Tommy Wolf Real Estate

Tommy Wolf Real Estate I'm a licensed REALTOR® and proud Daybreak resident.

I grew up in Sandy, and after nearly a decade working in real estate in the Bay Area, I made the deliberate choice to come home to Utah — and to Daybreak specifically.

Every home in Daybreak pays the same master association fee: $144.50 a month, or $433.50 a quarter. That covers Quantum ...
09/17/2026

Every home in Daybreak pays the same master association fee: $144.50 a month, or $433.50 a quarter. That covers Quantum Fiber, the Community Center, five pools, Oquirrh Lake and free watercraft rentals, 50+ miles of trail, and the courts and parks. If you own a detached home in Founders, Eastlake, Creekside, Highland Park, South Station, North Shore, Cascade or Watermark, that's usually your entire bill.

Then there's the second layer, and that's where buyers get surprised. Here's the 2026 picture, straight off the Daybreak Community Association rate sheet updated 2/20/2026. All figures are monthly and include the master fee.

TOWNHOMES WITH THEIR OWN BOARD
South Station Townhomes: $357.50. Lowest townhome sub-association in Daybreak.
Highland Park Townhomes: $358.50, up $27.50 a month for 2026.
SoDa Row Townhomes: $377.50. Confirmed in the association's own December budget notice, up $18 a month on reserve funding and insurance premiums.
Creekside Townhomes: $383.50.
North Shore Townhomes: $419.50. Watch this one, 20 lots carry an extra $25 for garbage removal.
Lake Village Townhomes: $436.50, the largest increase anywhere in Daybreak at $54 a month. Add the $11 Boat House assessment every Lake Village home pays and you're at roughly $447.50.

What that money buys: exterior building maintenance, landscaping, snow pushing, building insurance and reserve funding. No extra amenities. You still use the same pools and lake as everyone else.

THE 55+ COMMUNITIES
Garden Park Village detached: $286.50, and it dropped $31 a month for 2026, the largest decrease of any sub-association. The Garden Park Clubhouse portion is $60 of that and buys a private pool, workout equipment, pickleball courts, event space and the pavilion, all restricted to Garden Park residents and their guests.
Garden Park Townhomes: $469.50. Garden Park Condos: $591.50, the highest total in Daybreak, billed on three separate invoices.
SpringHouse Village: $369, with access to the newest 55+ private club in Daybreak.

THE AMENITY DISTRICTS
The Island: $185.75, down $70.75 a month, the biggest drop anywhere in the community. Island residents get private beaches, a lakeside firepit, an island-only park and pavilion, and the perimeter trail. That is the best amenity-per-dollar in Daybreak right now.
Lake Village Boat House: $11 on top of whatever else you pay, for Waterside Club access.
Cottage court lots in Cascade and Watermark: $15, and it buys snow pushing on the shared driveway. That's it.

BENEFITED SERVICE AREAS
These are builder townhome groups billed through the master association instead of a separate board. They run $289.75 to $337.31 a month all in. Lexington is the cheapest full exterior-maintenance option in Daybreak. Watermark Townhomes fell $42.63 a month. Marina Village is the priciest at $337.31. Same services, different building stock and reserve needs.

TWO THINGS TO READ TWICE
Paired homes by Destination Homes look cheap at $227.50, but that fee covers landscaping and snow only. Roof, foundation and structural repairs fall on you and your neighbor to split at your own cost. Very different risk than a townhome association.

Daybreak Townhomes 1, roughly 400 units in the original village, raised dues $240 a month effective 1/1/2025 to fund repairs after construction-defect litigation. It isn't managed by CCMC and Daybreak doesn't publish the rate. Pull the resale packet and reserve study before you write an offer there. Same goes for Carriage Home, Eastlake, Lake Village and Tempo condos, all outside managers, no published number.

Rates change annually. For a live transaction the only figure a lender or title company accepts is the resale packet from Homewisedocs. Sellers also owe a one-time 0.5% Community Enhancement Fee at closing.

If you want the number for a specific address before you tour it, send me the street and I'll pull it.

movetodaybreak.com

09/15/2026

Daybreak's base HOA fee for 2026 is $144.50 a month. That number scares some buyers and sells the house to others. The difference is almost always how it gets explained.

Here's what that base fee actually covers: parks, pools, the trail network, Oquirrh Lake access, the community center, and internet. When a buyer sees $144.50 with no context, it reads as another bill. When they see it next to the lake access and the pools they just drove past, it reads as a bundle they'd otherwise pay for separately.

The part sellers underestimate is the sub-association layer. If you're in a townhome, a condo, a low-maintenance product, or one of the 55+ villages, you likely have a second fee covering yard care, snow pushing, exterior maintenance, and building insurance. Buyers aren't upset that it exists. They get uneasy when nobody can tell them what it is or what it pays for.

Buyers are also running the whole number, not just the mortgage. Payment, taxes, insurance, utilities, HOA. A $144.50 line item moves a $2,870 monthly cost to $3,014.50, and that's the number their lender is looking at.

A few Daybreak sub-associations have had real conversations around repairs and assessments recently, so expect harder questions than you would have gotten two years ago. Why did the fee go up. Is anything assessed. What's in reserves. Silence on those questions costs you offers.

Before you list, pull the packet: monthly dues, what's included, reserve summary, sub-association fees, transfer fees, rules, assessment history, insurance coverage, meeting minutes, and management contact. Sellers who hand that over get cleaner offers and fewer renegotiations at inspection.

Sell the lifestyle the fee pays for. That's the honest pitch, and in Daybreak it happens to be true.

Questions about your specific village's dues before you list? Send me a message.

Tommy Wolf | REALTOR, eXp Realty | 801-580-0647 | [email protected] | movetodaybreak.com

#84009

09/10/2026

The biggest mistake I see Daybreak sellers make has nothing to do with paint colors or staging. It's the list price.

Here's how it usually goes. You've lived in the home. You raised kids there, hosted holidays, walked to SoDa Row a hundred times. So the number in your head is built partly on what the home is worth and partly on what it meant. Then you add a little cushion, because you can always come down later, right?

Buyers don't see the cushion. They see your home sitting next to every other listing in Daybreak with the same square footage and a lower price. Zillow puts them side by side. They notice.

That first week on market is when your listing gets the most eyes it will ever get. Waste it on a price test and you're competing for leftover attention. Then the reductions start. One, then another. Buyers read a string of price cuts as a signal, and they start waiting you out instead of writing offers.

The irony is that overpriced homes usually sell for less in the end. The right price on day one brings more traffic, more competition, and better terms than a high price that slowly bleeds down over two months.

If you're thinking about selling in Daybreak this year, let's look at the actual numbers for your village before you pick a price. Comps, current competition, what's moving and what's sitting.

Tommy Wolf | eXp Realty | 801-580-0647 | [email protected] | movetodaybreak.com

August closed out with 66 sales in Daybreak, and the two halves of the market moved at noticeably different speeds.Singl...
09/08/2026

August closed out with 66 sales in Daybreak, and the two halves of the market moved at noticeably different speeds.

Single Family Homes
45 homes sold. Median price landed at $663,000 with a median of $227 per square foot. Homes went under contract in a median of 38 days, and sellers pulled 98.9% of list price. The range ran from $445,000 in Garden Park up to a $1.747M lakeside home on Watery Way. Almost half of all single family sales closed at or above asking, which tells you pricing discipline is still being rewarded here.

Townhomes & Condos
21 units sold with a median of $476,300. Here's the part most people miss: attached homes are pulling $275 per square foot, well ahead of single family at $227. You're paying more per foot but getting into Daybreak for roughly $187,000 less. Median days on market was 48, so there's a little more room to shop this segment than there was in the spring.

The takeaway for August is that neither side of this market is stalling. Single family is moving faster, townhomes and condos are holding stronger per-foot value, and both are closing within about 1% of asking.

If you're trying to figure out which side of that split fits your budget, or what your place would actually bring right now, I'm happy to run the numbers for your specific street.

Tommy Wolf | eXp Realty
801-580-0647 | [email protected] | movetodaybreak.com

$600,000 is the number that keeps showing up in Daybreak right now. Over the last four months, 73 homes closed between $...
09/03/2026

$600,000 is the number that keeps showing up in Daybreak right now. Over the last four months, 73 homes closed between $550K and $650K, with a median sale price of $604,990.

What's interesting is how differently that same $600K spends depending on the village. Buy an older build or a basic finish and you can land 3,500+ sqft. Stay in the middle and you get new construction in the 2,500-2,800 sqft range. Pay for a Downtown Daybreak or SoDa Row location and you might only get 1,700 sqft, at double the price per square foot.

About 23% of homes in this band are closing over asking, but 44% are closing under. That's a market where a well-priced, well-presented home still draws competition, while an overpriced one sits and eventually comes down. At least 13 of the 74 active listings in this range already have documented price cuts.

If you're shopping in this price point, figure out which trade-off you're making before you start touring. Full breakdown, including specific addresses and listing history, is on the blog. Link below, or reach out directly if you want the full picture for your budget.

https://movetodaybreak.com/daybreak-newsletter/what-600k-buys-in-daybreak-utah-fall-2026

09/01/2026

If you're getting ready to list a home in Daybreak, don't sign with the first agent you talk to. I put together a video on the 7 questions every Daybreak seller should ask before signing a listing agreement, and a few of them catch people off guard (especially the one about neighborhood HOAs).

Daybreak isn't priced or marketed like the rest of South Jordan. Buyers here care about which village you're in, proximity to Oquirrh Lake and SoDa Row, and HOA specifics that don't show up on a generic CMA. An agent who doesn't work this neighborhood regularly can miss all of that.

Full video is linked below. Watch it before your next listing conversation.

Buying your first home in Daybreak isn't like buying anywhere else in South Jordan. It's a planned community with its ow...
08/27/2026

Buying your first home in Daybreak isn't like buying anywhere else in South Jordan. It's a planned community with its own pricing patterns, its own mix of new construction and resale, and its own HOA structure worth understanding before you fall for a floor plan.

A few things I get asked most:

FHA loans work here, with down payments as low as 3.5%. The Salt Lake County loan limit currently sits at $637,100, which covers most entry-level homes in Daybreak. Conventional loans go up to $832,750 before they're considered jumbo. Utah Housing Corporation's FirstHome and Home Again programs offer below-market rates plus down payment assistance up to 6% of your loan amount. Veterans get an extra $2,500 grant on top of standard VA benefits.

Townhomes near SoDa Row put you walking distance from restaurants and shops with a lot less yard to manage. Homes further from Oquirrh Lake tend to run larger lots at a lower price per square foot. Every part of Daybreak shares the same core amenities through HOA dues: the lake, trail system, pools, and parks. If schools matter for your family, Daybreak falls within Canyons School District, and it's worth checking boundaries by address since they shift as the community grows.

Pricing here moves phase by phase and month by month, so I don't recommend anchoring to a number you saw online a while back. Send me your budget and must-haves and I'll pull current listings and recent sales so you're working from real numbers.

Ready to make your move in Daybreak? Reach out directly, no pressure, just real answers from a neighbor who knows this community inside and out.

Read the full first time buyer's guide here: https://movetodaybreak.com/daybreak-newsletter/first-time-buyer-guide-daybreak-utah

08/25/2026

If you own a townhome in Daybreak and you're thinking about selling, know this first: townhomes don't sell like single-family homes here, and pricing or marketing them the same way costs sellers money.

Buyers look hard at HOA structure. Most Daybreak townhomes carry both a master HOA and a sub-association fee, and buyers want to know exactly what each one covers before they write an offer.

Maintenance questions come up fast too. Roof, exterior, landscaping, snow removal, insurance — be ready to explain what's included and what isn't.

None of that changes the fact that Daybreak sells itself. Parks, pools, trails, the fitness center, lake access — the lifestyle is the strongest card a townhome seller has, and it needs to be part of the pitch, not an afterthought.

Parking, shared walls, and townhome-specific comps all factor into pricing too. A townhome priced like a detached home almost always sits.

If you're weighing whether to list your Daybreak townhome, send me a DM or shoot me an email. I'll walk you through what buyers are actually asking about right now.

See more about median pricing in Daybreak Townhomes and Single Family Homes here: https://movetodaybreak.com/daybreak-newsletter/selling-daybreak-townhome-vs-single-family

Is it a good time to sell in Daybreak? Yes, if you price it right on day one.Here's the pattern I'm watching play out ac...
08/20/2026

Is it a good time to sell in Daybreak? Yes, if you price it right on day one.

Here's the pattern I'm watching play out across the neighborhood this summer. Homes priced to match where the market actually sits are going under contract in weeks. Homes priced on hope sit for months, then chase the market down with cut after cut.

The numbers tell the story:

Daybreak homes are selling at a median around $567,000. Current listings are asking a median of $574,000. That gap is buyers pushing back on prices that run ahead of the data.

Average days on market in Daybreak is about 68 days, down from 83 a year ago. Momentum is there, but 68 days is still more than two months. If your home passes that mark with no offers, it's almost always the price, not the market.

Across South Jordan, recent closings landed at a 98.8% list-to-sale ratio. Priced correctly, homes are selling within a couple percentage points of asking.

Two things sellers underestimate:

Buyers' agents pull comps before they ever book a showing. If your number doesn't line up with what closed nearby in the last 30 to 60 days, your listing gets skipped in the search results before anyone walks through the door.

Daybreak isn't one market. Single family, townhomes, and condos each price differently. Pricing a single family home against townhome closings drags your number down for no reason.

One more piece: if you're within walking distance of SoDa Row or the new downtown district, with the Pennant and the retail coming online near the ballpark, that proximity is worth reflecting in your price. Backed by recent comps, not a flat premium pulled out of thin air.

Read the full Daybreak pricing breakdown here:
https://movetodaybreak.com/daybreak-newsletter/pricing-daybreak-home-right-2026

Thinking about listing this season? Pull the actual comps for your property type, look at the last 60 days, and price to the data. That's what sells a home in weeks instead of months.

Want to know what your Daybreak home is worth right now? Reach out. No pressure, just real numbers.

Tommy Wolf | eXp Realty | 801-580-0647 | [email protected] | movetodaybreak.com

08/18/2026

Most people don't lose money in real estate because they picked the wrong house. They lose it because they used last year's strategy in this year's market.

That's the whole point of this video. When inventory is tight, sellers hold the cards. Buyers compete, offers stack up, and homes move in days. When inventory loosens, the leverage flips. Sellers start competing for attention and negotiations come back to the table.

Here's the part that gets missed around here: Daybreak isn't one market. It's several. A townhome near SoDa Row is competing on walkability and nightlife against a completely different buyer than a home in Highland Heights, where the pace is slower and the pull is quiet streets. Garden Park has its own buyer entirely. National headlines average all of that into a single number that describes none of it.

Before you set a price or write an offer, know which of those markets you're actually in.

Watch the full breakdown, then reach out if you want to talk through your specific village and price point.

Tommy Wolf | eXp Realty | 801-580-0647 | [email protected] | movetodaybreak.com

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4967 W Vinsanto Lane
South Jordan, UT
84009

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