Paradise Village
at Zion,
by a local listing agent.
A 25-acre nightly-rental-approved resort tucked between Snow Canyon and Tuacahn. This is an investment-grade neighborhood, not a typical residential one, and it prices like one. Here is the honest read on what your home is actually worth.
A resort masquerading as
a neighborhood.
Paradise Village at Zion sits on the north edge of Santa Clara at 3800 N Paradise Village Drive, hemmed in by Snow Canyon State Park to the east, Utah Hill to the west, and the historic streets of old Santa Clara to the southwest. It is not a typical residential neighborhood. It is a master-planned vacation rental resort that has been built out in phases since the mid-2010s and named Utah’s Best in State resort community along the way.
The plat covers roughly 25 acres and holds around 117 homes, a mix of single-family resort houses and two-story townhomes with rooftop observation decks. Two pool complexes anchor the community: one with an infinity edge, water slide, and 20-person hot tub, and another with a lazy river, splash pad, and Kid’s Cove water park. A clubhouse, fitness room, pickleball courts, sand volleyball, and two RV lots fill in the rest. Archie Gubler Park sits immediately next door with a public splash pad, baseball, and additional pickleball.
The reason this neighborhood exists, and the reason it prices the way it does, is the zoning. Paradise Village sits inside Santa Clara’s Planned Development Resort (PDR) overlay, which explicitly approves nightly and short-term rental use. That permission is rare in Southern Utah, and it changes the buyer pool entirely. Most owners here are investors or second-home buyers from out of state, not primary residents, though a handful of homes are owner-occupied full time.
If a buyer wants a Southern Utah vacation home that pays for itself through nightly rental, Paradise Village at Zion is the shortlist.
Snow Canyon State Park to the east, Utah Hill to the west, historic Santa Clara to the southwest, and Archie Gubler Park adjacent. About 10 minutes from downtown St. George.
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 Paradise Village at Zion valuation matters more here than any headline median.
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 Paradise Village at Zion. Information deemed reliable but not guaranteed.
Built for groups,
not commuters.
Paradise Village floor plans are unusual because the design brief was unusual: maximize sleeping capacity, en-suite bathrooms, and group living space, all in a hot climate with red rock views. The result is wide and deep two-story homes with multiple living rooms, oversized kitchens, large dining areas, bunk rooms, and rooftop observation decks. Architecture is Mediterranean and Southwest stucco with tile roofs. Lots are small (often 0.07 to 0.20 acres), because the resort amenities are the real backyard.
- Build years: ~2015 through current (Phase 6)
- Typical lot: 0.07 to 0.20 acres
- Home sizes: 1,800 to 9,200+ sqft
- Common bed count: 3 to 9 (estates higher)
- Sold furnished: Yes, in nearly every case
Three distinct products, one resort.
Paradise Village was developed as a master-planned resort rather than a typical production-builder subdivision. That means the home types are intentional and limited, not a grab bag. Three categories cover almost every home here.
If you are thinking
about listing in Paradise Village.
Listing here is not the same as listing a regular Santa Clara home. Buyers are pricing the cash flow more than the house. They will ask for trailing 12-month rental income, occupancy rate, and average daily rate before they ask about the kitchen finishes. Treating Paradise Village like a traditional residential listing leaves money on the table, and sometimes leaves the listing sitting.
In Paradise Village, your rental P&L is part of the marketing package. Strong T12 numbers can lift the sale price by 5 to 10 percent. Weak ones can cost you the same the other direction.
Lead with the rental P&L.
Pull trailing 12-month gross rental income, occupancy, average daily rate, and net income after management and HOA. Put a clean one-page summary in the MLS supplements. Investors will not write an offer without it, and they will discount their offer if they have to ask twice. Strong numbers carry the listing, weak numbers need to be addressed proactively in pricing strategy.
Furniture and inventory matter.
Nearly every Paradise Village home sells fully furnished. A clean, current furniture package (think 2022 or newer) protects 3 to 7 percent of your sale price compared to a tired one. List the inventory, value it honestly, and address kitchenware, bedding, electronics, and any consumables. Buyers want to know the home is ready to take guests the week after closing. A photographed inventory sheet is worth real money.
Time the listing to the booking calendar.
If your home has heavy bookings already on the calendar at the time of listing, decide whether you are transferring those reservations to the new owner or refunding them. Buyers value transferable bookings (the income lands the day they close). Refundable bookings can complicate showings. We agree on a plan before going live, not after the first offer.
Three things buyer inspections flag in Paradise Village.
-
AHigh-use HVAC at end of life on early-phase homes.
Homes from Phases 1 through 3 (roughly 2015 to 2018) are now hitting the 8 to 10 year mark with rental-grade duty cycles, which is closer to 12 to 15 years of normal residential use. Original heat pumps and AC units start failing. Buyers and inspectors notice. Either replace before listing or build a credit into pricing strategy upfront.
-
BStucco and tile roof wear on heavy-traffic homes.
South and west elevations take a beating. Inspectors flag hairline stucco cracking and the occasional loose roof tile from years of high turnover. A pre-list stucco touch-up and roof inspection report typically pays for itself two or three times over.
-
CFurniture and bedding fatigue.
High-occupancy nightly rentals chew through furniture faster than any residential setting. Sofas, mattresses, and dining chairs that look acceptable in person can read tired in listing photos. Refreshing two or three key rooms before listing photography is often the cheapest dollar a Paradise Village seller can spend.
What is around
Paradise Village.
Paradise Village earns its name with the surroundings. Snow Canyon’s red rock sits to the east, Tuacahn is a short drive, and Zion National Park is the headline anchor about 45 minutes away. The on-site amenities are the everyday draw, the regional ones are what put bookings on the calendar.
Pools, lazy river & water park
Two pool areas with infinity-edge resort pools, a 20-person hot tub, a lazy river, and Kid’s Cove with slides and dump buckets. The on-site amenities are the booking pitch and they show up first in every guest review.
Pickleball, sand volleyball & clubhouse
Pickleball courts, sand volleyball, a fitness room, clubhouse, expansive green space, and two RV parking areas. Fiber internet runs throughout the resort, which actually matters to remote-working guests booking longer stays.
Archie Gubler Park
Directly next door. Public splash pad, baseball diamonds, soccer fields, additional pickleball courts, and a playground. Guests and residents use it daily. Walkable from every home on the resort.
Snow Canyon State Park
A few minutes east. Paved bike paths, lava tubes, sandstone hiking, and the red and white cliffs that fill every guest’s phone with photos. Often the second-biggest reason a guest booked the home after the pool.
Tuacahn Amphitheater
About 6 miles away. Broadway-quality musicals under the red cliffs from spring through fall. A genuine occupancy driver on show nights and weekends. Tuacahn season packages are part of the marketing for almost every Paradise Village rental.
Santa Clara & St. George
Harmons grocery, Ace Hardware, Cafe Rio, fast casual, and a new Entrada-area outdoor retail center are all within a few minutes. Downtown St. George with its full restaurant scene is about 10 minutes southeast.
Zion, Bryce & the Grand Canyon
Zion National Park visitor center is about 45 minutes away, Bryce Canyon is roughly 2 hours northeast, and the Grand Canyon North Rim is roughly 2.5 hours south. Brian Head Resort for winter skiing is about 90 minutes north.
Sand Hollow & Quail Creek
Sand Hollow Reservoir for boating, paddleboarding, and OHV trails is about 30 minutes east. Quail Creek is even closer. Both show up regularly in guest itineraries during warmer months.
I-15 & St. George Regional
I-15 is about 10 minutes south via Bluff Street. St. George Regional Airport is roughly 20 minutes east with daily service to Denver, Phoenix, Salt Lake, and Dallas. Las Vegas Harry Reid International is about 2 hours south for the long-haul rental guest.
Most Paradise Village homes are second homes or rentals, not primary residences, but a handful of homes are owner-occupied year-round. School boundaries for those homes feed into the following.
Boundaries shift periodically. Verify current K through 12 zoning directly with Washington County School District before relying on it for a sale.
Looking for what is for sale in Paradise Village right now?
Active MLS listings for Paradise Village at Zion live on MovingUtah.com, my buyer site with 500+ Southern Utah subdivision pages and a live MLS feed.
Who actually buys
in Paradise Village.
Almost every Paradise Village buyer is making a hybrid investment-and-vacation decision, not a primary-residence decision. They underwrite the home as an asset first and a vacation home second. Four profiles cover most of the buyer pool, and they shop different products on the plat.
First-time STR investor
Often out-of-state professionals from California, Nevada, Arizona, or the Pacific Northwest, testing the short-term rental model in a market with friendly zoning. Targets townhomes or smaller core-tier homes at the accessible end. Wants strong existing T12 numbers and a property manager already in place.
Multi-family vacation buyer
Extended family or two-to-three-couple buying groups wanting a shared vacation home that rents when nobody is using it. Targets core resort tier and Phase 6 homes in the mid tier. Cares as much about bunk room capacity, bathrooms, and kitchen size as they do about rental income.
1031 exchange investor
Rolling out of another rental property, often a coastal California rental or a less rental-friendly Utah location. Cares about a clean P&L, the strength of the property manager, and a clean transition. Often pays cash or carries large down payments. Targets core and Phase 6 homes.
Estate & corporate retreat buyer
Buying the largest homes on the plat for executive retreats, large family compounds, or premium-tier nightly rental operations. Will pay top-of-resort pricing for the right product and walk away from the wrong one without hesitation. Wants private pool, sport court, and theater room. Will pay a premium for amenity-loaded homes.
Curious what your home in Paradise Village at Zion would sell for in this market?
Paradise Village pricing depends on phase, product type, furniture package, and rental performance more than any traditional comp model can read. The questionnaire takes about 4 minutes. Send your trailing 12-month rental P&L along with it (or just the gross income figure if that is what you have on hand), and I will combine that with current Washington County MLS data, your phase, and your specific home’s amenities to 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
Paradise Village sellers and buyers.
Useful next steps if you are weighing a listing decision, comparing Santa Clara neighborhoods, or trying to pin down a clearer number on your home.
Sell your Santa Clara home
Full breakdown of my listing process, marketing, and pricing approach for Santa Clara sellers.
GoWhat is my Santa Clara home worth?
The citywide Santa Clara valuation page with neighborhood-level pricing context.
GoEntrada at Snow Canyon
Santa Clara’s premier golf community. Gated, custom homes, Entrada Country Club. A different buyer pool, similar zip code.
GoThe Ledges of St. George
Just north of Paradise Village. Golf, view lots, large custom homes. Primary residence focus rather than nightly rental.
GoParadise Village
questions and answers.
Is Paradise Village at Zion zoned for nightly rental?
Yes. Paradise Village at Zion sits inside Santa Clara’s Planned Development Resort (PDR) overlay, which explicitly approves short-term and nightly rental use. That is rare in Southern Utah. The City of St. George, by contrast, restricts nightly rental to a small number of approved vacation rental overlay communities like Desert Color, which means demand concentrates in the few places that allow the use.
Owners must maintain a Utah sales tax license, collect transient room tax, hold a Santa Clara business license, and use a property manager located in Washington County (or self-manage in compliance with city rules). Always verify current PDR requirements directly with the City of Santa Clara before relying on them for a transaction.
What do Paradise Village homes sell for?
Paradise Village at Zion spans a wide range by product type. Townhome and entry condo product sits at the accessible end, mid-tier single-family resort homes occupy the middle, newer Phase 6 construction and larger 5 to 7 bedroom homes run higher, and estate compounds with private pools, sport courts, and 6,000+ sqft footprints anchor the top.
Almost every home sells fully furnished and rental-ready. Rental performance, furniture condition, phase, and pool/lazy-river adjacency move pricing more than square footage alone. The pricing tier grid earlier on this page breaks the four bands down with more detail.
What are the HOA fees and what do they cover?
Paradise Village HOA dues are meaningfully higher than a typical residential HOA because they fund the resort amenities (pools, lazy river, hot tub, water park, clubhouse, fitness center, common-area landscaping, and reserves). Dues vary by phase and product type.
Pull the current HOA documents, dues schedule, and reserve study for the specific home you are looking at. Resort HOAs carry more risk and more reward than residential HOAs and the financials matter to investors more than they do to typical buyers. Always verify with the HOA directly before closing.
How far is Paradise Village from Zion National Park?
Paradise Village at Zion is roughly 45 minutes by car to the Zion National Park visitor center. Tuacahn Amphitheater is about 6 miles away, Snow Canyon State Park is a few minutes east, and downtown St. George is about 10 minutes southeast. Sand Hollow Reservoir is roughly 30 minutes east for boating and OHV access.
The "at Zion" naming is marketing convention. The home itself sits in Santa Clara, not in or adjacent to Zion National Park. The drive is straightforward and a routine day trip for guests.
Can I live in Paradise Village as a primary residence?
Yes. The resort marketing leans heavily on the nightly rental use, but a meaningful minority of homes are owner-occupied year-round. That said, expect a true resort environment: pool noise, frequent guest turnover next door, RV traffic at the dedicated lots, and a community calendar driven by Tuacahn shows and Snow Canyon trips. Many full-time residents enjoy that energy, others find it overwhelming after a year.
If you are buying primary, weigh the HOA dues carefully (you are funding amenities used heavily by rental guests) and pick your lot location within the plat with that in mind.
Can you sell my Paradise Village home and finance my next one?
Yes. I list your Paradise Village home as the seller’s agent under Real Broker LLC and serve as your lender on the next purchase under my mortgage license (NMLS 1794818). Utah does not allow me to be both your buyer’s agent and your lender on the same purchase transaction, so the buy-side agent is a trusted referred partner.
This dual-license coordinator setup is genuinely useful when you are timing a sale and a purchase together (the proceeds, the financing, and the closing dates all need to line up), and it matters even more on second-home and investment property transactions where DSCR loans, vacation home conventional loans, and 1031 exchanges all have different timing requirements.
Let’s talk about
your Paradise Village home.
Start with a free home valuation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific home, your specific phase, and your specific rental performance.