The Cottages at Pearce Farm

Independent Assessment

The Cottages at Pearce Farm is a newly built active-adult project in the Salt Lake County submarket, with construction beginning only in 2025 and a modest, clearly bounded scope of 65 total homes. The age-qualification language located is unusually specific and operational -- stating that at least one resident must be 55 to qualify -- which is the kind of per-household occupancy rule typical of a HOPA-compliant recorded declaration, distinct from a softer 'active adult lifestyle' marketing phrase. That specificity is why the community is classified as legally age-restricted 55+ rather than as an active-adult community whose legal age restriction is not independently verified. The recorded declaration itself was not independently inspected, and current pricing and the HOA fee were not confirmed, so buyers should treat those as open items even though the age-qualification finding itself is comparatively strong.

Who May Find This Community Appealing

The Cottages at Pearce Farm suits buyers who want brand-new construction rather than resale inventory, who value a gated small-scale community (65 homes total) over a larger development, and who want confirmed access to a clubhouse, fitness room, and pickleball courts as part of an active lifestyle. Buyers who want a choice between single-family detached and townhome living within the same age-qualified community may find the mix here useful for comparing floor plans and price points without leaving the development.

Homes, Builders & Development History

The Cottages at Pearce Farm is being built by Blue Hills Construction, with construction beginning in 2025. The community is planned for 65 total homes across a mix of single-family homes and townhomes. Specific floor plans, square footage ranges, and the expected full build-out completion date were not confirmed; buyers should request this detail directly from the builder.

Current Pricing & Market Positioning

Specific pricing for homes at The Cottages at Pearce Farm was not confirmed. As new construction beginning in 2025, pricing should be expected to reflect current West Valley City land and construction costs rather than older resale comparables in the surrounding area; buyers should request current pricing and any available floor-plan pricing sheets directly from Blue Hills Construction.

New Construction vs. Resale Considerations

The Cottages at Pearce Farm is active new construction, with building having begun in 2025 toward a planned total of 65 homes. Buyers should expect an active construction environment for some time, ask the builder for the current phase and completion schedule, and confirm which amenities (clubhouse, fitness room, pickleball courts) are already open versus still under construction.

Taxes, Insurance & Special Assessments

Homes at The Cottages at Pearce Farm are subject to Salt Lake County property tax administration. A specific effective property tax rate for West Valley City was not confirmed; buyers should confirm the current rate with the Salt Lake County Assessor. Utah applies a flat state income tax rate (4.5% as of 2025) that also applies to Social Security benefits, though a nonrefundable retirement tax credit can zero out the tax liability for many retirees under Utah's income phase-out thresholds; buyers should confirm current-year rules with a tax advisor. A confirmed insurance-cost range specific to this community was not found.

Community Layout & Lifestyle

The Cottages at Pearce Farm is planned around a compact, gated 65-home footprint with a clubhouse, fitness room, and pickleball courts as its core shared amenities, supporting an active, socially engaged lifestyle at a smaller scale than some of the larger Salt Lake County active-adult communities. The mix of single-family and townhome product within the same gated community allows residents to choose a home type without leaving the development's amenity base.

Shopping, Healthcare & Airport Access

The Cottages at Pearce Farm is located in West Valley City, Utah's second-largest city, in the western portion of the Salt Lake Valley in Salt Lake County. West Valley City sits along the I-215 beltway with access to downtown Salt Lake City to the east and the broader Salt Lake Valley via major arterials. The community's specific street address and drive times to particular medical centers or retail destinations were not confirmed; buyers should confirm current access and distances directly.

Age Qualification & Material Ownership Restrictions

A direct quote describes The Cottages at Pearce Farm as 'a 55+ community where at least one resident needs to be 55 years old to qualify.' That is a specific, operational per-household occupancy rule consistent with a HOPA-compliant recorded declaration, and it is the basis for the legally age-restricted 55+ classification. The recorded declaration itself was not independently inspected, and the HOA's current occupancy-verification procedure was not confirmed; buyers should request that documentation directly before purchasing.

Tradeoffs & Limitations

Because construction only began in 2025, current pricing, HOA fee amounts, and how many of the planned 65 homes have been completed and sold could not be confirmed as of the last update. Buyers considering The Cottages at Pearce Farm should expect an active construction environment for some time, with likely construction traffic and phased amenity completion, and should confirm the current build-out timeline directly with Blue Hills Construction before purchasing.

Comparison With Nearby Communities

The Cottages at Pearce Farm and Bingham Point are both located in West Valley City, but are documented to very different degrees: The Cottages at Pearce Farm has a specific, operational age-qualification quote supporting legally age-restricted 55+ status and a clearly documented builder, unit count, and amenity plan, while Bingham Point remains thinly sourced with its age-restriction status unresolved. Buyers evaluating West Valley City's active-adult options should weigh that documentation gap directly rather than assume the two communities are comparably verified.

Current Listings

Blue Hills Construction, or a local agent, can provide current available homes, floor plans, and pricing at The Cottages at Pearce Farm, and confirm the current HOA fee and amenity completion status directly.

Is The Cottages at Pearce Farm age-restricted?

It was independently confirmed via a direct quote describing it as 'a 55+ community where at least one resident needs to be 55 years old to qualify,' a specific occupancy rule supporting classification as legally age-restricted 55+. Buyers should still request the recorded declaration and verification procedure from the HOA.

Who is building The Cottages at Pearce Farm, and when did construction start?

Blue Hills Construction, with construction beginning in 2025 toward a planned total of 65 homes.

What types of homes are planned at The Cottages at Pearce Farm?

A mix of single-family homes and townhomes, for a planned total of 65 homes.

What amenities are planned at The Cottages at Pearce Farm?

A gated entrance, a clubhouse, a fitness room, and pickleball courts.