Pecan Valley
in Hurricane,
by a local listing agent.
Two communities, one name. The residential Estates side and the nightly-rental Resort side price on completely different math. Here is the honest local read on what your Pecan Valley home is actually worth.
One name,
two communities.
Pecan Valley in Hurricane is not one neighborhood, it is two. The first, Pecan Valley Estates, broke ground in October 2019 with developer Chris Wyler of Artisan Homes, who built the first home and whose own daughter lives across the street. Phase 1 launched with 27 quarter-acre to half-acre lots, designed around an accessible home price point at the time, and the community has filled in since as a residential subdivision of single-family homes for primary residents, families, and second-home owners. It sits, in the developer’s words, between the crimson cliffs of Sand Hollow State Park and the Virgin River.
The second, Pecan Valley Resort, is the newer phase that turned the name into something the resort-rental market now knows. Rec-Resort zoned, anchored by a 2-acre waterpark, a 10,000 sqft clubhouse with a Double Surf Air surf pool, an Action River, golf simulators, and a planned 47,000 sqft recreation facility, the resort side is built around nightly rental ownership. Roughly three dozen single-family resort homes already sit on it, most with private pools and RV garages, plus the first releases of a planned 400-plus unit townhome rollout around the amenity core.
The reason this page leads with the distinction: the two sides price on completely different math. The Estates side prices like a Hurricane residential subdivision. The Resort side prices like a vacation-rental investment with documented cash flow. Confusing the two is how Pecan Valley listings get mispriced and end up sitting on the market.
If you own in Pecan Valley, the first question your listing agent should ask is which side you are on, and the second is whether your home is approved for nightly rental.
Off SR-9 west of central Hurricane, near 2431 S 5210 W. About 10 minutes north of Sand Hollow Reservoir, 20 minutes to St. George, and 30 to 45 minutes to Zion National Park.
The city sets the frame,
your home sets the price.
These are the citywide Hurricane single-family numbers I brief every seller with before we talk strategy. Sales volume is up sharply while the median has normalized off its peak, a high-activity market where homes are still selling close to asking. What these figures cannot tell you is what your specific home is worth, because a citywide median hides the differences in lot, finish, and location that decide your number. That gap is exactly why a personalized Pecan Valley valuation matters more here than any headline median.
Citywide single-family figures, year over year. Strong sales volume with homes selling near asking signals a deep, active market. Use it as backdrop for your home, not as a per-square-foot price.
Based on information from the Washington County Board of REALTORS® Multiple Listing Service for the period May 1, 2025 through May 1, 2026. Figures reflect citywide single-family residential activity for Hurricane and are not specific to Pecan Valley. Information deemed reliable but not guaranteed.
Built for residents,
or built for guests.
Pecan Valley splits its housing stock by purpose. Estates homes are designed for living: 2,000 to 3,200 sqft, 3 to 5 bedrooms, two or three-car garages, open desert-modern plans, larger primary suites, traditional residential lot layouts, and the kind of finish quality that holds up to daily use. Resort homes are designed for hosting: 4 to 9 bedrooms, bunk rooms, multiple primary suites for grandparents, kitchens scaled for large groups, private pools and hot tubs, RV bays, fire-suppression systems that allow sleeping 10-plus, and finishes specced for high-turnover guest use. Same general footprint, two very different products.
- Estates build era: 2020-present
- Resort build era: 2022-present
- Typical Estates lot: 0.20 to 0.50 acres
- Estates home size: 2,000 to 3,200 sqft
- Resort home size: 2,100 to 4,500+ sqft
- Property types: Single-family and townhome
- Pools / RV bays: Common on Resort side
Who has been putting homes up in Pecan Valley.
Pecan Valley Estates was opened by Artisan Homes under developer Chris Wyler, with IPro Realty as the original sales partner. Several approved builders have built into both sides since. Resort homes are spec-built and packaged with rental management partnerships from companies like Utah’s Best Vacation Rentals. Verify plan availability, lot status, and incentives directly with the builder or developer.
If you are thinking
about listing in Pecan Valley.
Pecan Valley is one of the easier neighborhoods in Hurricane to market well and one of the easiest to market badly. The amenities, the Sand Hollow proximity, and the resort identity sell themselves once a buyer steps onto the property. The marketing job is making sure the right buyer steps onto the right property. Estates homes pulled into Resort marketing alienate primary-residence buyers. Resort homes marketed as Estates leave rental upside, and serious price, on the table.
In Pecan Valley, your side picks your buyer pool. Your rental status picks your pricing model. Your amenity story picks your nightly rate. Get those three right and the listing performs. Get them wrong and it drifts.
Pick the right buyer pool.
An Estates home is a primary-residence and family-second-home product. A Resort home is a vacation rental investment product. The photography, the copy, the staging, even the open-house schedule should reflect the buyer pool you are targeting. Family-friendly Estates listings should lead with schools, Sand Hollow proximity, and lot privacy. Resort listings should lead with rental performance, amenity access, sleeping capacity, and group-travel appeal. Mixing the two confuses every buyer who walks through.
Document the rental performance.
On the Resort side, the single biggest pricing lever is documented nightly rental income. A vacation home with a strong documented rental history prices completely differently than the same floor plan with no rental history. Pull twelve months of statements, build a clean cash-flow summary, and have it ready for the listing package before going live. Resort buyers underwrite the income. If you do not hand it to them, they discount their offer to cover the unknown.
Lead with Sand Hollow and Zion.
The location story is the same on both sides and it is one of the strongest in Southern Utah. About 10 minutes to Sand Hollow Reservoir for boating and the Sand Mountain OHV area, 15 minutes to Quail Creek, 20 minutes to St. George, and roughly 30 to 45 minutes to Zion National Park. Sand Hollow Golf, Sky Mountain Golf, and Copper Rock Golf are all close. Bake the location story into the listing copy in concrete minutes, not vague adjectives. Out-of-state buyers want to know the drive times.
Three things buyer inspections and underwriting flag in Pecan Valley.
-
ARental approval and zoning verification.
On Resort listings, buyers and their lenders will verify Rec-Resort zoning, Hurricane City short-term rental licensing, and HOA approval before closing. Have the documentation ready in the listing package: zoning confirmation, rental license, HOA letter on amenity access, and any restrictions on owner-occupancy. Missing documents do not just slow closings, they kill them.
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BPool, hot tub, and fire-suppression maintenance.
Resort homes typically run private pools, private hot tubs, and fire-suppression systems that allow occupancy above standard residential limits. Inspectors look hard at all three. Pull the service records before listing. A well-documented maintenance history removes negotiating wedges and supports nightly rate claims. Neglected pool equipment is the most common Resort-side inspection finding.
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CHOA amenity status and dues trajectory.
The Resort HOA controls access to the waterpark, clubhouse, surf simulator, and recreation facility. Some amenities open seasonally, some are still under construction, and dues schedules have been moving as the community builds out. Buyers and their lenders will ask. Pull the most recent HOA resale certificate, the current dues schedule, and a written statement of what is open and what is planned. On the Estates side, HOA scrutiny is lower but the documentation discipline is still worth it.
What is around
Pecan Valley.
Pecan Valley sits inside the Sand Hollow recreation corridor, one of the most amenity-rich locations in Washington County. The trade-off versus a more central Hurricane address is that you are a few minutes further from grocery and big-box shopping, but you are closer to the lake, the dunes, and the golf courses that bring people to Southern Utah in the first place. For vacation-rental buyers, that trade-off is the entire pitch.
Sand Hollow Reservoir & Sand Mountain
Roughly 10 minutes south. Boating, paddleboarding, cliff jumping, bass fishing, scuba diving, plus the Sand Mountain OHV area for side-by-sides and dirt bikes. This is the single biggest reason vacation-rental buyers underwrite Pecan Valley.
Zion National Park
About 30 to 45 minutes east via SR-9 depending on the route and season. Hiking, camping, the Narrows, Angels Landing. A primary draw for nightly rental guests and a real talking point for residential buyers too.
Sand Hollow, Sky Mountain, Copper Rock
Three of the strongest Southern Utah courses are within 5 to 20 minutes. Sand Hollow Resort’s Championship course is roughly 10 to 15 minutes south. Sky Mountain is in town. Copper Rock is to the west and runs LPGA-tour caliber events.
Quail Creek State Park
About 15 minutes south. Smaller and quieter than Sand Hollow, but excellent for boating, swimming, and a fishery that is genuinely good. A second option when Sand Hollow is busy on summer weekends.
Downtown Hurricane
Main Street, the Hurricane Valley Heritage Park Museum, Main Street Cafe, State Street retail with the pharmacy and grocery, plus the city’s annual Peach Days and Sky Fest. Roughly 5 to 10 minutes from Pecan Valley.
St. George in ~20 min
St. George Regional Hospital, the bulk of Washington County’s shopping, dining, and the St. George Regional Airport are roughly 20 minutes west. Las Vegas is about 2 hours south, Salt Lake about 4 hours north.
Schools matter mostly to Estates buyers. Resort buyers are typically second-home owners or investors and rarely school-driven. Boundaries shift periodically and any K through 12 zoning should be verified directly with Washington County School District before relying on it for a sale.
Looking for what is for sale in Pecan Valley right now?
Active MLS listings for Pecan Valley live on MovingUtah.com, my buyer site with 500+ Southern Utah subdivision pages and a live MLS feed.
Who actually buys
in Pecan Valley.
Understanding the buyer pool by side, by tier, and by motivation is the difference between a listing that performs and one that drags. Pecan Valley attracts four distinct profiles and they shop different sides of the same name.
Sand Hollow Weekender
Often a Utah, Nevada, or Idaho family that wants a second home walking distance to a boat ramp. Targets Pecan Valley Estates single-family product. Wants 3 to 5 bedrooms, a third-car garage for the boat or side-by-sides, and a low-drama HOA. Not interested in running a rental, just wants a place for summer weekends and holidays.
Primary-Residence Family
School-driven family looking at the Hurricane school feeder. Targets Pecan Valley Estates single-family product. Often relocating from California or Las Vegas for climate, schools, and outdoor lifestyle. Wants a regular neighborhood feel, not a vacation rental community. The amenity-park-next-door is a feature, not the reason they bought.
First-Time Rental Investor
Targets Pecan Valley Resort townhomes in the mid tier of the resort. Wants Rec-Resort zoning, full amenity access, and a turnkey rental management partnership. Often arriving from out of state where short-term rentals are difficult or restricted. Underwrites the deal on documented cash flow and occupancy data. Highly sensitive to HOA dues trajectory.
Group-Travel Vacation Home Buyer
Targets larger Pecan Valley Resort vacation homes at the upper tier of the resort. Wants 5 to 9 bedrooms, private pool, RV garage, bunk rooms, fire-suppression for 10-plus sleeping. Often a multi-family ownership group or a family-reunion-driven single owner. Pays for the right floor plan and amenity package, and walks from the wrong one without hesitation.
Curious what your home in Pecan Valley would sell for in this market?
Pecan Valley is too side-specific and rental-status-specific to value from a national-database guess. The questionnaire takes about 4 minutes and combines real Washington County MLS data with on-the-ground knowledge of which side you are on, your specific lot, your nightly rental performance if you have one, and what your floor plan competes against in the active inventory. I read every submission personally, pull comps split by Estates and Resort tier, and send back a written pricing band, usually within one business day.
Free, no obligation, no marketing list. Just an honest number.
Or call (435) 357-4345
More for
Pecan Valley sellers and buyers.
Useful next steps if you are weighing a listing decision, comparing Hurricane neighborhoods, or just trying to get a clearer number on your home.
Sell your Hurricane home
Full breakdown of my listing process, marketing, and pricing approach for Hurricane sellers, including vacation-rental product.
GoWhat is my Hurricane home worth?
The citywide Hurricane valuation page, with neighborhood-level pricing context.
GoDixie Springs
Pecan Valley’s closest residential comparison. Traditional Hurricane subdivision, no-HOA flexibility, similar Sand Hollow access. The natural cross-shop for Estates buyers.
GoSand Hollow Resort
Pecan Valley Resort’s closest vacation-rental comparison. Championship golf, established resort identity, and reservoir-side living. The natural cross-shop for Resort buyers.
GoPecan Valley
questions and answers.
What is Pecan Valley in Hurricane, Utah?
Pecan Valley is the name of two adjacent but very different communities in Hurricane. Pecan Valley Estates is a residential subdivision developed by Artisan Homes starting in 2019, sitting on roughly 100 acres with quarter to half-acre lots, designed for primary residents, families, and second-home owners. Pecan Valley Resort is a Rec-Resort-zoned nightly rental community on the same general footprint, featuring a 2-acre waterpark, a 10,000 sqft clubhouse with a surf pool and lazy river, golf simulators, and a planned 400-plus unit townhome rollout around the resort core.
They share a name and a location but they are two different real estate products with two different buyer pools and two different pricing models. Knowing which side a Pecan Valley home is on is the first step in pricing it correctly.
What do homes sell for in Pecan Valley Hurricane?
Pricing splits cleanly by Estates versus Resort. Pecan Valley Estates residential homes are standard 3 to 5 bedroom single-family product on 0.20 to 0.30 acre lots, with custom builds and walk-out basement lots running higher. Pecan Valley Resort vacation homes, which carry nightly rental approval, sit in a different tier altogether.
Resort product spans 3 bedroom townhomes around 2,100 sqft at the accessible end, 5 bedroom homes around 3,200 sqft in the middle, and 7 bedroom homes around 4,200 to 4,500 sqft with private pools and RV garages at the top. The pricing tier grid earlier on this page breaks the bands down by product type.
Can I run my Pecan Valley home as a nightly rental?
It depends on which side you own on. Pecan Valley Resort properties are inside the Rec-Resort zoning overlay, which is what makes nightly rental legal and viable. Resort homes also get HOA access to the waterpark, clubhouse, and rec amenities, which is what drives nightly rate and occupancy.
Pecan Valley Estates is a residential subdivision and short-term rental approval is not the default there. Hurricane City zoning, HOA covenants, and licensing all need to be verified for the specific lot before you assume rental income is on the table. The boundary between the two pieces of Pecan Valley is not always obvious from a street view, and buyers and sellers regularly confuse the two. If rental status matters for your purchase or your listing, this is the first question to answer in writing.
What HOA and amenities come with Pecan Valley Resort?
Pecan Valley Resort properties carry an HOA that includes access to the resort amenity package: a 2-acre waterpark with a wave pool, lazy river, multiple pools, and waterslides, a 10,000 sqft clubhouse, a Double Surf Air surf simulator, Action River, hot tubs, golf simulators, and a planned 47,000 sqft recreation facility with rock climbing and gym features. Some amenities open seasonally and not every feature is fully operational year-round.
Always verify the current amenity status, the HOA dues, and what is included versus pay-per-use before writing an offer or pricing a listing. The amenity package is what supports nightly rate, and if it is reduced or seasonally limited, the rental projection changes.
What is near Pecan Valley Hurricane?
Pecan Valley sits roughly 10 minutes from Sand Hollow Reservoir for boating, paddleboarding, and the Sand Mountain OHV area, about 15 minutes from Quail Creek State Park, around 20 minutes to St. George, and approximately 30 to 45 minutes to Zion National Park depending on the route.
Sand Hollow Golf, Sky Mountain Golf, and Copper Rock Golf are all within a 5 to 20 minute drive. Downtown Hurricane with restaurants, the Hurricane Valley Heritage Park Museum, and the SR-9 corridor to Zion are 5 to 10 minutes away. The location is the single biggest reason vacation-rental buyers underwrite the area.
Can you sell my Pecan Valley home and finance my next one?
Yes. I am dual-licensed: listing agent on the home you are selling through Real Broker LLC, and mortgage lender (NMLS 1794818) on the home you are buying.
One important guardrail: I am never both the agent and the lender on the same transaction. On your Pecan Valley sale, I am your listing agent. On your purchase, the buy-side agent is a trusted local partner I refer in, and I handle the mortgage. One person quarterbacks the whole move so the sale closing and the purchase closing actually line up. For mortgage education and calculators on the buyer side, see DidYouKnow.Mortgage.
Let’s talk about
your Pecan Valley home.
Start with a free home valuation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific home, on your specific side of Pecan Valley.