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No HOA Homes for Sale in Paris, Utah
Paris sits in Bear Lake Valley up in Rich County, about 20 miles north of Garden City and a stone's throw from the Idaho line. It's a small town — under 300 residents — surrounded by ranchland, the Bear River Range to the west, and that famously turquoise lake to the south. Most properties here are on larger lots, rural parcels, or older homesteads near the historic Paris Tabernacle, and the vast majority were never platted into HOA-governed subdivisions in the first place. If you're looking for a place where you can park an RV in the driveway, run a few animals, build a detached shop, or just not answer to a board about your fence color, Paris is one of the easier corners of Utah to make that happen.
No-HOA ownership here usually means you're dealing directly with Rich County zoning and any applicable Paris City ordinances rather than CC&Rs. That matters if you're planning short-term rentals tied to Bear Lake tourism, raising livestock, or putting in a secondary dwelling for family. Winters are real — Paris sits at roughly 5,900 feet and gets serious snow — so road maintenance, well and septic systems, and outbuilding upkeep fall on the owner without a community pool of dues to draw from. Prices vary widely depending on acreage, water rights, and proximity to the lake. Browse the active listings below to see what's currently available without HOA dues attached.
June 2026 · Paris market
Live from the Utah MLS — what's actually happening in Paris right now.
Median sale
$30,000
1 closed in June 2026
Median DOM
—
listing → contract
Sale-to-list
79.2%
of final list price
Unsold inventory
5
active + pending
13 matching · page 1 of 1
Active listings
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Common questions
About no hoa homes in Paris.
Are most homes in Paris, Utah already free of HOA dues? ▾
Yes. Paris is a small rural town in Bear Lake Valley, and the bulk of properties — older homes in town, rural acreage, and ranch parcels — were never built inside HOA subdivisions. Newer planned developments with CC&Rs are far more common down near Garden City and the lakefront resorts than they are in Paris itself.
Can I run livestock or build a shop on a no-HOA property in Paris? ▾
In most cases yes, but it depends on the zoning of the specific parcel through Rich County and Paris City. Agricultural and rural residential zones generally allow horses, chickens, and outbuildings, while in-town residential lots have tighter rules. Always confirm with the county planning office before closing if animals or a large detached shop are part of the plan.
Without an HOA, who handles snow removal and road maintenance? ▾
Paris gets heavy winter snow at nearly 6,000 feet of elevation. Public roads are plowed by Paris City or Rich County, but private driveways and any shared private lanes are the owner's responsibility. Some rural parcels sit on roads that aren't maintained in winter at all, so ask about access before you buy.
Can I short-term rent a no-HOA home in Paris for Bear Lake traffic? ▾
With no HOA telling you no, the question shifts to city and county rules. Paris City and Rich County both regulate short-term rentals, and requirements have tightened as Bear Lake tourism has grown. Check current licensing rules before assuming a property will cash-flow as a vacation rental.
What should I check on a rural property without an HOA? ▾
Water source (well vs. shares vs. culinary), septic system age and capacity, water rights if there's irrigation, road access and winter maintenance, and any easements crossing the property. These are the items an HOA would never handle anyway, but on a rural Paris parcel they're entirely on the buyer to verify during due diligence.
How do prices compare to HOA-governed lakefront communities nearby? ▾
Paris generally runs less expensive per square foot than the resort subdivisions around Garden City and Bear Lake's west shore, especially for in-town homes. Acreage parcels with views, water rights, or proximity to the lake can climb quickly, but you won't be adding monthly or annual dues on top of the mortgage.