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No HOA Homes for Sale in Mt Pleasant, Utah
Mt Pleasant sits in the middle of Sanpete Valley about two hours south of Salt Lake on Highway 89, and it's the kind of town where most properties have never been part of a homeowners association to begin with. The historic grid laid out by Mormon pioneers in the 1850s gave Mt Pleasant oversized lots — quarter-acre to full-acre parcels are common right inside city limits — and that pattern carried through every era of building since. Properties without an HOA here mean you can park the RV next to the shop, run a few chickens or a horse on the back portion, paint the trim whatever color you want, and skip the monthly dues entirely. For buyers coming from Utah County or the Wasatch Front, that freedom is often the whole reason they're looking in Sanpete in the first place.
The trade-off worth understanding: without an HOA, road maintenance on private lanes, shared well agreements, and fence lines fall to the owners directly, and there's no architectural committee keeping a neighbor's project in check either. Most Mt Pleasant homes sit on city streets with municipal water and sewer, so that's rarely an issue in town, but rural parcels on the east bench toward Skyline Drive or out toward Indianola can involve shared infrastructure. Prices in Mt Pleasant generally run well below Wasatch Front averages, with older homes on big lots and newer builds on subdivided agricultural ground both showing up regularly. Browse the active listings below to see what's currently on the market.
April 2026 · Mt Pleasant market
Live from the Utah MLS — what's actually happening in Mt Pleasant right now.
Median sale
$399,000
6 closed in April 2026
Median DOM
30 days
listing → contract
Sale-to-list
99.3%
of final list price
Unsold inventory
40
active + pending
69 matching · page 1 of 3
Active listings
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Common questions
About no hoa homes in Mt Pleasant.
Are HOAs common in Mt Pleasant at all? ▾
No. The vast majority of Mt Pleasant properties have never had an HOA. A handful of newer subdivisions on the edges of town carry covenants, but most of the housing stock — historic homes on the original pioneer grid, ranchettes on the bench, and infill builds — is HOA-free by default.
Can I keep livestock or build a shop on a no-HOA property here? ▾
On most lots, yes, but city zoning still applies even without an HOA. Mt Pleasant zoning allows chickens, and larger animals like horses or cows are typically permitted on parcels meeting minimum acreage in the appropriate zone. Check the specific zoning designation and setback rules with Mt Pleasant City before closing.
What about road maintenance and snow removal without an HOA? ▾
Homes on city streets get plowing and maintenance from Mt Pleasant City as part of normal municipal service. If a property sits on a private lane or shared easement — more common on rural parcels east of town — those costs are split informally between neighbors, so ask the seller how that's been handled.
Do no-HOA homes in Mt Pleasant cost less than HOA properties? ▾
Not necessarily. Pricing in Mt Pleasant is driven more by lot size, age, condition, and whether outbuildings or water shares are included than by HOA status. You'll see HOA-free historic homes priced anywhere from the low $300s to over $700k depending on acreage and finishes.
Are there CC&Rs I should still watch for? ▾
Some no-HOA subdivisions still recorded CC&Rs that run with the land even though no association enforces them. Title work will surface these. They're often outdated and inactive, but it's worth reading them before assuming you can put up a metal building or run a home business.
How far is Mt Pleasant from Provo and Salt Lake? ▾
Mt Pleasant is roughly 75 miles south of Provo and about 120 miles from Salt Lake City — about 90 minutes to Provo and a little over two hours to SLC airport via Highway 89 and I-15. Snow College in Ephraim is 12 miles south, which keeps a steady rental market in the area.