Long Valley
in Washington,
by a local listing agent.
600 acres, one builder, a heated pool, pickleball courts, and the only short-term-rental-approved townhome phase on this side of Sand Hollow. Here is the honest seller read on what your Long Valley home is actually worth in a market full of new builder inventory.
A 600-acre master-planned community
tucked against a red bluff.
Long Valley sits in Washington City just west of the Sand Hollow State Park entrance, accessed off the Southern Parkway and built into the foot of one of the largest natural bluffs in the area. The setting matters here. You are 10 minutes from a major reservoir, 15 minutes from downtown St. George via the parkway, and one turn off a major highway corridor that did not exist for most of Washington’s history.
The vibe is amenities-forward and new. Multiple parks within walking distance of every homesite, a heated pool, pickleball and basketball courts, a splash park, dog parks, a movie lawn, and dining and lounge areas. This is genuinely one of the most amenitized communities in Washington County, and it sets the tone for the buyer pool that ends up here.
Long Valley is not a single phase. It is a stack of D.R. Horton sub-villages: Long Valley Trails for traditional single-family, Long Valley Skyline for short-term-rental-approved townhomes on the north edge, and cottage and townhome product woven throughout. Each phase has its own price band, its own buyer pool, and its own resale dynamic.
If a buyer wants a new home, amenitized lifestyle, and quick access to Sand Hollow and Zion without paying St. George prices, Long Valley is the obvious shortlist.
Washington City, west of Sand Hollow State Park, 10 mi from the St. George Regional Airport, accessed via the Southern Parkway.
The city sets the frame,
your home sets the price.
These are the citywide Washington single-family numbers I brief every seller with before we talk strategy. Washington is a busy, healthy market: the median has held steady, sales volume is up sharply, and homes are still closing at 98 percent of list. The one real shift is pace, days on market have lengthened considerably from an unusually fast prior year, so this is a strong market that has normalized rather than cooled. 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 Long Valley valuation matters more here than any headline median.
Citywide single-family figures, year over year. A holding median with strong volume and a normalized pace signals a healthy market that is no longer frantic. 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 Washington and are not specific to Long Valley. Information deemed reliable but not guaranteed.
Eleven floor plans,
four desert elevations.
Long Valley is a single-builder community. D.R. Horton offers 11 floor plans across cottages, townhomes, and larger single-family lot plans. Every plan comes in one of four architectural elevations: Desert Modern, Desert Farmhouse, Desert Scandinavian, and Desert Traditional. Standard features include 9-foot ceilings, quartz countertops, smart home technology packages, energy-efficient construction, and premium laminate flooring through the main living areas.
- Build years: 2022 and newer
- Plan sqft range: ~1,100 to 2,600
- Bed count: 2 to 4
- Garage: 2-car standard
- Property type: Single-family, townhome, cottage
Long Valley is multiple sub-communities under one umbrella.
Knowing which phase a home is in matters more here than in most neighborhoods because the phases are priced and used differently. STR rules, HOA structure, and floor plan availability all change by phase.
If you are thinking
about listing in Long Valley.
Selling a home in Long Valley is genuinely different from selling almost anywhere else in Washington County. You are not competing against other resales for the same buyer pool. You are competing against D.R. Horton’s active inventory next door, their published price list, their interest-rate buydown, and their closing-cost credit. A Long Valley listing priced as if those incentives do not exist will sit. A Long Valley listing priced and marketed against the new home alternative will move.
In Long Valley, your real competitor lives on the same street and is the builder. Price against the new home offer (price, rate, and credits combined), not against the last MLS sold. Get this right and the listing performs. Get it wrong and it drifts past 60 days.
Price against the builder, not the last MLS sold.
D.R. Horton routinely runs aggressive closing-cost credits and ARM buydowns through DHI Mortgage. A resale a mile away priced at the same sticker as the builder can be the more expensive home in the buyer’s mind once those incentives are factored in. Either be priced below the builder’s effective number, or be priced at the builder’s number with a real reason (better lot, upgrades, deeper landscaping, or move-in ready vs build-time). This is the single biggest pricing lever in Long Valley.
Document your upgrades and your finished outdoor space.
D.R. Horton sells base homes. The yard is dirt, the patio is unfinished, the window coverings are absent, the garage epoxy does not exist, and the appliance package is builder-grade. If you have finished landscaping, a paver patio, plantation shutters, epoxied garage, upgraded appliances, water softener, or a built-in firepit, that is genuinely thousands of dollars of value the new home buyer would pay extra and wait months for. Lead with it. List it. Photograph it. Put a dollar figure on it.
If you are in Skyline, lead with the STR numbers.
A Skyline townhome is not just a 4-bedroom townhouse. It is a producing or rentable asset. Trailing 12-month gross revenue, occupancy rate, cleaning fee structure, and management arrangement should be in the listing package, not buried in disclosures. Investor buyers underwrite on numbers. Without them, they default to the lowest defensible offer. With them, you compete on cap rate, not on price per square foot.
Three things buyer agents quietly compare your listing to.
-
AThe same plan, available new, with a builder rate buydown.
Your buyer can buy your exact floor plan brand-new and finance at a builder buydown rate. Your effective price has to compensate for that monthly payment difference, or you have to offer something the new home cannot: timing, finished yard, immediate occupancy, or upgrades the builder will not include.
-
BDHI Mortgage closing-cost credits.
D.R. Horton commonly offers thousands in closing cost credits when the buyer uses their affiliated lender DHI Mortgage. Your listing has to either match that with a seller-paid credit, or factor it into the asking price. Ignoring this is what makes Long Valley resales sit.
-
CBuilder warranty vs your home with 1 to 3 years on it.
A new D.R. Horton home comes with builder structural and systems warranties. Yours comes with whatever transfers. Note exactly what transfers (often the structural warranty on a 1-to-3-year-old home does), and put the rest in writing as a positive of resale: occupied, dialed in, no construction punch-list left to fight over.
Sand Hollow out the back,
Zion an hour east.
Long Valley’s location is the second-strongest selling point after the amenities package. The Southern Parkway corridor links the neighborhood to the largest reservoir in Southern Utah, the region’s premier off-road country, two state parks, and Zion National Park, all without ever touching I-15 traffic. For STR buyers and second-home owners, that is the entire pitch.
Sand Hollow State Park
The largest reservoir in Southern Utah. Boating, fishing, swimming, OHV trail access from the Sand Hollow staging area, and the West Rim trails. The single biggest amenity for Long Valley buyers.
St. George Regional Airport
10 miles via the Southern Parkway. Daily nonstop service to Denver, Phoenix, Dallas, Salt Lake, and seasonally to additional markets. The biggest reason this side of Washington is now feasible for fly-in second-home owners.
Quail Creek Reservoir
The other big water body in the area. Calmer than Sand Hollow, popular for paddling, fishing, and swimming. Often less crowded.
Downtown St. George
West via the Southern Parkway. Restaurants, downtown shopping, Dixie Center events, the Tabernacle, and the historic core. Red Cliffs Mall, Costco, and Walmart on the east end of St. George are slightly closer.
Tuacahn Center for the Arts
The outdoor amphitheater carved into Snow Canyon’s red rock. Summer Broadway productions, holiday shows, and concerts. A major regional cultural anchor.
Zion National Park
East via the Southern Parkway then SR-9 through Hurricane. The single biggest STR demand driver for Skyline townhomes. Springdale’s gateway businesses live off this traffic.
Boundaries shift periodically. Verify current zoning directly with Washington County School District before relying on any boundary for a sale.
Looking for what is for sale in Long Valley right now?
Active MLS listings for Long Valley live on MovingUtah.com, my buyer site with 500+ Southern Utah subdivision pages and a live MLS feed.
Who actually buys
in Long Valley.
Long Valley draws four distinct buyer profiles, and they shop different phases. Knowing which profile is in your specific home is half the marketing plan.
First-Time Buyer or Right-Sizer
Cottage and entry townhome buyer. Often a first-time buyer or right-sizer from California or Nevada. Priority is monthly payment and amenities access. The pool and pickleball courts close the deal here. Core target for the accessible tier.
Relocating Buyer
3 to 4 bed Long Valley Trails buyer. Often a relocation from California, Nevada, or Northern Utah. Wants new construction, 2-car garage, modern open plan, and access to the airport for visiting guests. Targets the core mid tier.
Second-Home / Snowbird
Often a Pacific Northwest, California, or Canadian buyer (where currency allows). Wants a lock-and-leave property near the airport and Sand Hollow. Will often rent it long-term or to relatives between stays. Tends to target the Trails or larger plans for guest space.
STR Investor (Skyline only)
Targets Long Valley Skyline. Underwrites on trailing 12-month revenue, occupancy, and cap rate. Often owns multiple STRs in Hurricane, Springdale, or Sand Hollow already. Decision is driven by numbers, management arrangement, and zoning certainty. Walks if any of those are unclear.
Curious what your home in Long Valley would sell for in this market?
Long Valley is one of the trickiest neighborhoods in the region to value because the active D.R. Horton price list, the rate buydown, and the closing-cost incentives all move the effective comp set every quarter. The questionnaire takes about 4 minutes and combines real Washington County MLS data with current builder-incentive context, your specific phase (Trails, Skyline, cottage, or townhome), your plan, elevation, and lot. I read every submission personally and send back a written pricing band that is honest about where the builder is, usually within one business day.
No obligation, no marketing list. Just an honest number.
Or call (435) 357-4345
More for
Long Valley sellers and buyers.
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GoWhat is my Washington home worth?
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GoSienna Hills
Washington’s mid-bench master-planned community. Mixed product, multiple builders, some STR-eligible sections.
GoWashington City monthly market report
Citywide DOM, list-to-sale ratio, median price, active inventory, and absorption rate. Refreshed monthly.
Long Valley
questions and answers.
What is Long Valley in Washington, Utah?
Long Valley is a 600-acre master-planned community in Washington City, Utah, developed and built by D.R. Horton. It sits west of Sand Hollow State Park and about 10 miles from the St. George Regional Airport, accessed via the Southern Parkway.
Long Valley is structured as multiple phases under one master plan. The named sub-communities include Long Valley Trails (single-family core), Long Valley Skyline (short-term-rental-approved townhomes on the north edge), and additional cottage and townhome product. Amenities include a heated pool, hot tub, pickleball courts, basketball court, multiple parks, dog parks, splash park, playground, and dining and lounge areas.
Can you do short-term rentals in Long Valley?
Short-term rentals are only allowed in the Long Valley Skyline phase. Skyline is specifically zoned and approved for STR use, which is rare in Washington City and is a meaningful part of the resale story for those townhomes.
The rest of Long Valley, including Long Valley Trails and the standard cottages and townhomes, is not approved for short-term rental. Always verify STR eligibility on the specific lot and confirm Washington City’s current STR ordinance and licensing requirements before relying on rental income for a purchase decision. Washington City’s STR rules can change, and lot-specific approvals matter more than phase-level descriptions.
Who builds in Long Valley?
Long Valley is a single-builder community. D.R. Horton is both the master developer and the sole production builder across every phase. The neighborhood offers 11 floor plans across cottages, townhomes, and larger single-family lot plans, with four architectural elevations: Desert Modern, Desert Farmhouse, Desert Scandinavian, and Desert Traditional.
This single-builder structure is unusual in Southern Utah and matters for resale pricing. Most master-planned communities here have 4 to 8 builders competing on the same streets, which spreads the comp set. In Long Valley, you are not competing against another builder. You are competing against D.R. Horton’s own new home inventory and the active incentive structure attached to it.
What do homes sell for in Long Valley?
Long Valley pricing spans a wide range by phase, from cottages and entry townhomes at the accessible end, through standard single-family in Long Valley Trails in the middle, depending on plan, lot, and elevation. Larger single-family plans push toward the upper end. Skyline STR-approved townhomes carry their own premium tied to the rental approval and the 4-bed, 4.5-bath en-suite layout.
Active D.R. Horton incentives (rate buydowns and closing-cost credits) move what resale homes can actually trade for, so confirm the current builder offer when you price against new construction. The pricing tier section earlier on this page breaks the tiers down with more detail.
Does Long Valley have an HOA?
Yes. Long Valley has an HOA structure that funds and maintains the heated pool, pickleball courts, basketball court, parks, dog parks, splash park, and the common landscaping. HOA dues vary by phase, with townhomes typically carrying higher monthly dues than the single-family Trails phase because the townhome HOA covers more exterior maintenance.
Always pull the specific CC&Rs and current HOA dues for the phase and floor plan you are looking at. The amenities package is genuinely meaningful here, and the dues reflect that.
What schools serve Long Valley?
Long Valley is part of the Washington County School District. Most homes feed into Horizon Elementary (K through 5, about 2.1 miles), Fossil Ridge Intermediate (grades 6 and 7, about 4.7 miles), Pine View Middle (grades 8 and 9, about 4.7 miles), and Pine View High School (grades 10 through 12, about 4.1 miles).
Boundaries shift periodically as Washington City grows. Verify current zoning directly with Washington County School District before relying on any boundary for a sale.
Can you sell my Long Valley home and finance my next one?
Yes. I am dual-licensed, so I can be your listing agent on the home you are selling, and the mortgage lender on the home you are buying.
One important guardrail: I am never both the agent and the lender on the same transaction. On your Long 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. You are always free to choose your own agent and lender; using my referral or my services is never required, and I am compensated for whichever role I hold. For mortgage education and calculators on the buyer side, see DidYouKnow.Mortgage.
Let’s talk about
your Long Valley home.
Start with a home valuation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific home, in your specific Long Valley phase, with current builder-incentive context built in.