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No HOA Homes for Sale in Big Water, Utah
Big Water sits in Kane County right off Highway 89, about 20 minutes from Page, Arizona and the Glen Canyon Dam, and roughly two hours from Zion's east entrance. It's a small high-desert community of around 500 residents on the edge of Grand Staircase-Escalante, which means most of the housing stock is older manufactured homes, custom builds on acreage, and a handful of newer site-built houses on large lots. Because the town was originally platted as a quiet outpost without the master-planned subdivisions you see in St. George or Washington, HOAs are the exception here rather than the rule. Most parcels carry no association fees, no architectural review boards, and no rules about RVs, boats, or outbuildings parked on the property.
That matters for the buyers who land in Big Water in the first place: retirees who want to store a Lake Powell boat in the driveway, remote workers looking for cheap land with dark skies, and second-home owners who use the place as a launch pad for houseboating season. No-HOA properties here typically sit on a quarter acre to several acres, allow detached shops and casitas, and let owners run short-term rentals subject only to county rules. Summer highs hit the upper 90s and winters are mild with very little snow, so outdoor storage is practical year-round. Browse the active no-HOA listings below to see what's currently available in town and on the surrounding parcels.
December 2024 · Big Water market
Live from the Utah MLS — what's actually happening in Big Water right now.
Median sale
$329,000
1 closed in December 2024
Median DOM
213 days
listing → contract
Sale-to-list
99.7%
of final list price
Unsold inventory
—
active + pending
15 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Big Water.
Are most homes in Big Water actually free of HOA dues? ▾
Yes. Big Water never developed the master-planned subdivisions common in Washington County, so the majority of parcels in and around town carry no HOA. A few small pockets of newer builds may have shared-road agreements or minor covenants, but true HOAs with monthly dues are rare here.
Can I park an RV, boat, or trailer at a no-HOA home in Big Water? ▾
On almost every no-HOA lot, yes. Big Water is a Lake Powell gateway town, and outdoor storage of boats, RVs, and utility trailers is standard. You're still subject to Kane County zoning setbacks, but there are no association rules limiting what sits on your property.
Do no-HOA homes here allow short-term rentals? ▾
Generally yes, since there's no association to prohibit them. Kane County requires a short-term rental permit and applicable transient room tax collection, but Big Water has been one of the more rental-friendly towns in the region given its proximity to Lake Powell and Page.
What's the price range for no-HOA properties in Big Water? ▾
Manufactured homes on small lots often list in the low $200s to low $300s, while site-built homes on an acre or more typically run $350K to $600K depending on shop space, views, and finish level. Raw land without a structure can still be found under $50K in some sections of town.
Are there any covenants or deed restrictions to watch for? ▾
Some individual parcels carry legacy deed restrictions from the original developer, usually limiting things like commercial livestock or junk vehicles. These aren't HOAs and have no dues or board, but it's worth having your title company pull the CC&Rs during the commitment review.
What utilities and services should I check on a no-HOA Big Water home? ▾
The town has municipal water, but sewer is septic on most lots and propane handles heating since there's no natural gas line. Internet has improved with fixed wireless and Starlink options, and power is through Garkane Energy. Verify septic age and water-share status before closing.