Highly desirable half-acre property offering incredible views in a hard-to-find price range with no HOA. Clean, well-maintained, and ready to enjoy. This unique property ...
Whether you're searching for a turnkey second home or a high-performing nightly rental, this property checks every box!!! This 3 bedroom 4 bath unit can sleep10 to 12 pe...
Welcome to 1148 Shonto Way--an exceptional value in Kayenta, where spectacular views, refined updates, and effortless desert living come together.Privately positioned on ...
This clean and inviting 3 bedroom, 2 bathroom home is tucked away at the end of a peaceful cul de sac in beautiful Ivins. Built in 2018, the home offers a comfortable and...
Gorgeous gable-style home: Large lot, giant slider in the great room, , casita, Red Mountain view, epoxy garage floor, wired for surround in the great room, and a 41.7 ft...
Located in picturesque Ivins, this home is situated on a large lot in a quiet neighborhood. It features a giant slider in the great room, a spacious primary suite, and a ...
Ivins is a distinctive Southern Utah city known for its red-rock setting, desert scenery, arts community, outdoor recreation, and wide range of residential options. Buyers may find established neighborhoods, newer homes, townhomes, custom residences, luxury properties, larger lots, and homes designed around views and outdoor living.
Located northwest of St. George and directly north of Santa Clara, Ivins offers a quieter residential setting while remaining within convenient reach of shopping, healthcare, dining, recreation, and other services throughout the greater St. George area.
Featured Ivins Listing
Tour 140 N. Tuacahn Drive #43, a three-bedroom Copper Canyon home featuring recent updates, a quiet cul-de-sac setting, community amenities, and convenient access to Tuacahn and Snow Canyon.
Ivins has its own identity and should not be viewed simply as an extension of St. George. The city includes traditional neighborhoods, artistic desert communities, newer subdivisions, lower-maintenance properties, and highly customized homes positioned beneath Red Mountain and near Snow Canyon.
The character of Ivins varies considerably by location. Some areas have established homes and mature landscaping, while others include active construction, open desert, larger parcels, contemporary architecture, or planned residential development.
Buyers should evaluate both the home and its surroundings. Nearby vacant land, future roads, developing subdivisions, building envelopes, hillside conditions, and landscaping may affect views, privacy, traffic, and the overall setting.
Ivins offers more variety than its relatively compact size may suggest. Properties can differ substantially in architecture, lot size, HOA responsibilities, age, maintenance needs, views, and neighborhood character.
Buyers may find:
The individual subdivision, recorded restrictions, HOA documents, zoning, tax area, and permitted property use should be verified for each home.
Kayenta is one of the best-known residential areas in Ivins and is recognized for desert-sensitive planning, custom architecture, natural landscaping, and homes designed to complement the surrounding terrain.
Properties may include highly individualized floor plans, courtyards, walls of glass, carefully framed views, and indoor-outdoor living. Lot shape, building envelope, architectural requirements, construction materials, and association obligations may differ from those found in a traditional subdivision.
The Kayenta area is also associated with art galleries, studios, performances, dining, and community events centered around the Kayenta Art Village and Center for the Arts at Kayenta. Ivins has publicly identified the arts as an important part of the city’s community identity.
Buyers considering Kayenta should review the specific association structure, architectural standards, natural-landscape requirements, road access, and maintenance responsibilities for the property.
Views are an important part of many Ivins properties, but not every home has the same view quality or long-term protection. A red-rock view from the front entry may have a different value than one visible from the kitchen, great room, primary suite, patio, and backyard.
When evaluating a view property, buyers should consider:
A view across vacant land should not automatically be assumed to remain open. Buyers should investigate surrounding parcels and known development plans when the setting is a major reason for the purchase.
Tuacahn Center for the Arts is located in Ivins within the red-rock setting of Padre Canyon. It presents Broadway-style productions, concerts, and other events throughout the year.
Living near Tuacahn may appeal to buyers who value theatre, concerts, cultural events, and dramatic canyon scenery. Buyers evaluating nearby properties should also consider event traffic, parking patterns, evening activity, and the home’s distance from the venue.
Ivins provides convenient access to Snow Canyon State Park, surrounding desert trails, cycling routes, parks, and open-space areas. The city’s current maps identify parks, trails, sensitive lands, streets, and planned transportation routes throughout the community.
Recreation access can be an important benefit, but buyers should confirm whether a nearby trail is public, private, planned, or informal. Proximity to a trailhead or park may also bring parking, pedestrian activity, events, and occasional noise.
Fire Lake Park provides a swimming lagoon and recreation area connected to the larger Ivins Reservoir. The project was developed through cooperation between Ivins City and several regional partners.
Homes near the reservoir and park may appeal to buyers who value water access, walking, cycling, and outdoor recreation. Buyers should also consider public use, seasonal activity, nearby roads, and future development when evaluating the location.
Ivins offers completed new homes, quick move-in properties, builder communities, semi-custom residences, and fully custom construction. Architectural style and lot characteristics can vary considerably.
The advertised base price may not reflect the complete cost. Buyers should consider:
Contact Paula Smith before registering online, visiting a model home, calling a builder, or entering a sales office. Builder registration policies vary, and some require buyer-agent registration during the first contact or visit.
Some Ivins properties have no homeowners association, while others are located within communities that regulate architecture, landscaping, exterior changes, rentals, parking, or property use.
Association dues may cover common landscaping, pools, private roads, lakes, gates, building exteriors, roofs, or other shared expenses. These services vary by community.
Buyers should review:
A standard Ivins residential property should not be assumed to permit nightly or short-term rental use. The city’s zoning map identifies a specific short-term-rental overlay district, which means eligibility depends on the location and legal status of the individual property.
Buyers should verify zoning, city licensing, HOA restrictions, transfer requirements, parking, occupancy limits, and property-specific approval before purchasing for vacation-rental use.
A home should not be assumed to qualify simply because another property nearby is advertised as a nightly rental.
I help buyers compare Ivins neighborhoods, investigate property-specific details, evaluate views and future development, review HOA obligations, and prepare an offer based on the home and current market conditions.
An Ivins property should be positioned according to its specific setting, architecture, lot, views, neighborhood, condition, and current competition. Generic descriptions of “red-rock living” are not enough to explain why one property may be more desirable than another.
Features such as protected-feeling views, custom architecture, natural desert landscaping, outdoor living, larger garages, completed improvements, and proximity to Tuacahn or recreation may influence buyer demand. Their value depends on how well those features compare with competing homes.
Learn more about my Southern Utah seller representation and property-marketing approach.
No. Ivins is a separate incorporated city northwest of St. George and north of Santa Clara. It is part of the broader Southern Utah real estate market.
Ivins is immediately adjacent to the Snow Canyon area and provides convenient access to the park. Buyers should evaluate the location of the individual home rather than assume every Ivins property is near the park entrance.
Yes. Ivins offers completed new homes, builder inventory, semi-custom properties, and custom construction. Availability varies by neighborhood and construction stage.
No. Some properties have no HOA, while others may be governed by one or more associations with different services, restrictions, and fees.
No. Short-term-rental use depends on zoning, licensing, HOA rules, and the legal status of the specific property.
Not automatically. Buyers should investigate nearby parcels, recorded plats, building envelopes, easements, and known development plans when a view is an important reason for purchasing.
Ivins includes traditional single-family homes, townhomes, newer construction, custom residences, luxury properties, lower-maintenance homes, and selected larger-lot properties.
Search available homes or learn more about representation for your Ivins or Southern Utah purchase or sale.
