Entrada
at Snow Canyon,
by a local listing agent.
Entrada at Snow Canyon Country Club is a private gated community of roughly 1,682 homes across seventeen sub-neighborhoods, built around a David McLay Kidd-renovated golf course below the red cliffs of Snow Canyon. It is one of Southern Utah’s most established and most expensive addresses, and it is seventeen markets, not one. Here is the honest local read on what your home is actually worth, by sub-neighborhood and view tier.
A country club,
wrapped around a state park.
Entrada at Snow Canyon Country Club is the dominant address on the west side of Ivins. Established in 1996 and spanning roughly 800 acres that wrap Snow Canyon State Park, it will hold about 1,682 homes at buildout, organized by the Entrada Property Owners Association into seventeen named sub-neighborhoods. Founders included a notable group of Southern Utah names alongside actor Robert Redford, and the community was the filming location for the fictional country club in Disney’s High School Musical 2. The golf course is a Johnny Miller Signature design with Fred Bliss, fully renovated from 2020 to 2022 by acclaimed architect David McLay Kidd and managed by Troon Prive.
Architecture leans Pueblo-inspired, Santa Fe, and Southwest desert: stucco in earth tones, thick walls and rounded forms, courtyards, casitas, and predominantly single-story massing, all enforced by the Entrada Design Review Committee. Homes run from patio homes and water-feature patio homes in neighborhoods like Paiute Springs and Kachina Springs to large custom estates in Chaco South, Anasazi Hills, Kachina Cliffs, and The Vistas. The buyer pool skews active retiree and second-home, often seasonal, with golf-focused and custom-estate buyers from California, the Pacific Northwest, and the broader Mountain West.
The community is organized into two geographic groups the EPOA calls the Club Side of Snow Canyon and the Snow Canyon Side. Outside the gates but tied to the club through membership are The Cliffs of Snow Canyon, The Reserve, Lava Falls, Lava Cove, and Sand Point. The label “Entrada” on a listing covers everything from a lock-and-leave patio home to a multi-million-dollar custom estate on a lava-flow view lot, which is exactly why it cannot be priced as one market.
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Setting: Gated, wrapping Snow Canyon State Park, west Ivins.
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Build era: 1996 onward, still building out custom lots.
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Architecture: Pueblo, Santa Fe, Southwest desert.
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Golf: Johnny Miller design, David McLay Kidd renovation.
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Schools: Red Mountain Elem, Snow Canyon Middle & High.
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HOA & Club: Layered EPOA plus mandatory membership.
The city sets the frame,
your home sets the price.
These are the citywide Ivins single-family numbers I brief every seller with before we talk strategy. Ivins is a higher-priced market that has cooled from its peak: the median has eased back and homes are taking longer to sell, though they are still closing near asking. Entrada spans both ends of this market and the citywide figure averages a Paiute Springs patio home together with a Chaco South custom estate, so it cannot tell you what your specific home is worth. That gap is exactly why a personalized Entrada valuation matters more here than any headline median.
Citywide single-family figures, year over year. A softer median with longer days on market signals a market that has normalized off its peak. Use it as backdrop for your home, not as a per-square-foot price for Entrada.
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 Ivins and are not specific to Entrada. Information deemed reliable but not guaranteed.
The seventeen sub-neighborhoods
that make up Entrada.
The Entrada Property Owners Association organizes the community into seventeen named sub-neighborhoods across two geographic groups, the Club Side of Snow Canyon and the Snow Canyon Side. Every neighborhood also falls into one of four Neighborhood Types that set association contributions: Custom Homes, Patio Homes, Patio Homes with Water Features, and the Inn at Entrada. Product type, lot, and view exposure vary enormously from one to the next, which is the whole reason Entrada has to be comped neighborhood by neighborhood.
- Custom Homes: owner builds, common-area landscape only
- Patio Homes: lock-and-leave, landscape included
- Patio + Water Features: streams, ponds, higher dues
- Inn at Entrada: nightly-rental zoned casitas
Club Side of Snow Canyon
Snow Canyon Side
Communities tied to the club, but not inside Entrada.
These gated communities sit outside the Entrada gates but connect to the club through membership. It matters for both comps and disclosures, because the membership category and HOA differ from the EPOA neighborhoods.
Private gated community with its own clubhouse, pool, and fitness, and the only community uniquely eligible for the club’s Social membership with limited golf.
An exclusive gated enclave of large custom homes amid lava-rock walls. Owners carry a mandatory non-golf Associate membership to the club.
Gated communities near Santa Clara, with Lava Falls marketed for vacation use. Lava Falls owners carry a mandatory Associate membership; Sand Point shares its outside-gate management.
A gated community whose owners also carry a mandatory non-golf Associate membership to the club, the same category required inside the gates.
Often confused with Entrada but separate: Palisades at Snow Canyon is a neighboring gated community with its own association and no club tie. Canyon Terrace Estates and the Divario community’s Sentieri Canyon are also distinct from Entrada.
Looking for active listings? Browse current homes for sale across Entrada and the Snow Canyon corridor on MovingUtah.com/ivins/entrada, which holds neighborhood-level inventory across 500+ Southern Utah communities.
Membership is
mandatory, and it transfers.
Every Entrada homeowner is required to hold a membership in Entrada at Snow Canyon Country Club, and the category that transfers with a home is a real part of its value and its disclosure. There are six membership categories. Golf is reserved for the three equity categories. The non-golf Associate category is mandatory for owners inside the Property Owners Association and for owners in the affiliated outside-gate communities of The Reserve, Lava Cove, and Lava Falls. Confirm the exact category and transfer terms for any specific home directly with the club.
- Golf: Johnny Miller design, McLay Kidd renovation
- Clubhouse: Sol Mesa dining and Cactus Rye bar
- Wellness: gym, pools, tennis, pickleball, spa
- Resort: the Inn at Entrada casitas
- Course: par 71, routed through lava and red rock
Golf vs. non-golf, equity vs. associate.
The single most important thing for a buyer to understand is which category transfers with the home and whether it carries golf. I keep the structure straight so the disclosure is clean. Confirm current dues and transfer terms with the club.
If you are thinking
about listing in Entrada.
Entrada sells well when the listing strategy reflects the layers underneath the name: which sub-neighborhood you are in, your Neighborhood Type, your specific view orientation, your golf or lava frontage, and how your club membership transfers. Buyer demand here is deep and consistent, particularly from out-of-state second-home buyers and active retirees. The most common pricing error is treating Entrada as one market when it is seventeen.
In Entrada, your sub-neighborhood picks your tier. Your view, golf frontage, finish, and membership category pick your range inside that tier. Price both correctly and the listing performs. Miss either and an overpriced home sits.
Comp inside your sub-neighborhood, not across Entrada.
A Kachina Springs patio home and a Chaco South custom estate are not the same market. Splitting your comp set by sub-neighborhood first, then by Neighborhood Type, then by view direction and golf or lava frontage, is the single biggest lever on price. The gap between a Snow Canyon view and an interior comp is a large share of real value at the higher tiers, and ignoring that gap is how listings stall.
Lead with the club membership category.
Membership is mandatory for every owner and carries six categories, from non-golf Associate up through full equity with golf privileges. Buyers want to know exactly which category transfers with your home, whether it includes golf, and what the path is to upgrade. Disclosing this clearly up front is worth real money in negotiation, and confirming current dues with the club keeps the disclosure accurate.
Verify the HOA layer and any rental limits.
Every owner contributes to the master Property Owners Association by Neighborhood Type, and patio neighborhoods carry different landscape coverage than custom ones. Short-term rentals are restricted across Entrada, with the Inn at Entrada the notable nightly-rental-zoned exception. Get the dues, the budget, the reserve study, and any rental, fencing, or accessory-structure rules disclosed up front. The deal-killer here is the surprise at title commitment.
Three things buyer inspections flag here.
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AFlat and parapet roofs on first-generation homes.
Many of the earliest Entrada homes, built roughly 1996 to 2005, carry flat or low-slope foam roofs that need recoating or replacement as they age. Inspectors flag ponding, blistering, and parapet flashing every time. A current roof certification and any recent recoat paperwork shortens negotiation significantly.
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BStucco hairlines, settling cracks, and exterior tile work.
Desert soils and decades of seasonal movement leave the older homes with hairline stucco cracks and minor slab settling, most of it cosmetic. Address the visible items before listing and have a clear answer for the rest. Estates with extensive exterior tile or natural stone also need a pre-list look, since loose set tile is a recurring inspection callout.
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CPool, spa, water feature, and casita mechanicals.
Many homes carry a pool, spa, water feature, or casita with its own systems, and the water-feature patio neighborhoods add streams and ponds maintained at the association level. Inspectors and discerning buyers pull permits, check equipment age, and verify that any backyard build-out matches the recorded site plan and the design-review approval on file. Unpermitted additions are the single most common deal-stalling discovery on Entrada estates.
What is within
a ten-minute drive.
Entrada is centrally placed for the best of the Ivins west side. Snow Canyon State Park is the headline. Tuacahn, Kayenta, Red Mountain Resort, and the Black Desert PGA course all sit within minutes, and downtown St. George is a ten to fifteen minute drive on Snow Canyon Parkway.
Snow Canyon State Park
7,400 acres of red Navajo sandstone, black lava flows, and petrified dunes wrapping the community. Lava Flow Trail, Jenny’s Canyon, and Petrified Dunes. Certified an International Dark Sky place in December 2025.
Entrada & Black Desert
Entrada’s Johnny Miller course, renovated by David McLay Kidd, plays through ancient lava and red rock. Black Desert Resort’s Tom Weiskopf course, host of PGA TOUR and LPGA events, sits a short drive south.
Tuacahn & Kayenta
Tuacahn Amphitheatre stages Broadway-caliber productions against red cliffs about three miles away. The Kayenta Art Village sits minutes west with galleries, the Center for the Arts, restaurants, and Saturday markets.
Red Mountain Resort
Adventure spa, guided desert programming, restaurants, and a full wellness campus minutes from the Entrada gates. A repeat draw for the area’s wellness-oriented buyer pool.
The Club & the Inn
A clubhouse with Sol Mesa dining and the Cactus Rye bar, a sports and wellness center with gym, pools, tennis, and pickleball, and the Inn at Entrada casita resort, all inside the gates.
Downtown St. George
Grocery, medical, dining, and Costco are ten to fifteen minutes via Snow Canyon Parkway. St. George Regional Airport is roughly thirty to thirty-five minutes. Las Vegas is two hours, Salt Lake City four.
Browse current Entrada homes for sale.
Active inventory across all seventeen Entrada sub-neighborhoods and the adjacent communities lives on MovingUtah.com, my Southern Utah search and relocation site covering 500+ city and subdivision pages.
The four buyer profiles
I see most often.
If you are weighing a listing decision, knowing who is actually going to write the offer changes how you stage, photograph, and price the home.
Out-of-State Second-Home Buyer
Often from California or the Pacific Northwest, frequently seasonal for four to six months a year. Wants Snow Canyon views, lock-and-leave finish, a casita for guests, and quick airport access. Pays cash or large down. The single most common Entrada buyer.
Active Retiree & Right-Sizer
Single-story preference, low-maintenance landscape, three-car garage. Wants the country club lifestyle, the trails, the pickleball, and the dark-sky living. Often right-sizing from a larger home in Utah, California, or the Pacific Northwest.
Golf-Focused Buyer
Targets golf-frontage lots and homes with an equity membership that transfers. Often weighing Entrada against the Black Desert PGA course community a short drive away. Will pay a real premium for the right golf-front lot and the right membership category.
Custom-Estate Buyer
Targets Chaco South, Anasazi Hills, Kachina Cliffs, The Vistas, and the outside-gate Reserve. Wants larger lot, custom finishes, casita, pool, and view direction. Will pay premium for the right lot and walk on the wrong one without hesitation.
Curious what your Entrada home would sell for in this market?
Entrada is too sub-neighborhood-specific, view-specific, and membership-specific to value from a national-database guess. The questionnaire takes about four minutes and combines real Washington County MLS data with on-the-ground knowledge of which of the seventeen sub-neighborhoods you are in, your Neighborhood Type, your view direction, your golf or lava frontage, and your membership category. I read every submission personally, pull comps split by sub-neighborhood and view 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
Entrada sellers and buyers.
Useful next steps if you are weighing a listing decision, comparing Ivins corridors, or just trying to get a clearer number on your home.
Sell your Ivins home
Full breakdown of my listing process, marketing, and pricing approach for Ivins sellers.
GoWhat is my Ivins home worth?
The citywide Ivins valuation page, with neighborhood-level pricing context across Entrada and the Snow Canyon corridor.
GoSnow Canyon corridor
The wider corridor around the park, including The Cliffs, Lava Falls, The Reserve, and the communities just outside the Entrada gates.
GoKayenta
The art-village counterpart minutes west: custom desert-modern homes on large dark-sky lots, with no golf course and no gates.
GoEntrada
questions and answers.
What is Entrada at Snow Canyon Country Club?
Entrada at Snow Canyon is a private, gated, master-planned golf community in Ivins, established in 1996 and totaling roughly 1,682 homes at buildout across about 800 acres wrapping Snow Canyon State Park. It is built around a Johnny Miller Signature golf course, renovated from 2020 to 2022 by David McLay Kidd and managed by Troon Prive.
The Entrada Property Owners Association organizes the community into seventeen named sub-neighborhoods across two geographic groups, the Club Side of Snow Canyon and the Snow Canyon Side. Homes are predominantly single-story Pueblo, Santa Fe, and Southwest desert architecture, from patio homes to large custom estates, and the community is one of Southern Utah’s most established and most expensive addresses.
What are the sub-neighborhoods inside Entrada?
The Property Owners Association lists seventeen named sub-neighborhoods in two groups. On the Club Side of Snow Canyon: Anasazi Hills, Anasazi Ridge, Chaco Bench, Chaco West, Chaco South, La Casa, Paiute Springs, Shinava Ridge, Toroweap, and the Inn at Entrada. On the Snow Canyon Side: Kachina Cliffs, Kachina Springs North, Kachina Springs South, Kachina Springs East, Kachina Springs East II, The Escapes, and The Vistas.
Each neighborhood falls into one of four Entrada Neighborhood Types that determine association contributions: Custom Homes, Patio Homes, Patio Homes with Water Features, and the Inn at Entrada. Product type, lot, and view exposure vary widely from one sub-neighborhood to the next, which is why Entrada can never be priced as a single market.
Is country club membership required to own a home in Entrada?
Yes. Membership in Entrada at Snow Canyon Country Club is mandatory for every Entrada homeowner. There are six membership categories. Use of the golf course is reserved for equity members through the Invitational Equity, Regular Equity, and Limited Golf Equity categories.
The non-golf Associate membership is mandatory for owners inside the Property Owners Association and for owners in the affiliated outside-gate communities of The Reserve, Lava Cove, and Lava Falls, and it includes the sports and wellness center, the clubhouse, and Sol Mesa dining. The Social membership, which adds limited golf, is available only to owners in The Cliffs of Snow Canyon. Confirm the exact category that transfers with a specific home and its transfer terms directly with the club.
Does Entrada have HOAs and short-term rental rules?
Yes, and the structure is layered. Every owner contributes to the master Property Owners Association based on their Neighborhood Type, so Custom, Patio, and Patio with Water Features neighborhoods carry different association coverage and contributions. Patio-home neighborhoods generally include basic landscape and irrigation maintenance, while custom-home neighborhoods cover only common areas.
Short-term rentals are restricted across Entrada, which generally requires a minimum six-month lease, with the Inn at Entrada being the notable exception because it is specifically zoned for nightly rentals. Always pull the specific neighborhood association budget, reserve study, design-review requirements, and rental rules for the exact property, and confirm current dues directly in the association disclosure.
What communities are tied to Entrada but outside the gates?
Several gated communities sit outside the Entrada gates but connect to the club through membership. The Cliffs of Snow Canyon has its own clubhouse, pool, and fitness and is uniquely eligible for the club’s Social membership with limited golf. The Reserve, Lava Cove, and Lava Falls each carry their own homeowners associations and a mandatory non-golf Associate membership, the same category required inside the gates. Sand Point is grouped with Lava Falls under the same outside-gate management.
Palisades at Snow Canyon is a separate neighboring community with its own association and is not part of Entrada or tied to the club.
Is Entrada a good place to sell a home right now?
It can be excellent, but only if the home is priced by sub-neighborhood, Neighborhood Type, view tier, and membership context, not by the Entrada name alone. Demand for the community remains deep, particularly from out-of-state second-home buyers, active retirees, and golf-focused buyers, and limited inventory in premium custom pockets like Chaco South, Anasazi Hills, Kachina Cliffs, and La Casa continues to support competitive pricing.
The most common mispricing error is treating Entrada as one market when it is seventeen. A Paiute Springs patio home and a Chaco South custom estate are not the same market and should never share a comp set. Pricing Entrada correctly requires splitting comps by sub-neighborhood, view direction, golf or lava frontage, lot, and membership category.
Can you sell my Entrada 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 Entrada 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 Entrada home.
Start with a free home valuation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific home, in your specific sub-neighborhood, on your specific lot.