bds
|
ba
|
sqft
ac lot
|
car garage
|
|
No HOA Homes for Sale in Thompson, Utah
Thompson Springs sits about 35 miles east of Moab off I-70, a tiny high-desert community in Grand County where ranch land, open BLM acreage, and a handful of older homes make up most of what trades hands. HOAs are almost unheard of here — the town never platted the kind of subdivisions that come with covenants, and most parcels are county-zoned with wide setbacks and few rules beyond Grand County building code. For buyers who want to park a work truck, an RV, or a horse trailer in the driveway, run a small hobby farm, or build a shop without asking permission from a board, Thompson delivers that kind of latitude in a way most Wasatch Front cities simply cannot.
Pricing here runs well below Moab proper, and lot sizes tend to be generous — many properties sit on a half-acre to several acres, with views toward the Book Cliffs to the north and the La Sals to the south. Water is the real conversation: many homes rely on hauled water or cisterns, and septic is standard. Power is on-grid in town but off-grid setups appear on outlying parcels. Distance to Moab amenities is roughly 40 minutes, Grand Junction is about an hour east, and Salt Lake is roughly 3.5 hours northwest. Browse the active listings below to see which Thompson properties are currently available without HOA dues or restrictions.
October 2025 · Thompson market
Live from the Utah MLS — what's actually happening in Thompson right now.
Median sale
$270,000
1 closed in October 2025
Median DOM
122 days
listing → contract
Sale-to-list
94.7%
of final list price
Unsold inventory
9
active + pending
14 matching · page 1 of 1
Active listings
Prefer the map?
See all 14 no hoa homes on a map
Pan around Thompson and refine by drawing your own boundary.
Common questions
About no hoa homes in Thompson.
Are HOAs common in Thompson, Utah? ▾
No. Thompson Springs and the surrounding Grand County land was never developed with the kind of platted subdivisions that typically carry HOAs. The vast majority of homes and parcels here are governed only by county zoning and building code, not by a homeowners association.
What can I do on a no-HOA property in Thompson that I couldn't do in a covenanted neighborhood? ▾
Owners here routinely keep RVs, boats, work trucks, livestock, chickens, and outbuildings on their property without architectural review. You can also run small businesses from a shop, build detached garages, and choose your own exterior colors and landscaping, subject only to Grand County zoning rules.
Do no-HOA homes in Thompson have water and sewer hookups? ▾
Most do not. A lot of properties in the Thompson area rely on hauled water stored in cisterns and on private septic systems. A few homes inside the old townsite have well access. Always confirm the water situation on a specific listing before writing an offer — it materially affects daily living and resale.
How does pricing compare to Moab? ▾
Thompson is significantly cheaper than Moab proper, often by 40–60% on a per-square-foot basis, largely because of the distance from town and the water/utility realities. Buyers looking for acreage without HOA oversight at a lower entry price often find Thompson works when Moab doesn't pencil out.
Can I finance a no-HOA home in Thompson with a conventional loan? ▾
Sometimes, but it depends heavily on the property. Homes with permitted septic, a reliable water source, and standard construction can usually be financed conventionally. Off-grid cabins, hauled-water properties, or unpermitted structures often require cash or a portfolio lender. Talk to a lender familiar with rural Grand County before you shop.
Are there any private road or shared-well agreements I should watch for? ▾
Yes. Even without an HOA, some Thompson parcels share a private access road or a community well, which means a recorded maintenance or use agreement may apply. Those agreements are not the same as HOA dues, but they do create shared obligations — review them carefully during your due diligence period.