Arcadia Resort
in Santa Clara,
by a local listing agent.
60-plus Taylor Built villas, the largest lazy river in Southern Utah, and every door zoned for nightly rental. Here is the honest seller read on what your Arcadia villa is actually worth once you factor in the resort fee, HOA, and the one-time clubhouse membership the buyer is also paying at closing.
A purpose-built nightly-rental resort,
at the base of Snow Canyon.
Arcadia Resort sits at 2761 Arcadia Drive in Santa Clara, tucked against the red mountains roughly five minutes from Snow Canyon State Park and a couple of miles from Tuacahn. Unlike most Southern Utah subdivisions, Arcadia was platted from day one as a vacation-rental resort. Every villa is zoned for nightly rental. Every buyer who closes here is either an investor, a second-home owner who plans to rent it between stays, or both.
The vibe is amenities-first and unapologetically resort. A 2-tier pool with a real water slide, the largest lazy river in Southern Utah, a separate lap pool, two year-round hot tubs, two pickleball courts, a cornhole area, a gazebo and firepit, poolside cabanas, and Arches Grill serving food poolside in season. Inside the clubhouse, NBA-hoops basketball, ping pong, shuffleboard, foosball, pool, air hockey, an arcade room, and a real gym. This is not a clubhouse with a treadmill. This is a small water park with houses around it.
That setup matters for resale. A buyer in Arcadia is not really comparing your villa to other Santa Clara homes. They are comparing it to Paradise Village at Zion, Ocotillo Springs, the Hurricane-Sand Hollow STR market, and a handful of Washington City STR phases. The competition is regional STR product, not local Santa Clara real estate.
If a buyer wants a Southern Utah vacation home that also produces real rental revenue, with on-site resort amenities and turnkey rental management, Arcadia is the obvious shortlist.
Santa Clara, 84765. About 5 minutes from Snow Canyon State Park, 2 miles from Tuacahn, and 25 to 30 minutes from the St. George Regional Airport.
The city sets the frame,
your home sets the price.
These are the citywide Santa Clara single-family numbers I brief every seller with before we talk strategy. The picture is mixed: the median has eased off its peak and homes are selling a touch under list, but activity is strong with sales volume up and homes actually moving faster than a year ago. Santa Clara is a small market, so any single figure is noisier than a larger city like St. George. 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 valuation of your Arcadia Resort home matters more here than any headline median. For the wider context, see the Santa Clara neighborhood guide and the May 2026 Santa Clara market report.
Citywide single-family figures, year over year. A softer median alongside strong volume and quicker sales signals an active market that has normalized off peak pricing. 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 Santa Clara and are not specific to Arcadia Resort. Information deemed reliable but not guaranteed.
Taylor Built villas,
designed for groups.
Arcadia is a single-builder resort. Taylor Built Homes (Utah, family-owned since 2010) is the production builder across the community and has placed multiple Arcadia entries in the St. George Parade of Homes, including The Retreat in 2021 and The Getaway. Every villa is purpose-designed for nightly rental: multiple living areas on different floors, large dining tables and oversized island bars, deluxe kitchens, en-suite bathrooms throughout, bunk rooms that sleep 8 to 12, and private patio hot tubs.
- Build years: ~2019 to 2025
- Plan sqft range: ~3,500 to 4,500
- Bed count: 4 to 6, mostly 5
- Sleeping capacity: 18 to 22 typical
- Property type: Single-family villa, STR zoned
The shared design DNA across the resort.
Floor plans vary, but Arcadia villas are all designed to the same nightly-rental brief: maximize sleeping capacity, give large groups multiple gathering spaces, and turn the patio into a private retreat alongside the resort amenities.
If you are thinking
about listing your Arcadia villa.
Selling an Arcadia villa is fundamentally different from selling a typical Santa Clara home. Your buyer is not a family who plans to live in it. Your buyer is an investor underwriting a rental asset. They walk through your front door with a spreadsheet open in their head: revenue, occupancy, ADR, cap rate, fee stack, management split. A listing priced and marketed as a primary residence will sit. A listing priced and marketed as a producing STR will move.
In Arcadia, the listing that wins is the one that hands investors numbers, not adjectives. Trailing 12-month revenue, occupancy rate, management arrangement, and a clean fee disclosure. Get this right and the right buyer is calling within a week.
Lead with the trailing 12-month revenue.
Your investor buyer is underwriting cap rate. Put trailing 12-month gross revenue, occupancy rate, ADR, cleaning fee structure, and the management arrangement (Arcadia in-house, Red Rock, Vrbo direct, your own) in the listing package. Investors who get the numbers up front make real offers. Investors who do not get numbers default to the lowest defensible offer. This is the single biggest pricing lever in the resort.
Disclose the full fee stack clearly upfront.
A monthly HOA fee, a monthly resort fee, and a one-time Arcadia membership due at closing all apply here; confirm the current amounts in the disclosures. If a buyer discovers the one-time membership for the first time in escrow disclosures, the deal either dies or retrades. Put it in the public remarks, put it in the listing photos, put it in the cover page of the showing packet. Honest disclosure up front protects your price.
Price the location premium, not just the square footage.
An interior-loop villa and a lazy-river-backing villa are not the same product. Pool-area-facing lots rent at higher ADR and occupancy, so the resale market pays a real premium for them. If you are on the inner loop, do not chase amenity-tier comps. If you are backing the pools or river, lead with that in photos and price accordingly. Inside Arcadia, lot location is the single biggest non-revenue variable.
Three things the investor agent is quietly checking before the offer.
-
AYour real net after the fee stack.
The combined monthly HOA and resort fee, plus the one-time membership cash at closing, materially changes the cap rate at any given price point. The investor is running your gross revenue minus those carrying costs, minus cleaning and management, and comparing it to the offering price plus that one-time membership. Quoting gross revenue without the cost stack is how Arcadia listings lose credibility.
-
BFurniture and inventory transferring.
Arcadia villas are sold furnished and turnkey or they are not sold. Investor buyers expect the bedding, kitchen inventory, arcade machines, TVs, hot tub, patio furniture, and consumables. If furniture is negotiable or excluded, the buyer is mentally subtracting a significant refurnishing cost to bring it to rental standard. Make it a clean inclusion and bill it inside the price.
-
CForward bookings on the books.
If your villa has meaningful forward bookings already confirmed, that is real value transferring at closing. Quantify it. Put a number on it. A villa with strong forward bookings sells for more than an identical villa with an empty calendar because the investor steps into immediate cash flow instead of cold-starting marketing.
Snow Canyon out front,
Tuacahn around the corner.
Arcadia’s location is the second-strongest selling point after the on-site amenities. Snow Canyon is minutes away, Tuacahn is around the bend, the bike trails network is on the doorstep, and Zion is roughly an hour east. For STR guests, that means a villa that books equally well in spring, summer, and fall. Year-round demand is rare in this market, and it shows up in occupancy numbers.
Snow Canyon State Park
The signature park for the west side of the St. George area. Red and white Navajo sandstone, slot canyons, lava tubes, and one of the most photographed landscapes in Southern Utah. A primary booking driver for Arcadia guests.
Tuacahn Center for the Arts
The outdoor amphitheater carved into red rock. Summer Broadway productions, holiday shows, and concerts. Tuacahn show nights are some of the highest-demand booking dates of the year at Arcadia.
Black Desert Resort
High-end golf and resort destination on the Ivins/St. George edge. Brings PGA-tier traffic and a polished hospitality scene to the immediate area.
Gunlock Reservoir
Boating, kayaking, fishing, and the famous spring waterfalls. Quieter than Sand Hollow, popular with local guests and families.
Bike trail network
Bearclaw Poppy, JEM Trail, Chuckwalla, Zen, and Gooseberry Mesa are all within range. Southern Utah’s mountain-biking reputation drives a meaningful slice of Arcadia’s spring and fall traffic.
St. George Regional Airport
Daily nonstops to Denver, Phoenix, Dallas, and Salt Lake, with seasonal markets added. Fly-in guests are now a meaningful share of Arcadia bookings.
School zoning matters less in Arcadia than in most neighborhoods because the buyer pool is investor and second-home, not family-primary. Still, boundaries shift periodically. Verify current zoning directly with Washington County School District before relying on any boundary.
Looking for what is for sale in Arcadia Resort right now?
Active MLS listings for Arcadia Resort live on MovingUtah.com, my buyer site with 500+ Southern Utah subdivision pages and a live MLS feed.
Who actually buys
in Arcadia Resort.
Arcadia draws four distinct buyer profiles, and they each weigh the numbers differently. Knowing which profile is in your specific villa is half the marketing plan.
First-Time STR Investor
Often a California, Las Vegas, or Salt Lake buyer with one rental already (sometimes a long-term) who wants to step into the vacation-rental space. Wants in-house management (Arcadia handles bookings and cleanings, so it is hassle-free), proven revenue history, and turnkey furnishings. Core target for the interior and core tiers.
Experienced Multi-Property Operator
Already owns 2 to 10 STRs in Hurricane, Springdale, Sand Hollow, or Washington City. Underwrites cap rate hard. Picks lots by ADR potential, not by view. Targets the amenity and premium tiers. Walks fast if the trailing 12-month numbers do not pencil.
Second-Home Owner + Rental
Pacific Northwest, California, Canadian, or Las Vegas buyer. Uses the villa 6 to 10 weeks a year, rents it the rest. Prioritizes the personal-use experience: layout, kitchen, hot tub, view, distance from clubhouse noise. Often picks the larger 6-bed plans to host extended family.
Large-Group / Corporate Getaway Owner
Buys at the top end. Wants the largest villa, private pool, 22-person sleep capacity, and the Retreat-class entertainment package. Often a multi-generational family hub or a small business buying for team retreats and writing it off as such. Drives the premium tier at the top of the resort.
Curious what your Arcadia villa would sell for in this market?
Arcadia is one of the more nuanced communities in the region to value because the right number depends on your lot location, your trailing 12-month revenue, whether your management arrangement transfers, and whether you have forward bookings on the books. The questionnaire takes about 4 minutes and combines Washington County MLS data with current STR comp activity, your specific lot type, and your operating numbers. I read every submission personally and send back a written pricing band with an investor-readable underwriting summary, usually within one business day.
No obligation, no signup wall, no marketing list. Just an honest number.
Or call (435) 357-4345
More for
Arcadia sellers and buyers.
Useful next steps if you are weighing a listing decision, comparing Santa Clara’s STR and luxury communities, or just trying to get a clearer number on your villa.
Sell your Santa Clara home
Full breakdown of my listing process, marketing, and pricing approach for Santa Clara sellers, including STR product.
GoWhat is my Santa Clara home worth?
The citywide Santa Clara valuation page, with neighborhood and STR-versus-primary context.
GoParadise Village at Zion
Santa Clara’s other flagship STR resort. Different product, different amenity set, overlapping investor buyer pool.
GoEntrada
Santa Clara’s top-end golf and luxury enclave. Custom homes, Snow Canyon views, a different buyer pool than Arcadia entirely.
GoSanta Clara monthly market report
Citywide DOM, list-to-sale ratio, median price, active inventory, and absorption rate, with an STR-segment cut. Refreshed monthly.
Arcadia Resort
questions and answers.
What is Arcadia Resort in Santa Clara, Utah?
Arcadia Resort is a short-term-rental resort community in Santa Clara, Utah, located at 2761 Arcadia Drive at the base of the red mountains near Snow Canyon State Park. It features more than 60 uniquely designed 4 to 6 bedroom villas built by Taylor Built Homes, and every villa is platted and zoned for nightly rental.
On-site amenities include a 2-tier resort pool, water slide, lazy river, lap pool, year-round hot tubs, two pickleball courts, cornhole, a gazebo and firepit, poolside cabanas, seasonal poolside food from Arches Grill, a clubhouse with arcade games, ping pong, shuffleboard, foosball, pool, air hockey, plus a gym and RV/boat parking.
Can you do short-term rentals in Arcadia Resort?
Yes. Arcadia is specifically zoned and platted as a nightly-rental resort community. Every villa is approved for short-term rental use, which is genuinely rare in Southern Utah and is the entire reason the buyer pool here is investor-heavy.
Always verify the current city ordinance and any HOA rule updates before relying on rental income for a purchase decision. STR rules anywhere in Southern Utah can shift, and lot-specific licensing details matter more than general resort-level descriptions.
Who builds in Arcadia Resort?
Arcadia is built by Taylor Built Homes, a family-owned Utah builder operating since 2010. Taylor Built is the production builder across the entire resort and has placed multiple Arcadia entries in the St. George Parade of Homes, including The Retreat in 2021 and The Getaway.
Most villas were built between roughly 2019 and 2025. Lots continue to fill out, and Taylor Built still has limited new-build lots available alongside the resale market.
What do homes sell for in Arcadia Resort?
Arcadia villa pricing tiers track amenity proximity and size. Interior-loop units sit at the more accessible end, core villas with better amenity proximity occupy the middle, lazy-river and pool-backing lots run higher, and 6-bed plans with private in-ground pools, and the largest Retreat-class entertainment villas.
On top of the purchase price, the buyer pays a one-time Arcadia clubhouse membership at closing, plus an ongoing monthly resort fee and a monthly HOA fee; confirm the current amounts in the disclosures. The pricing tier section earlier on this page has more detail.
What is the Arcadia membership?
The clubhouse and resort amenities at Arcadia are privately owned and operated, separate from the HOA. Every new owner pays a one-time Arcadia Resort membership at closing to access the pools, water slide, lazy river, clubhouse games, gym, and cabanas; confirm the current amount in the resort disclosure. The HOA fee is separate and covers community common areas and the pickleball courts.
This dual structure (HOA fee + resort fee + one-time membership) is unusual. As a seller, you have to walk every buyer through it in the listing description and at the first showing. As a buyer, you have to factor that one-time membership cash at closing into your real all-in cost, not just the purchase price.
Are Arcadia villas sold furnished?
Almost always, yes. Arcadia is a nightly-rental community, and the standard listing in this resort is fully furnished and turnkey: beds, linens, kitchen inventory, hot tub, patio furniture, arcade machines, TVs, gaming consoles, and rental supplies. Selling an Arcadia villa unfurnished is unusual and usually depresses price because the next buyer expects to keep renting it from day one.
If you have specific items you do not want to include, list them as exclusions in writing up front. Surprises at closing are how Arcadia deals fall apart.
What schools serve Arcadia Resort?
Arcadia is in the Washington County School District. Most Arcadia MLS listings show Snow Canyon Middle and Snow Canyon High as the assigned schools. Elementary boundaries shift periodically with district growth and should be verified.
School zoning matters less here than in most neighborhoods because the buyer pool is investor and second-home, not family-primary. Still, verify current zoning directly with Washington County School District before relying on any boundary for a sale.
Can you sell my Arcadia Resort villa and finance my next purchase?
Yes. I am licensed in both real estate and mortgage lending, so one person can keep both halves of your move in sync.
Here is the guardrail I never cross: I am never your real estate agent and your lender on the same transaction. On your Arcadia Resort sale, I am your listing agent. On your next purchase I take one role, your mortgage lender, while a trusted local agent I refer handles your buyer-side representation. You are always free to choose your own agent and your own lender; using my referral or my services is never required, and I am paid for whichever role I hold. For mortgage education and buyer-side calculators, see DidYouKnow.Mortgage.
Let’s talk about
your Arcadia villa.
Start with a home valuation, no obligation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific villa, with current STR comp context and the full fee-stack math built in.