ICO Holbrook is the newest of ICO's rental communities, a set of apartment buildings inside Ivory Homes' Holbrook Farms neighborhood in northwest Lehi. It covers more of the market than most complexes in this part of the city: a studio, three one-bedroom plans, three two-bedrooms and one three-bedroom, from 528 to 1,314 square feet, with a parking garage and an amenity list that reads like a club.
The facts here come from ICO Holbrook's official website, including its floor plans, amenities, fee guide, neighborhood and ICO program pages, read in October 2026.
What "Brand New" Means for a Renter
The site called the community "now open and leasing" and was advertising weeks of free rent on new leases when we checked. Concessions like that are common when a building is filling, and they can lower the first year's cost. They also mean you should ask a few things a renter at an older complex would not:
- Which buildings are finished, and is anything still under construction near the unit you are offered?
- Is the concession spread across the lease or taken up front, and how does it affect the renewal rent?
- Is the full amenity list open now, or are some spaces still coming?
Eight Plans, Named for Trees
| Plan | Beds / baths | Square feet |
|---|---|---|
| Alder | Studio / 1 | 528 |
| Aspen | 1 / 1 | 724 |
| Clover | 1 / 1 | 804 |
| Juniper | 1 / 1 | 886 |
| Laurel | 2 / 2 | 1,034 |
| Rowan | 2 / 2 | 1,040 |
| Sage | 2 / 2 | 1,250 |
| Willow | 3 / 2 | 1,314 |
The interesting decisions are in the middle. Juniper, the largest one-bedroom at 886 square feet, is within about 150 square feet of Laurel and Rowan, which add a second bedroom and a second bath. A single renter who works from home might pay less for Juniper and still have room for a desk; two roommates need Laurel or Rowan, and the six square feet between those two will not decide anything, so compare the unit's floor, view and garage access instead. Sage, at 1,250, is the two-bedroom to choose if you want the second bedroom to be a real room for a guest or a child.
Willow is the only three-bedroom, at 1,314 square feet with two baths. Our guide to renting with a family in Utah Valley covers occupancy rules and what three-bedroom rentals look like across the county.
The amenities page lists ceilings from nine to 14 feet in select apartments, quartz countertops, Whirlpool appliances, full-size washers and dryers, wood-style flooring, deep soaking tubs, pantries in some plans, and private balconies or patios in some units.
The Amenity Names, Translated
ICO Holbrook brands its common spaces, which makes the list hard to read at first glance:
- Club Fit and Club Spin: the fitness center and a cycling studio.
- Club Fore: a golf simulator.
- The Hub: a social space with a demonstration kitchen.
- Social Parlor: pool table, table tennis, foosball and gaming stations.
- Micro mini office spaces and an iCafe: places to work outside your apartment.
- Resort-style aqua lounge and spa, an expansive sun deck with cabanas, and a poolside fire pit and barbecues.
- Sand volleyball and basketball courts.
- Pet Spaw and Pet Plaza: a pet wash and an outdoor pet area.
- Bike lockers and garage access with assigned parking.
The micro offices are the item remote workers should look at on a tour: ask how many there are, whether they are reserved or first come, and whether they lock.
The Fee Guide
ICO publishes a fee guide for each community. Here are its categories; we leave the amounts to the source, since they change.
At application and move-in: an application fee per applicant, a non-refundable administration fee when you hold an apartment, a refundable security deposit that varies by credit, a utility setup fee, and a one-time enrollment fee for ICO's Smart Home Buyer Program.
Monthly, required: a media package, a trash valet charge and a utility billing fee.
Utilities, paid with rent through a third-party biller: gas and electricity by usage, water and sewer on a ratio formula that factors occupancy, and trash at a set amount. A utility close-out fee applies on the last bill.
Optional monthly: standard garage parking, EV garage parking, a storage unit, a bike locker, pet rent, a short-term lease fee, opt-in credit reporting (first three months free) and an insurance waiver.
Paying online: the guide lists a per-transaction fee for debit cards and a percentage plus a convenience fee for credit cards. Ask which payment method carries no fee, since a card fee on rent adds up over a year.
Replacements: key fobs, keys and garage tags.
The required media package is the line that differs from ICO's older ICO Ridge, which charges a required smart home package instead. Ask what the media package includes and whether it replaces internet service you would otherwise buy. The insurance waiver is a monthly program, not a renters policy in your name; our renters insurance guide explains the difference.
ICO's program page also describes the Smart Home Buyer Program, which credits a fixed part of each rent payment toward upgrades on a new Ivory Home, and a credit-building option for rent payments. The credit is for upgrades on an Ivory Home specifically; ask how it accrues and whether it expires.
We keep rent figures out of our housing pages. ICO posts current pricing by unit on its site, and the site's own fine print says amounts "may vary daily."
Holbrook Farms Around It
Holbrook Farms is an Ivory Homes master plan in northern Lehi, a mix of new houses, townhomes and rentals still filling in. Our overview of master-planned communities in Utah County explains how to tell which promised amenities are committed and which are aspirational. Two neighbors are useful to know:
- Drexler Townhomes at Holbrook Farms, a rental townhome community with basements, about half a mile to the northeast; see our Drexler profile.
- Innovation Park at Holbrook Farms, at 2601 North Ferguson Drive, an affordable townhome community built by Ivory Homes and the Call to Action Foundation. The Daily Herald reported in 2024 that it will have 240 townhomes for households earning 50 to 80 percent of Utah County's median income. If your income fits that range, it is a different and possibly cheaper option.
ICO's neighborhood page names the Outlets at Traverse Mountain, Thanksgiving Point, Harmons, Target and Costco as nearby, and lists Adobe, Microsoft, Texas Instruments, Podium, MX, Cisco and Intermountain Primary Children's Hospital among area employers.
Schools: Lehi joins the new Aspen Peaks School District on July 1, 2027. New neighborhoods see boundary changes as schools open, so confirm assignments for the specific address.
Drive Estimates
OSRM routing from 4632 West Hudson Way, no traffic:
| Destination | Road miles | Drive, no traffic |
|---|---|---|
| Lehi FrontRunner station | 3.5 | 9 min |
| Thanksgiving Point | 3.5 | 10 min |
| Adobe's Lehi campus | 4.3 | 11 min |
| Utah Valley University | 16.5 | 25 min |
The west side of Lehi sits farther from I-15 than the Thanksgiving Point area, which shows up in the times above. Our FrontRunner commuting guide covers the train, and where to live if you work in Lehi compares this side of the city with the others.
Office Hours
The site lists the leasing office open Monday through Wednesday 9 a.m. to 6 p.m., Thursday 10 a.m. to 6 p.m., Friday 9 a.m. to 6 p.m. and Saturday 10 a.m. to 5 p.m.
A Short List for the Tour
- Is anything still under construction near this unit, and when will it finish?
- How is the move-in concession applied, and what is the renewal policy?
- What does the required media package include?
- Is a garage space guaranteed for this unit, and is EV charging available now?
- Which payment method has no processing fee?
- What restrictions apply under the 65-pound pet limit?
Frequently Asked Questions
Where is ICO Holbrook?
What floor plans does ICO Holbrook have?
Is ICO Holbrook new?
How does parking work at ICO Holbrook?
Are utilities included at ICO Holbrook?
Is ICO Holbrook pet friendly?
What is Club Fore at ICO Holbrook?
Which school district serves ICO Holbrook?
Sources
The facts in this guide were checked against these sources. Hours, fees and rules change, so confirm anything time-sensitive with the source before you go. How we make Provo.com.
- ICO Holbrook Apartments (official site), ICO / Ivory Homes. Checked October 20, 2026.
- ICO Holbrook floor plans, ICO. Checked October 20, 2026.
- ICO Holbrook amenities, ICO. Checked October 20, 2026.
- ICO Holbrook fee guide, ICO. Checked October 20, 2026.
- ICO Holbrook neighborhood, ICO. Checked October 20, 2026.
- The ICO Advantage, ICO. Checked October 20, 2026.
- Joint philanthropic partnership opens first units of affordable townhome community in Lehi, Daily Herald. Checked October 20, 2026.
- School boards approve names for 3 new Utah County school districts, KSL. Checked October 20, 2026.
- OSRM routing engine (drive distance and time estimates, no traffic), Project OSRM. Checked October 20, 2026.
