How Much Are HOA Fees in Daybreak, Utah?

Daybreak's base master association fee is $144.50 per month in 2026. However, many Daybreak properties, particularly townhomes and condos, also belong to sub-associations with additional monthly fees. Your total obligation can range from $144.50 to over $600 per month depending on which associations govern your specific property. Before making an offer on any Daybreak home, you need to identify every association tied to that address and confirm the current dues, any special assessments, and the reserve fund status.

The HOA fee listed in a Daybreak MLS listing is not always the full picture. This is one of the most common surprises buyers run into after they are already under contract.

Here is how it actually works.

Daybreak operates on a layered HOA model. Nearly every property in the community belongs to the master association. Many properties also belong to a village-level association specific to their neighborhood or building type. And some townhomes and condos sit under a third-tier sub-association that manages the building's exterior, structural systems, and shared spaces directly.

You do not always know which layers apply until you look at the specific address. A single-family home on one street might owe only the master fee. A townhome two blocks away might owe three separate assessments. The MLS listing typically shows only one fee, and it is not always the total.

The Three Tiers of Daybreak HOA Fees

Master Association (Daybreak Community Association). Every property in Daybreak pays this fee. The base rate in 2026 is $144.50 per month. This covers community-wide amenities: parks, trails, Oquirrh Lake access (including kayak and paddleboard rentals), multiple pools, the clubhouse, and community events. If your home is a standard single-family detached property with no village or building-level association, this is your only HOA cost.

Village or Sub-association. Many neighborhoods within Daybreak have a second-tier association managing neighborhood-specific amenities or shared landscaping. These fees vary by neighborhood and can add $50 to $150 or more per month on top of the master fee.

Building-level Association (most relevant for townhomes and condos). This is where the biggest variation happens. Townhomes and condos in Daybreak often belong to a building association that handles exterior maintenance, snow removal, yard care, landscaping, and structural insurance on the building itself. These fees can be significant, and they are separate from the master association fee.

For some Daybreak townhome owners, the combined total across all applicable associations reaches $400 to $600 per month. A handful of buildings have seen their fees pushed even higher due to building defect remediation.

The Building Defect Situation You Should Know About

In a recent and well-publicized case, homeowners in one Daybreak townhome sub-association (roughly 400 units) faced a major assessment increase after the association lost a legal case against the original builder. The defects included leaky windows and roof issues. Unable to recover repair costs from the builder, the association passed those costs to residents in the form of a $240 per month increase. Some owners' total HOA fees reached nearly $700 per month. Residents who preferred not to carry the monthly increase could pay a lump sum of approximately $31,000 instead.

This situation is specific to one sub-association. It does not affect all Daybreak townhomes or the broader master association. But it is a clear illustration of why reviewing HOA documents during your Due Diligence period is not optional.

If you are considering a Daybreak townhome or condo, this is not a reason to avoid the community. It is a reason to ask the right questions before you make an offer.

What to Request Before You Make an Offer

Most buyers wait until they are under contract to review HOA documents. You can do significant due diligence before you ever write an offer.

Ask your agent to find out, for any property you are seriously considering:

Which associations govern this specific address (master, village, building-level)
The current monthly fee for each association
Whether there are any pending or recently passed special assessments
The current reserve fund balance for the building-level association, if applicable
Whether the association has any active or recent litigation

The reserve fund question is particularly important for townhomes and condos. A well-funded reserve means the association is prepared for future maintenance without needing to levy emergency assessments. A depleted reserve is a warning sign.

Once you are under contract, Utah's REPC gives you a Due Diligence period, typically 14 calendar days, to conduct a thorough review of all applicable CC&Rs, bylaws, financials, meeting minutes, and association disclosure documents. For a full walkthrough of how that window works, read Utah's Due Diligence Period Explained: What Every Buyer Must Know.

What the HOA Covers (and What It Does Not)

For buyers coming from outside the community, it is worth understanding what the master association fee actually buys, because on a per-amenity basis, it covers more than most HOAs at this price point.

Included at the master level:

Access to Oquirrh Lake with free rentals of kayaks, canoes, and stand-up paddleboards
Multiple community pools
Miles of maintained walking and biking trails
Parks and playgrounds throughout the community
Community events and seasonal programming

What the master fee does not cover: your individual landscaping, exterior maintenance on detached homes, or any building-level services. For townhomes with a building association, that association typically handles exterior maintenance, snow removal on shared paths, and building structural insurance. That coverage is part of why those fees run higher.

Downtown Daybreak is also bringing a new tier of community amenities online this year. The Pennant, a 190-unit multifamily building with lake views, and The Ballpark at America First Square, additional retail, and dining are all opening this summer and fall. For context on how that development is affecting values across the community, read Downtown Daybreak Is Almost Here and It's Already Changing Home Values in South Jordan.

Is the HOA Worth It?

For most buyers in Daybreak, yes. The master association maintains one of the most amenity-rich environments in the Salt Lake Valley. Oquirrh Lake, the trail network, the parks, and the community programming are real advantages that most neighborhoods at this price point do not offer.

The key is knowing your total number upfront. A single-family Daybreak home at $575,000 with a $144.50 monthly master fee is a very different budget equation than a townhome in the same community with a combined HOA obligation of $450 per month.

Both can be the right choice depending on your priorities. The math just needs to be part of your decision from the start.

Every Daybreak property we represent at Zander Real Estate goes through a full HOA review as part of our buyer consultation, before the offer and again during Due Diligence. If you are looking at a Daybreak home and want a clear picture of what you would actually owe each month, that is exactly the conversation to have with us.

Frequently Asked Questions

What is the base HOA fee in Daybreak, Utah in 2026?

The Daybreak master association fee is $144.50 per month in 2026. This is the base rate paid by all Daybreak property owners. Properties in sub-associations, particularly townhomes and condos, pay additional fees on top of the master rate. Total monthly obligations can range from $144.50 to over $600 depending on the property type and location within the community.

Why do some Daybreak HOA fees vary so much?

Daybreak uses a layered HOA structure. Some properties belong only to the master association. Others belong to a village-level association, a building association, or both. Townhomes and condos typically carry higher total fees because their building association covers exterior maintenance, snow removal, and structural insurance on the building. The specific associations governing any property depend on its address and property type.

Can HOA fees increase after I buy in Daybreak?

Yes. HOA boards can vote to increase dues or levy special assessments to fund major repairs or capital improvements. Utah law requires HOA boards to maintain a reserve fund for anticipated expenses, but the adequacy of that fund varies by association. Reviewing the reserve study and recent financials during Due Diligence is the best way to assess the financial health of any association before you close.

What documents should I review during Due Diligence for a Daybreak property?

For any Daybreak property, request the CC&Rs, bylaws, rules and regulations, the current operating budget, most recent financial statements, reserve study, and meeting minutes for the past 12 months from every applicable association. Also ask whether there are any pending special assessments or active litigation. Utah's REPC gives you a Due Diligence period, typically 14 calendar days, to complete this review.

Are HOA fees shown in MLS listings always the total for Daybreak homes?

Not always. MLS listings show HOA fees, but they may not reflect the total for all applicable associations. It is common for listings to show only the master fee or only one sub-association fee. Always confirm the total monthly obligation across all associations for a specific property before making an offer.

Understanding what you will owe each month is one of the most important parts of buying in Daybreak. The amenities are real, the community is well-maintained, and for most buyers the HOA structure works well. You just need the full number before you sign anything.

The Zander Team has helped hundreds of buyers navigate Daybreak purchases, and HOA review is always part of our process from day one. Reach out anytime at zanderteam.com or call (801) 446-2662. We will walk through the specifics with you.