Our St George Utah real estate market is already half way through the year.  We’ve had some rather hot, dry, and even humid conditions to contend with this year.  While July (and August) is typically among the warmest of our desert months, it did seem to start a little sooner this year.  Combined with the monsoons bringing (much needed) rain, monsoons also add to the humidity which we are not accustomed to experiencing in this usually dry climate.  No complaints however, it’s a small price to pay to live in such a beautiful piece of the country.  The real estate market continues to stay hot, and the summer heat only seem to add some sizzle to the market.  

Our inventory is about the lowest we’ve seen in since January 2016.  Our sales are trending upward (although we do have months that jump around a bit).  Below, is a snapshot of our greater St George real estate market sales and inventory (this includes St George as well as surrounding areas: Santa Clara, Ivins, and Washington):

Immaculate LIKE NEW Sunriver Home For Sale

$365,000

3 Bedroom, 2 Bath

3 Car Garage

Larger Lot

If you’re looking for a fantastic home in Sunriver, you don’t want to miss this new listing.  The owners had this home custom built with every detail well planned. As you enter the home, you’ll instantly notice the beautiful wood floors and cabinetry, the attention to detail throughout the home is neutral, yet sophisticated.   This is a modified Transitions floor plan, which was enlarged from the original floor plan giving this a generously sized greatroom and an already larger master bedroom.  This modification makes it very comparable to the popular Aspirations (or Windsong) floor plan….only better!  Why is this plan better? Because the master is a split floor plan, so the owners bedroom is located on the opposite side of the home from the guest and office (or den).  The walk-in closet is much larger, and there is a dedicated laundry room (no passing through the laundry room to get to the garage).  Speaking of garage, you will appreciate the spacious 3 car garage.  There is a whole-house humidifier as well as an instant hot water loop, upgraded (high efficiency) A/C (heatpump), water softener, and reverse osmosis. 

3 Bedroom, 2 Bath, 3 Car Garage in Sunriver

This floor plan is a true 3 bedroom, however the 3 bedroom offers office built-ins, making it the perfect study or work space. The kitchen has ample counter space and looks out to the dining area, livingroom, and the very private south facing backyard.  The highly appealing and low maintenance backyard is very large featuring colorful shrubs, trees, and synthetic grass.  You won’t have to fuss with the backyard, instead, you can relax year-round and enjoy it.  There is plenty of room for a garden or a pool or spa if desired.   The extended patio cover offers shade for the summer but having a south facing backyard will offer sun in the winter, allowing for wintertime enjoyment. 

Built-ins and Upgrades Throughout 

Back inside you will notice the greatroom built-ins, offering customization space for display or storage in this high-end cabinetry.  There is an additional built-in which can also serve as a display or china cabinet. The office has added custom desks and storage, space for two.  The master bathroom, you’ll appreciate the larger shower the owners designed for this plan.  Dual vanities and natural light in the closet really finish off the space.  There are so many upgrades, it's really a beautiful model-like home. 

It’s not possible to build this floorplan with all of these upgrades, for this price.  Everything is immaculate, and like new condition.  You will not be disappointed with this beautiful home.  

This home is shown by appointment only and confirmation of the appointment MUST be received prior to viewing.  Please be sure to view the interactive virtual tour which will allow you to completely tour the home.  

Greater St George Utah Real Estate Market Report for June 2018

Summer in St George is in full swing, and the only thing hotter is our St George Utah real estate housing market.  Inventory remains low and sales are high, which contributes to this aggressive and fast paced real estate market.   Here is a quick snapshot (photo below) illustrating the past two years, this graph offers insight and I’ll further analyze the status below.  Also, if you’re interested in more specific statistics or reports I’ve missed, please offer your input—contact Paula Smith with RealtyPath directly and let me answer your questions.

2 bedrooms plus a loft in The Mesas! 

Location…Location…Location!!!  Do you know where The Mesas is located?  The Mesas in St George is located just off River Road, steps away from everything you need!  You’ll find several dining venues, Target, Harmons Grocery Store, Intermountain Hospital…. all either across the street or less than one block.  Not far from Dixie University and easy access to I15, this is quite possibly the best location for a primary residence or a second home.  Surrounded by lush green common area lawns and large mature trees, and steps away from the clubhouse, pool and spa---even though there is a one car garage, you won’t even need a car, living here!

This condo is an end unit, offering two enclosed patios (one facing north and the other towards the west) and surrounded by large shade trees and rolling green grassy common areas.  The interior has been recently updated with new carpet, tile, paint, granite, and a new walk in shower.  As you enter, you’ll appreciate the vaulted ceilings.  The fireplace has been remodeled with beautiful tile that runs the length of the wall.  There is a dining area which opens up to the side patio.  The kitchen is a galley style with ample counterspace.  There is a laundry area just off the kitchen.  

On the main level you’ll find one of the two ensuite bedrooms (both rooms have an attached bathroom).  This lower master is generous in size and opens up to the front enclosed courtyard which is the larger of the two patio spaces.  New granite and tile is an updated touch added by the current owner.  Neutral tones will match any décor.

Upstairs at the top of the landing, you’ll find a versatile loft space, which can be utilized as an office, den, or play area.  Just off the loft, you’ll find the upstairs master bedroom with an attached bath.  This room is spacious, and the bathroom has been totally remodeled.  There is a tiled walk-in shower and granite counters on the vanity.  There are several closets and storage options throughout the home.

The HOA takes care of just about everything, providing you with:  lawn care, pool/clubhouse, exterior building insurance and maintenance, water, sewer, trash, and even cable.   The pool is a few seconds away from this home and the clubhouse is available for use for your special occasions.  If you’re looking for a first-time home, a second home, downsizing, or simply your next home—be sure to give this a look.  It’s difficult to find homes under $200,000 in St George—and with so much to offer, this wont last. 

Contact Paula Smith of RealtyPath today to schedule a showing. 

Help Understanding the Requirements on St. George Vacation Homes

Right now, a big debate in the area is St. George vacation homes and short term rentals. Online services like AirBnB and VBRO provide a platform for home owners to rent their homes, or rooms in their homes, to short term renters who are often vacationers. While the services are very convenient, local authorities cite concerns about safety, trash, parking, and property values. Currently, most cities within Washington County do not allow home owners to rent out their houses or rooms in their home for short stays of a few days or weeks. The exception is in designated zones for nightly rentals.

St. George Short Term Rentals Are Available Only in Designated Areas

If you think you might want to rent out your home on a short term basis, be sure to understand local rules and ordinances concerning St. George short term rentals. In St. George, some of the designated areas are Las Palmas, Sports Village, Inn of Entrada, Estancia, Blackrock Condos (this particular community requires a one month minimum), Ledges of St. George, and Escapes at the Ledges. Paradise Village is designated for short-term rentals in Santa Clara, Coral Ridge in Washington, Encanto Resort in Ivins, and Retreat at Sand Hollow in Hurricane. Hurricane is actually more lenient on short term rentals, and while they do allow short term there are several rules that go along with it. Otherwise, homes may be rented out for six months at a minimum. However, many areas may require a year. Keep in mind that HOAs have their own rules, which will supersede city ordinances. There is time after an offer is accepted, during due diligence, for potential buyers to check on HOA requirements. Be sure to do your research on St. George vacation homes before buying.

Potential buyers who want to find somewhere to rent while searching for the right home may find it difficult locating a rental right now, as the rental inventory is very low. Because of the long minimum stay requirements, many home buyers end up doing a short term rental at one of the communities mentioned above. Are you thinking of purchasing a home in the St George area? I’d love to show you the perfect home. If you have questions about short term rentals or vacation homes, please contact Paula Smith or call 435.773.3751.

March 2018 St George market report

Welcome March! The Parade of Homes is now behind us and Spring is rapidly approaching, although with the strange weather pattern we seem to be having (70’s one week and 50’s and even some snow the next week) our trees and flowers, like the rest of us, are confused.  Do we put away our sweaters or not?  So back to the St George real estate housing market report, lets look at what has been going on for the first couple of months of 2018.  As of today (March 6th, 2018) we will look at the greater St George area, residential real estate.  

In a nutshell…inventory is up…sales are down.  Don’t panic!  There isn’t anything to worry about, and nothing unusual as much of the country is experiencing similar trends.  Focusing on St George specifically…our inventory spike is a relatively natural occurrence for the Parade of Homes season, and compared to the previous couple of years, we are still VERY low in inventory, so an inventory spike is welcomed, for sure.  Sales being a little lower isn’t unusual either, sales typically spike in March and then a soft reset for April.  

3563 E. Hidden Springs Drive
Washington, UT 84780

Price: $309,500
MLS 18-192001

Bedrooms: 3
Beautiful, Private Backyard
Bathrooms: 2
Garage: 2.
Square Footage: 1,686

Sunriver Home with 1850sqft and a 2.5 Car Garage

4586 S. Siesta Drive
St George, UT 84790

Price: $334,000
MLS 18-191227

Bedrooms: 2
PLUS OFFICE (or Den)
Bathrooms: 2
Garage: 2.5 
Square Footage: 1,850

When I meet with clients who are searching the area for St. George homes, they typically want to know some basic information about the weather in the city and surrounding communities, as well as cost of living.

Located in the desert, St. George is somewhat hotter than the rest of the state, with fairly mild winters. The hottest month is July, with highs around 101 degrees. December is typically the coldest, with a high of 51.9 degrees and a low of 30.6. Rain is common throughout the year, and there can be some snow in December, January, and February (though if it actually sticks, it usually only stays for a couple of hours). The elevation is 2,860 feet.

St. George is the county seat of Washington County and the most populous city in the area. The median house price is around $220,000. We usually estimate about 1% of the assessed value of the house for property taxes. Keep in mind that the assessed value is not necessarily the same as the price you end up paying for a house. If the house is your primary residence, meaning that you live there full time, you pay 55% of the taxes. For vacation homes, owners pay the full taxes.

Residents of the city find great shopping at Red Cliffs Mall and the Shoppes at Zion. Excellent healthcare is available at Dixie Regional Medical Center, which is an Intermountain Hospital. There are many community festivals, from the Dixie Roundup Rodeo to the St. George Ironman to St. George Arts Festival.

Overall, the cost of living for those who own St. George homes is 5% lower than the national average, and significantly lower than many other large cities.

Historic Santa Clara Real Estate Hosts Swiss Days Every September

To the west of St. George is the charming, historic city of Santa Clara. Each September, the city celebrates Swiss Days, to honor the first settlers in the area, many of whom were members of the Church of Jesus Christ of Latter-day Saints from Switzerland. Frei's Fruit Market is a local institution, founded in 1956 and they are very popular for purchasing locally grown fruit and vegetables. It's open from Memorial Day through mid-December.

The weather in Santa Clara Utah is similar to St. George, and the elevation is 2,762 feet. Utilities cost well below average, while other necessities like transportation and groceries are also below average. Find Santa Clara real estate with both historic homes and spacious new construction.

If You Love the Outdoors, Check out Ivins Real Estate

Ivins is another lovely city to the north and west of St. George. The city is nestled against the Red Mountains, and Snow Canyon State Park is in your backyard. It's an ideal place for people who love to be outdoors. The newly opened Vista School is a public charter school that goes from kindergarten through eighth grade. The school is dedicated to providing students with a well-rounded education, emphasizing academics, the arts, and technology. The Southern Utah Veterans Home is a new, state of the art facility to provide treatment to veterans in need of long-term care. Ivins is also home to Tuacahn Center for the Arts, which stages performances in its outdoor amphitheater, including the Christmas Festival of Lights and there is also a charter high school within Tuacahn.

The median price of Ivins real estate is around $238,000, which is somewhat above the national average. The cost of living in Ivins is also a bit above the national average because of its housing prices. However, as in the other cities in the area, costs for groceries and healthcare are less than average. Weather and elevation are similar to St. George.

Washington Real Estate Offers Quiet, Rural Living

Washington lies to the east of I-15 and still retains a lot of its rural feel. It was once a cotton growing area, though the city has been developing rapidly in the past couple of decades. However, it's still possible to find Washington real estate that is just waiting for someone to come and build their dream house on it.

Choose Hurricane Real Estate for a Country Lifestyle

Hurricane is north and east of St. George, about a 20 minute drive away. It is still the most rural of all the cities and is a very safe place. The city is expanding, with new construction of Hurricane real estate in turn attracting more businesses into the area. Hurricane has similar weather to St. George but is at a somewhat higher elevation at 3,248. The median home price is $202,000, which is a bit higher than the national average. As we have seen in the other cities, utilities, groceries, health care and transportation are all less than average.

I hope this overview helps any potential new residents gain a feel for the different cities and areas around St George. My name is Paula Smith, and I would be happy to speak more in depth on any of these cities. Please contact me for more information or call 435.773.3751.

The Most Important Thing to Remember When Touring St. George New Construction Homes

Construction is booming in St. George right now.  There are many great reasons to check out St. George Utah new construction homes.  First of all, new homes are built with the latest safety and quality standards.  You have the ability to work with the builder or design center to select colors, flooring, and fixtures throughout the house, so you can decorate it exactly to your taste.  New construction also offers many different floor plans to choose from, which means you can customize your new St. George home to suit your needs and lifestyle.  Entertain a lot?  Go with a formal dining room!  Work from home?  Have a dedicated home office.  There are so many possibilities.