowed road vs. winter-only sled access) moves the price more than anything else.
Do no-HOA properties still have water and septic? ▾
Most Duck Creek cabins are on private wells or a small community water system (like the Duck Creek Village Special Service District) and individual septic. The water source isn't tied to HOA status — verify which system serves the cabin and ask for recent septic inspection records during due diligence.
Can I finance a no-HOA cabin here as a second home? ▾
Yes, conventional second-home financing works for most Duck Creek cabins that have year-round legal access, a permanent foundation, and functioning utilities. Cabins that are sled-access only in winter or off-grid can be harder to finance conventionally and often trade as cash or portfolio-loan purchases.