Skip to content Get Your Home Value →
Right-Sizing Hub · Ivins, Utah

Right-size in Ivins,
at the base
of Red Mountain.

Kayenta, Padre Canyon, Entrada, Anastasi Vista. Single-level homes, walking paths, dark skies, and a fifteen-minute drive to St. George Regional Hospital. The next chapter has a zip code, and 84738 is one of the most-considered ones in Southern Utah.

Get Your Home Value Explore Ivins Neighborhoods
Scott Buehler, REALTOR and mortgage lender serving Ivins, Utah
~$809K
Median Ivins list price (April 2026)
15 min
Drive to St. George Regional Hospital
A first-person take on right-sizing in Ivins

Ivins is the rare Southern Utah town that was designed for this move.

Most cities I work in were built around the assumption that you would eventually need stairs, a big yard, and three guest rooms for the kids and grandkids. Ivins, by accident or by careful planning, ended up with the opposite footprint. Single-level architecture is the norm here, lots are mostly walkable, the night sky is protected by ordinance, and a fifteen-minute drive lands you at St. George Regional Hospital, Costco, and the airport.

I write this page for the homeowner who has been in a four-bedroom Ivins family home, or a two-story St. George place, for fifteen or twenty years and is starting to ask the quiet question: do I really need all of this anymore? In Ivins, the answer is almost always the same. You can keep the views, the trails, the Tuacahn shows, and the morning hikes in Snow Canyon, and trade the stairs and the maintenance for a floor plan that fits today.

Why this town fits the move

Six structural reasons Ivins keeps showing up on the right-sizing shortlist.

01

Single-level by default

Most Ivins neighborhoods skew single-level, especially Kayenta, Padre Canyon, Anastasi Vista, and Talon Cove. You do not have to hunt for a no-stairs floor plan the way you do in St. George or Hurricane.

02

Lock-and-leave culture

Kayenta and Entrada were designed for owners who travel. HOA-maintained common areas, low-water landscapes, and walkable interiors mean you can leave for two months and the home does not feel neglected.

03

Healthcare 15 minutes away

St. George Regional Hospital is a Level II Trauma Center. From central Ivins via Snow Canyon Parkway it is a 15 to 20 minute drive in normal traffic. Specialty care and urgent care sit even closer.

04

Snow Canyon and Tuacahn on your doorstep

Petrified dunes, Butterfly Trail, and Jenny's Canyon are inside Snow Canyon State Park, minutes from any Ivins driveway. Tuacahn's 1,920-seat amphitheater runs summer Broadway and shoulder-season concerts.

05

Black Desert and the PGA lift

Since the PGA Tour's Bank of Utah Championship moved to Black Desert Resort in 2024, the western edge of Ivins has been on the national map. That has firmed up demand for nearby resale and pulled in new luxury builds.

06

Dark-sky community and quiet

Ivins' general plan protects the night sky, the washes, and Red Mountain views. Translation: less light pollution, less noise, less traffic. The trade-off is fewer commercial conveniences, you will drive into St. George for big-box shopping.

Recent activity in Ivins

A quick read of the 84738 market.

  • Median list price: roughly $809,000 at $335 per square foot (Movoto, April 2026). Most right-sizer-friendly homes sit between $650,000 and $1.1 million.
  • Days on market: around 88 days citywide. Single-level homes in Kayenta and Padre Canyon priced correctly tend to move faster.
  • Pricing dynamic: Redfin shows year-over-year softness in the small-sale segment. Translation: aggressive list prices are sitting; well-prepared homes priced to the comps still attract serious buyers.
  • Inventory note: Ivins runs low on single-level resale under $750,000. If that is your target, the search needs to be wide and patient.

Sources: Movoto, Redfin, Washington County records.

Where right-sizers actually land

Six Ivins neighborhoods worth shortlisting.

Not every Ivins subdivision is built for this move. These are the ones I find myself walking right-sizers through most often, with honest notes on what each one really gives you.

Signature community

Kayenta

The flagship. Low-profile, earth-tone architecture by ordinance, dark-sky lighting rules, walking paths, the Kayenta Art Village with Xetava Gardens and Aragosta, and a Saturday-market social culture. About 3,060 residents. Most homes are single-level customs. Lots tend to be larger and more private than typical resort subdivisions.

Right-sizer fit: very high. The community was effectively designed around this buyer.

Quiet pocket

Padre Canyon

A smaller community of about 530 residents nestled under the red cliffs near Tuacahn. Walkable, quiet, mix of modern and older custom homes. The Padre Canyon Wash and the city's detention basins keep flood risk managed and the corridor green.

Right-sizer fit: high for the buyer who wants Kayenta's vibe without Kayenta's pricing.

Gated luxury

Entrada at Snow Canyon

Gated, golf-adjacent, and arguably the cleanest lock-and-leave neighborhood in the area. Patio homes, courtyard layouts, mature landscaping, and an active club scene. The Reserve at Entrada is the high end inside the high end.

Right-sizer fit: very high. Built specifically for the snowbird or active-adult buyer.

New construction

Anastasi Vista and Talon Cove

Newer, mostly single-level, often with the oversized garage layouts that right-sizers ask me about (workshop space, RV bays, golf-cart parking). Near Black Desert Resort and Snow Canyon. Floor plans tend to fit modern furniture better than older Ivins customs.

Right-sizer fit: high if you want builder warranty, contemporary finishes, and predictable maintenance.

Mature value

Mojave Mesa and Cliff Rose

Established, well-kept neighborhoods with cul-de-sac layouts, mature landscaping, and consistent resale appeal. Often the entry point into Ivins for a right-sizer coming out of a higher-cost market who still wants the views and the address.

Right-sizer fit: solid. Less curated than Kayenta or Entrada, but the price-per-square-foot math usually works better.

High end

Palisades of Snow Canyon and Black Desert

If the right-size is also an upgrade, this is the top of the Ivins ladder. Palisades brings gated luxury with Snow Canyon views; Black Desert is the resort-residential play, anchored by the PGA event and the new golf course. Expect $1.5M and up.

Right-sizer fit: selective. Best for the buyer using equity from a high-cost-of-living sale.

The honest part

Four things about Ivins I make sure right-sizers hear before they list.

1. The commercial trade-off is real.

Ivins protects its zoning. That keeps the views and the quiet, but it also means there is no full-size grocery store, no big-box retail, and no urgent-care strip mall inside the city. Every Costco run is a 20-25 minute round trip. Most right-sizers I work with see this as a feature, not a bug, but you should hear it spelled out before you move.

2. The current market is not the 2021 market.

Days on market in Ivins are running near 88 days. Buyers are reading every listing carefully. A home that goes on overpriced will sit, then chase the market down with price reductions. Pricing right out of the gate is the single biggest decision you will make on the sale side.

3. Wildfire risk is part of the contract.

The First Street data flags most Ivins properties as having some wildfire exposure over a 30-year window. Insurance carriers know this. Get your insurance shopped early, not the week before close, especially in the cliff-adjacent neighborhoods.

4. HOAs vary, and they matter.

Kayenta's HOA is famously strict on exteriors. Entrada's club dues are not small. Anastasi Vista's covenants are still relatively young. Read the CC&Rs and the recent meeting minutes before you write an offer; an HOA that fits your life is half of the lock-and-leave promise.

Run the equity math first

Right-Size and Pocket Cash: Ivins edition.

Before we tour a single home in Kayenta or Padre Canyon, I want you to see the number. The Right-Size and Pocket Cash calculator nets out your projected Ivins sale price, the payoff on your current loan, your closing costs, and the price of the next home, and tells you what actually lands in your account.

It is the cleanest five-minute gut check there is. Most Ivins right-sizers I work with are surprised by how much equity is sitting in that home, even after the recent cooling.

Run the calculator
What the calculator answers
  • Net cash at close after both transactions
  • Monthly payment change at the next home
  • Whether to buy first, sell first, or run them in parallel
  • How much room you have to upgrade finishes or location
Step 1 of the right-size move

Start with what the Ivins house is actually worth today.

Five-minute questionnaire. Real local comps, not a Zestimate. I read every submission personally and respond with a price range, a 90-day strategy, and the calendar that lines up your sale and your next home.

Get Your Home Value
Frequently asked

Right-sizing in Ivins, in plain English.

What is the typical price range for a right-sizing home in Ivins?

Most right-sizers in Ivins land somewhere between $650,000 and $1.1 million depending on the neighborhood and whether the home is single-level. Kayenta single-level customs, Padre Canyon, and Entrada patio homes anchor the middle of that range. Newer construction at Anastasi Vista or Talon Cove sits a bit higher when finishes and lot premiums are involved. Movoto's April 2026 data shows a citywide median list price near $809,000 at roughly $335 per square foot, with about 88 days on market.

Which Ivins neighborhoods are best for right-sizing?

Kayenta is the signature lock-and-leave community: low-profile architecture, dark-sky design, walking paths, the Kayenta Art Village, and a strong active-adult social fabric. Padre Canyon offers a smaller, quieter pocket against the red cliffs with walkable streets. Entrada is gated and golf-adjacent. For new construction, Anastasi Vista and Talon Cove deliver modern single-level layouts close to Snow Canyon State Park and Black Desert Resort.

Why do retirees keep choosing Ivins over St. George?

Three reasons come up over and over: low-density zoning that keeps the views and night sky intact, immediate access to Snow Canyon State Park and Tuacahn, and a 15 to 20 minute drive to St. George Regional Hospital and Costco. Ivins trades a bit of commercial convenience, you will drive into St. George for groceries, for a quieter, lower-traffic setting at the base of Red Mountain.

Will I lose money right-sizing if I bought my Ivins home years ago?

Almost certainly not. Most Ivins right-sizers I work with bought before 2020 and are sitting on substantial equity even after the recent cooling. The right question is not whether you lock in last year's peak, it is how much net cash you walk into the next chapter with after the move. The Right-Size and Pocket Cash calculator runs that math in about three minutes.

Can you act as both my agent and my lender on the same Ivins home?

Not on the same transaction. Utah law and federal RESPA rules do not allow one person to be the buyer's agent and the lender on the same purchase. On a right-sizing move I am the listing agent on the home you are selling and the mortgage lender on the home you are buying. The buy-side agent representing you on the new Ivins home is a trusted partner I refer in.

Keep exploring

Pages that pair well with this one.

Right-Sizing Hub

All right-sizing resources

The full library of city pages, decision frameworks, and financial guidance.
Decision framework

Is it time to right-size?

Empty nest, maintenance burden, lock-and-leave lifestyle. The signals worth listening to.
The numbers

The full financial picture

Net cash, monthly cost change, tax exposure. The complete dollars-and-cents view.
Sister city

Right-Size in Santa Clara

The next town over. Snow Canyon-adjacent, established, smaller lots.
Sister city

Right-Size in St. George

SunRiver, Stone Cliff, and the wider Washington County right-size market.
Sell-side companion

Sell Your Ivins Home

The listing playbook, marketing approach, and Coming Soon launch process for 84738.
Your Ivins right-size, quarterbacked

The next chapter starts
with one honest number.

Get a real valuation on the Ivins home, see the equity story in black and white, and we can decide together whether the next move is Kayenta, Padre Canyon, Entrada, or somewhere else entirely.

Get Your Home Value

Prefer to talk first? Call (435) 357-4345 or book at calendly.com/movingutah