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No HOA Homes for Sale in Ticaboo, Utah
Ticaboo sits roughly 50 miles south of Hanksville on Highway 276, a small unincorporated community built in the 1970s to support uranium mining and now leaning hard on Lake Powell recreation traffic through Bullfrog Marina about 15 minutes down the road. Because the townsite was never platted as a master-planned subdivision and the surrounding Garfield County land is overwhelmingly BLM, almost nothing here carries homeowners association dues or covenants. That suits the typical Ticaboo buyer — someone who wants a basecamp for houseboating, fishing, and slot-canyon trips without anyone dictating paint colors, boat parking, or how many nights a year the place can be rented to visitors.
What "no HOA" really means out here is freedom paired with self-reliance. Properties usually run on private well or cistern water, septic, and Garkane Energy power, and you're responsible for your own road access during the occasional winter storm or summer monsoon. The trade-off is wide-open desert living: red rock and Henry Mountain views, dark skies, and direct access to Lake Powell's southern reach without the dues, design committees, or short-term rental caps you'd hit in a Wasatch Front community. Inventory in Ticaboo is genuinely scarce — sometimes just a handful of homes trade in a year — so the active list moves slowly but rewards patient buyers. Browse the current Ticaboo listings below to see what's on the market right now.
July 2025 · Ticaboo market
Live from the Utah MLS — what's actually happening in Ticaboo right now.
Median sale
$282,000
1 closed in July 2025
Median DOM
125 days
listing → contract
Sale-to-list
83.2%
of final list price
Unsold inventory
—
active + pending
3 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Ticaboo.
Does Ticaboo have any HOAs to begin with? ▾
Ticaboo is an unincorporated outpost in Garfield County built around the old uranium-era townsite near Lake Powell's Bullfrog Marina. There's no master-planned community here and no traditional homeowners association governing the area, so nearly every residential parcel that does come up for sale is HOA-free by default.
What rules apply to a property if there's no HOA? ▾
Garfield County zoning and building codes still apply, along with any recorded deed restrictions on the specific parcel. Septic, well, and setback rules are enforced at the county level. Without an HOA you won't have architectural review, dues, or rental restrictions layered on top of county code.
Can I run a short-term rental or store an RV on a no-HOA property in Ticaboo? ▾
Short-term rentals serving Lake Powell visitors are a common use here, and RV/boat storage on private lots is typical given the marina is roughly 15 minutes south at Bullfrog. Confirm current Garfield County STR permitting and any parcel-specific covenants before closing, since rules can change.
What utilities should I expect on a Ticaboo home without HOA infrastructure? ▾
Most properties run on private well or hauled water and septic systems, with Garkane Energy providing power. There's no municipal water or sewer district handling shared infrastructure, which is part of why dues-based associations never took root in this corner of the state.
How many no-HOA listings usually show up in Ticaboo? ▾
Inventory is extremely thin — Ticaboo has well under 100 homes total, and active MLS listings often sit in the low single digits or zero. When a property does hit the market it tends to draw interest from Lake Powell recreation buyers, so checking the active list below regularly is the practical move.
Is financing harder on a remote no-HOA property out here? ▾
It can be. Conventional lenders sometimes flag rural parcels with well/septic, unique construction, or limited comps within Ticaboo and the surrounding Henry Mountains area. Local Utah lenders and portfolio products tend to work better than big national banks for properties this remote.