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Southern Utah Listing Hub · 10 cities

One playbook.
Ten Southern Utah
micro-markets.

From Cedar City to Springdale at the gates of Zion, I list homes like product launches. Cinematic media, a Coming Soon window, agent network activation, and a digital strategy most agents in this market still aren’t running. Pick your city below or start with a free valuation.

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10
Southern Utah cities served
20+
Years living in Cedar City
2
Active licenses: real estate & mortgage
8
Marketing pillars on every listing
No exceptions.

Brokered by Real Broker LLC. Mortgage services through Guild Mortgage, NMLS 1794818.

Southern Utah by the numbers

A region of distinct micro-markets.

These are not vibes. Each number below comes from the Iron County or Washington County MLS, pulled fresh for the dedicated city page it belongs to. Click through to see how the math actually breaks down where your home sits.

St. George
2,042
homes sold last 12 months

$1.35B in dollar volume. The deepest pool of out-of-state buyers in Washington County.
Ivins
$640K
Highest median in WashCo

245 sold, $193.6M volume. Kayenta and the red-rock benches set the price ceiling.
Toquerville
55 day DOM
Fastest in Washington County

29 sold, $19.4M volume. Inventory and sales both more than doubled year over year.
Santa Clara
$612K
Median sale price

104 closed sales for $75.7M. Boutique west-side market with Entrada at its high end.
Enoch
99%
Of list price, on average

144 sold. Average seller closed only $4,596 below list. Tightest spread in Iron County.

Sources: Iron County MLS Sales Statistics and Washington County MLS via FlexMLS, trailing twelve months ending May 2026. Each number is verified on its dedicated city page.

The City Hub

Two corridors.
Ten selling guides.

Southern Utah is two distinct real estate corridors stitched together by I-15. Iron County to the north has its own seasonal calendar, buyer pool, and price ceiling. Washington County to the south runs on snowbirds, Zion tourism, and STR economics. Each city below has its own dedicated seller guide with local comps and recent sold portfolio.

01
Iron County Corridor

Cedar City & the high desert north.

Four real seasons. SUU, Shakespeare Festival, Brian Head. Buyer pool weighted toward in-region move-up and Wasatch Front weekenders. My home base for over twenty years.

Cities in this corridor
2
My home base

Sell in Cedar City

Where I have lived for twenty years. SUU, Shakespeare Festival, four real seasons. A different buyer pool from the desert south, and a different listing strategy.

SUU corridor Old Sorrel Fiddlers Canyon Cross Hollows
Tightest pricing

Sell in Enoch

The agent next door. Enoch sellers averaged 99 percent of list price last year, the smallest seller discount of any major Iron County city. Pricing right matters more here than almost anywhere.

Settlers Square Valley Gate Cedar border
02
Washington County Corridor

St. George to Zion gateway.

Snowbirds, retirees, second-home buyers, and the deepest pool of out-of-state relocators in the state. Each town has its own STR rules, builder competition, and price ceiling. Treating it as one market is the biggest mistake sellers make.

Cities in this corridor
8
Largest market Featured

Sell in St. George

The hub. 2,042 homes sold for $1.35B last year. Retirement buyers, second-home buyers, and the deepest pool of out-of-state relocators in the entire region. Different game from the rest of Southern Utah, requires a different listing playbook.

Snow Canyon Stone Cliff Bloomington Little Valley SunRiver
Fastest growth

Sell in Washington

Right next to St. George, but a different rhythm. New construction layered with established neighborhoods. A real read on builder competition matters.

Coral Canyon Sienna Hills Green Springs
Recreation buyers

Sell in Hurricane

Closest to Sand Hollow and Zion. ATV culture, second homes, and value buyers priced out of St. George. The marketing story sells the lifestyle, not just the home.

Sand Hollow Sky Ranch Zion gateway
Boutique west side

Sell in Santa Clara

104 sold for $75.7M last year, median $612,500. Entrada to Old Town. Buyer pool concentrated on small-town feel with Snow Canyon out the back door.

Entrada The Heights Old Town
Fastest DOM in WashCo

Sell in Toquerville

29 sold, $19.4M, 55-day average DOM. Inventory and sales both more than doubled YoY. Acreage parcels, bluff homes, and a tight STR-zoning conversation.

Anderson Junction Westfield Bluff homes
Zion corridor

Sell in La Verkin

Where the Virgin River bends and the orchards still stand. Hurricane Valley value buyer pool, the State Street grid, and a real conversation about what the next decade does to this town.

State Street La Verkin Heights Orchard pockets
Premium pocket

Sell in Ivins

Kayenta and the red-rock benches. Architecturally distinct homes that need photography to match. The wrong listing photos will leave money on the table here.

Kayenta Padre Canyon Anasazi Hills
New
Zion gateway

Sell in Springdale

The Zion Canyon gateway. Tiny inventory, premium pricing, and an STR-zoning landscape that is its own world. A single sale here can re-anchor the entire corridor.

Zion Canyon Anasazi Plateau Rockville border
Outside the 10?

Parowan, Kanarraville, Virgin, Apple Valley, Rockville.

I work the entire Southern Utah corridor. If your home sits in one of the smaller towns between or around the 10 cities above, start with a free valuation and we will go from there. The marketing playbook does not change. The micro-market read does.

Start with a valuation
Selling in Southern Utah

Why this region
is its own animal.

I have been in Cedar City for over twenty years. Spent more weekends than I can count driving the I-15 corridor down to Sand Hollow, Snow Canyon, and the Zion gateway. Selling here is different from selling along the Wasatch Front, and pretending otherwise is how listings sit.

Topic 01

Who actually buys homes here

The buyer pool in Southern Utah is not one group. It is at least four, and they each respond to different marketing.

Honestly, this is the part most agents skip. They write one listing description and pray. The buyer pool here breaks down into four real groups, and each one needs to see a different version of your home’s story.

California & Pacific NW relocators

Equity buyers chasing four seasons, lower taxes, and slower mornings. They search remotely. Cinematic video and drone footage are how they shortlist.

Wasatch Front right-sizers

Retirees and near-retirees trading SLC and Utah County for warmer winters and Sand Hollow weekends. They drive down on Friday and want to see homes Saturday.

In-region move-up buyers

Families already in Cedar City, St. George, or Washington trading up. They know the neighborhoods cold. Photos and floor plan win this group, not the lifestyle pitch.

Second-home & investor buyers

Concentrated in St. George, Hurricane, Springdale, and Ivins. They care about HOA rules, short-term rental zoning, and proximity to Zion and the Mesquite drive.

Topic 02

When the market actually moves

Southern Utah does not follow a single seasonal curve. Iron County and Washington County operate on different calendars.

A St. George condo and a Cedar City family home will not have the same best month to list. Here is how I think about it.

Winter (Nov to Feb)

Strong for St. George, Hurricane, Springdale, and Ivins. Snowbirds and Wasatch Front weekenders are touring. Cedar City and Enoch are quieter, but serious buyers only, so offers tend to be cleaner.

Spring (Mar to May)

Strongest window region-wide. Family buyers timing the school calendar. Tuacahn opens. Snow Canyon and Zion are full. Inventory tightens, days on market shrink.

Summer (Jun to Aug)

St. George heat slows daytime showings, but Cedar City and Enoch peak. SUU staff and faculty moves cluster here. Huntsman Senior Games preview traffic in late summer.

Fall (Sep to Oct)

Underrated. Huntsman Senior Games brings thousands of high-net-worth visitors who fall in love with the region and call me in November. Listing in late August catches that wave.

Topic 03

Pricing it right the first time

The single highest-leverage decision you make as a seller. Most agents miss it on purpose to win the listing.

I will tell you something honest. The agent who hands you the highest list price at the kitchen table is usually not your friend. They are buying your signature. Then thirty days in, the price-reduction conversation starts.

A correctly priced listing in Southern Utah typically gets the strongest showing activity in the first two weekends. Miss that window with a number that is too high, and the listing goes stale. Stale listings sell for less than aggressive opening prices. Washington County data is unambiguous: 15.2 percent of homes go under contract within 7 days and close at a median of 100 percent of list. Homes sitting 60 days or longer close at 98 percent.

What I bring to your kitchen table
  • → Closed comps from the last 90 days, your same micro-market, your same product type.
  • → Active and pending listings I am competing against right now.
  • → Expired and withdrawn listings, so we can see what did not work.
  • → A pricing band, not a single number. You pick where in that band you want to sit.
Topic 04

Prep, repairs, and what to skip

Not every repair earns its money back. The trick is knowing which ones do.

Usually worth it
  • • Fresh paint in main living areas
  • • Updated light fixtures and bulb temperature
  • • Curb-side landscaping cleanup
  • • Deep clean and declutter
  • • Cabinet hardware swap
Usually skip
  • • Full kitchen remodels right before listing
  • • Pre-listing roof replacements unless flagged
  • • New flooring throughout if existing is decent
  • • Cosmetic bathroom overhauls
  • • Anything “to update the look” without a comp to justify it

Every property is different. I walk yours, look at the comps, and tell you which dollars come back and which ones disappear. Honest answer, every time.

Topic 05

The timeline from yes to closed

Roughly six weeks of prep, two to eight weeks of market exposure, four weeks of escrow. Here is how it actually flows.

  1. 1
    Week 0 to 1: Strategy & pricing

    Walkthrough, comps pull, prep punch list, pricing band, marketing calendar.

  2. 2
    Week 1 to 3: Prep & media

    Any agreed repairs, professional photo + drone + video shoot, copywriting, staging if needed.

  3. 3
    Week 3 to 4: Coming Soon launch

    Quiet syndication to my agent network and database. Build a queue of motivated buyers before the listing goes live.

  4. 4
    Week 4 to 12: Active on market

    Showings, open houses where it makes sense, weekly digital campaign reports, offer review. Toquerville averages 55 days, St. George varies more by price band.

  5. 5
    Escrow: 28 to 35 days, typically

    Inspection, appraisal, repair negotiation, lender clear-to-close, signing, funding, recording. You are out.

Free home valuation

What is your home worth, honestly?

Three steps. First an automated comp pull. Then I personally review it against active listings and recent sales in your micro-market. You get a real pricing band, not a feel-good number.

  • 1 Automated comps from the MLS within minutes
  • 2 Personal review by me within one business day
  • 3 Optional walkthrough at your home or over video
No pressure

No obligation, no marketing list signup, no calls from a call center. You either decide to list with me or you do not.

Start here

Tell me about your home

By submitting, you agree to be contacted by Scott Buehler regarding your home. No spam. No third-party lists.

Why list with me

Four reasons it actually matters who you pick.

Most listing presentations look identical. Here is the short version of what is different about working with me. Full marketing playbook lives on the Our Marketing page.

01

Cinematic media, every listing.

Professional photography, drone, twilight, video walkthrough, and social cuts on every property. Only 9% of agents in Southern Utah are actually using listing video. No upsell, no upgrade tiers, no “premium package”.

02

One person quarterbacks the move.

I am dual-licensed: listing agent on the home you are selling, lender on the home you are buying. Never both on the same transaction. The buy-side agent is a trusted partner I refer in. Fewer handoffs, fewer dropped balls.

03

Coming Soon launch window.

Every listing gets a quiet pre-launch period. I syndicate to my agent network and database before the home hits the public MLS. Builds a queue of motivated buyers so day one of active is a strong day, not a soft one.

04

Real local data, not vibes.

Every city page on this site is built on actual Iron County or Washington County MLS numbers. Comps, expired listings, days on market, list-to-sale spread. I price your home from data, not from what felt good at the kitchen table.

See the full marketing playbook
From Southern Utah sellers

Reviews from the people I actually worked for.

Different cities, different home types, different stories. Common thread: people who hired me to sell a real home, not to fill out a survey for an algorithm.

“Scott actually drove out to walk our Old Sorrel home before quoting a price. The two other agents we interviewed sent comps over email. The video shoot brought in a buyer from Salt Lake the second weekend. Closed at full ask.”
M. Atkinson
Cedar City seller
“We were moving from Bloomington to a smaller home in Washington and needed to time the sale and the purchase. Scott was both my listing agent and my mortgage guy on the buy. One call, not three.”
J. and R. Christensen
St. George seller
“Two builders were dropping new homes a block from ours every month. Scott showed me exactly how to position the resale against the spec inventory. We sold at $20K over the comparable new build base price.”
D. Olson
Coral Canyon seller
“Our place was a Sand Hollow weekend home, not a primary residence. Most agents would have shot it like a normal listing. Scott did a real lifestyle piece, ATVs and all, and the buyer drove down from Salt Lake the next weekend.”
K. Brimhall
Hurricane seller
“Our home in Kayenta is architecturally specific. The first agent we talked to wanted to use iPhone photos. Scott had a photographer who knew how to shoot desert-modern at twilight. The listing photos still hang in our new place.”
L. and T. Whitford
Ivins seller
All reviews

Read the full review portfolio.

Verified reviews on Google, Zillow, and Realtor.com. Plus city-specific reviews on each city page.

See all reviews
Frequently Asked

The questions sellers ask most.

Honest answers with actual Southern Utah numbers behind them.

Which Southern Utah cities do you sell homes in?

Cedar City, Enoch, St. George, Washington, Hurricane, La Verkin, Toquerville, Santa Clara, Springdale, and Ivins. Each city has its own dedicated guide with local comps, the buyer pool that actually shops it, and a recent sold portfolio.

If your address is outside those cities, including Parowan, Kanarraville, Virgin, Apple Valley, or Rockville, start with a free valuation and we will figure out the right fit.

How long does it take to sell a home in Southern Utah?

It depends on the city, price band, and how the home is prepared and marketed. Toquerville is averaging 55 days on market, the fastest in Washington County. Cedar City and St. George each run on their own rhythm tied to SUU and snowbird season.

A real answer needs a specific address. I can pull recent comps and give a calibrated days-on-market estimate for your home in about a day.

What does it cost to sell a home in Southern Utah?

Typical seller costs include the listing brokerage fee, title and escrow fees, recording fees, prorated property tax, any agreed buyer concessions, and a small amount for the cinematic media I include at no additional charge.

Use the seller net sheet calculator to model your specific numbers before you list.

Can you sell my home and finance my next one?

Yes. I am dual-licensed: the listing agent on the home you are selling, and the mortgage lender on the home you are buying. Never both agent and lender on the same transaction. The buy-side agent is a trusted partner I refer in.

One person quarterbacks the entire move. Fewer handoffs, fewer dropped balls, one phone call instead of three.

Do you work outside the 10 cities listed?

Yes. I am brokered by Real Broker LLC and list across both Iron and Washington counties. The 10 cities here are just the ones with their own dedicated guide. Smaller towns like Parowan, Kanarraville, Virgin, Apple Valley, and Rockville are also covered.

Start with a free valuation and we will confirm fit.

Ready when you are

Let’s talk about
your home.

Start with a free home valuation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific home.

Get Home Value (435) 357-4345