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Hurricane Listing Specialist

Sell your home
in Hurricane
built for the buyers who actually shop here.

Hurricane is the growth engine of Washington County. Sand Hollow weekenders, Zion-corridor vacation buyers, off-roaders, retirees priced out of north St. George, and Wasatch Front families chasing more square footage for the dollar. The buyer pool is real, but single-family inventory is up 27 percent over last year and the city is sitting at about 7.7 months of supply, so the listing strategy has to be sharp. Cinematic media, a Coming Soon window, full agent network activation, and an honest read on whether STR zoning is or is not part of your home's story.

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$518k
Median sale price, Hurricane city, trailing 12 months
581
Homes sold in Hurricane city, last 12 months
+27%
Active single-family inventory YoY, Hurricane Valley
8
Marketing pillars on every listing
No exceptions.

Hurricane city, all residential property types, and Hurricane Valley MLS area for YoY single-family. Source: Washington County MLS via FlexMLS, 5/1/2025 to 5/1/2026. Brokered by Real Broker LLC. Mortgage services through Guild Mortgage, NMLS 1794818.

Hurricane Snapshot

The growth corridor of Washington County.

Hurricane is not one market either. Sand Hollow plays differently than Sky Ranch. The historic downtown grid plays differently than the Stucki Farms growth corridor. STR-zoned pockets play differently than primary-residence subdivisions. The buyer for each pocket is different, and the marketing has to match.

4 buyer types
Vacationers, off-roaders, retirees, value-driven families

Hurricane's buyer pool is wider than people realize. Sand Hollow and Zion vacationers, off-road and lake-life weekenders, retirees who got priced out of north St. George, and Wasatch Front families chasing space for the dollar.

80 days
Average days on market, Hurricane city

Across 581 closed sales in the trailing twelve months. A little slower than St. George (66 days) because inventory has grown faster than the buyer pool, and STR-pocket product takes longer to find the right buyer.

9% of agents
Use true listing video. I am in that 9%.

Cinematic walkthrough, drone over Sand Hollow and the Hurricane Valley red rock, twilight, social cuts. Standard on every Hurricane listing, not an upsell. Source: NAR Profile of Buyers and Sellers.

Hurricane by the numbers

581 closings.
$350 million
in sold volume. 80 day average.

The trailing twelve months in the city of Hurricane tell a layered story. 581 residential closings. $350.2 million in sold dollar volume. The average home sold for $602,694 and the median came in at $518,000, with sellers averaging $14,325 below original list, which works out to roughly 97 to 98 percent of asking. The average sold home spent 80 days on market, with a cumulative DOM of 99 days. The broader picture: single-family demand is healthy with closings up 19 percent year over year, but active inventory grew 27 percent and the vacation-rental product softened. That nuance matters for how your home gets positioned.

Scope

Hurricane city only for trailing 12-month totals, and Hurricane Valley MLS area for YoY comparisons (which includes La Verkin, Toquerville, and Apple Valley). Trailing twelve months: 5/1/2025 to 5/1/2026. Source: Washington County MLS via FlexMLS. Adjacent cities like St. George, Washington, and Ivins are pulled separately and sit on their own dedicated pages.

Closed sales
581 Last 12 mo

Residential homes closed inside Hurricane city limits over the trailing twelve months. Across the broader Hurricane Valley MLS area, single-family sales alone rose 19 percent year over year, from 389 to 463.

Median sale price
$518,000 Citywide

Half of Hurricane homes sold above this, half below. Single-family alone runs higher at a $581,000 median across the Hurricane Valley MLS area. Your specific pocket and product type matter more than this single number.

Average sale price
$602,694 Citywide

Average runs $85k higher than the median because of the Sand Hollow and Sky Ranch upper end. Both numbers matter when calibrating your pricing band.

Sold dollar volume
$350.2M Last 12 mo

Closed dollar volume in Hurricane city alone. The third-largest city by closings in Washington County, behind St. George and Washington.

Average days on market
80 99 CDOM

Average days from list to under contract on sold homes. Cumulative DOM of 99 days accounts for homes that relisted. Slower than St. George (66) but on par with Cedar City (71).

Average sale to list gap
$14,325 Below ask

The average Hurricane seller closed about $14,325 under original list, or roughly 97 to 98 percent of asking. With single-family inventory up 27 percent year over year, the first list price matters more than it did a year ago.

Currently active
372 Right now

Residential homes currently listed for sale in Hurricane city, with an average list price of $732,534. Those are the listings your home competes with the day it hits the market.

Months of supply
7.7 Buyer-leaning

372 active listings against a trailing 12-month pace of about 48 sales per month. A balanced market sits around 5 to 6 months. Hurricane is not crashing, but the seller has to actually compete now.

Under contract
597 Last 12 mo

Residential homes that went under contract in Hurricane city over the trailing twelve months, with an average list price of $606,351. Real, active buyer demand. The question is whether your home shows up the way those buyers expect.

The honest read

A two-speed market. Primary single-family is healthy. STR-targeted product softened.

Hurricane sold 581 residential homes for $350 million over the trailing twelve months. The average closed home spent 80 days on market and sold within roughly two percent of list. That part is healthy. The story underneath is more nuanced. Across the broader Hurricane Valley MLS area, single-family active inventory grew 27 percent year over year while single-family medians held nearly flat (down 2 percent, from $596,250 to $581,000). Closed single-family sales actually rose 19 percent, from 389 to 463. Townhouse and condo, which is where most STR-friendly product sits, went the other direction. Townhouse closings fell from 114 to 66 (down 42 percent) and dollar volume from $55.6M to $27.8M (down 50 percent). Condo average sale prices dropped 20 percent. If your home is primary-residence single-family, the market is moving. If your home is STR-targeted condo or townhouse, pricing strategy and the buyer pitch have to be sharper than they used to be.

A reminder: citywide averages do not tell you what your home is worth. A Sand Hollow STR-zoned townhouse trades on a different curve than a Sky Ranch primary residence or a Stucki Farms new build. For your specific number, request a valuation below.

Your number
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Selling in Hurricane

The Hurricane Valley
playbook.

Selling in Hurricane is its own thing. Some of your buyers are vacationers looking at Sand Hollow access and Zion proximity. Some are Wasatch Front families chasing more square footage for the dollar than St. George offers. Some are retirees who got priced out of north St. George. And a real subset is STR-investor buyers who care about zoning more than school district. Pretending those buyer pools are interchangeable is how listings sit. Here is how I think about it, broken into pieces.

Topic 01

Who actually buys homes in Hurricane

Four distinct buyer pools, each shopping differently. The pitch has to match the pocket.

Hurricane's buyer pool is broader than people think, but it splits sharply by what your home actually is. A Sand Hollow STR-zoned condo trades to a Las Vegas weekender. A Sky Ranch primary residence trades to a Wasatch Front move-down family. Same MLS, very different conversations.

Sand Hollow & Zion-corridor vacationers

Las Vegas weekenders, off-road enthusiasts, side-by-side and lake-life buyers, and Zion-adjacent vacation owners. Many want STR-eligible zoning so the home can pay for itself. They shop Sand Hollow Resort, the adjacent overlay zones, and the corridor toward Apple Valley and Virgin.

Wasatch Front move-down families

Equity sellers from Salt Lake, Davis, and Utah County looking for more square footage at a lower price point than St. George. They want yard space, primary-residence subdivisions, decent schools, and proximity to Zion and the lakes. They are not shopping STR zoning.

Retirees priced out of north St. George

Buyers in their late fifties through seventies who liked SunRiver but balked at the price. Hurricane offers single-level new construction in primary-residence subdivisions for meaningfully less. Proximity to St. George Regional Hospital still matters, but they accept the 20-minute drive.

In-region move-up buyers & locals

Families already in Hurricane, La Verkin, or Toquerville trading up. They know the streets and the schools. Photos, floor plan, lot size, and finishes win this group. The pitch is not lifestyle, it is condition and price relative to the local comps they have been watching for a year.

Topic 02

The neighborhood map

Hurricane's pockets diverge more by zoning than they do by aesthetics. Knowing whether your home is STR-eligible can move the buyer pool more than the floor plan does.

A quick read on the pockets I list in most. Your home does not need to be in one of these to work. This is where the buyer attention tends to cluster, and where the marketing strategy diverges the most.

Sand Hollow Resort & STR-zoned pockets

Lakefront, golf-adjacent, and the surrounding overlay zones where nightly rentals are permitted. The buyer pool is Las Vegas weekenders and investor-vacation buyers, not primary residents. Marketing leads with the income story, the lake and reservoir access, and the side-by-side staging area. Drone over Sand Hollow Reservoir at golden hour earns its keep here.

Sky Ranch & the south-side bench

View-driven, semi-custom and custom homes on the bench above the valley. Primary-residence buyers who want elevation, fewer neighbors, and a real lot. Different buyer than the STR pockets. Photography and twilight shots matter more here than almost anywhere else in Hurricane.

Stucki Farms, Coral Canyon & the growth corridor

The growth engine. New construction layered with newer resale. Family buyers, in-region move-ups, and Wasatch Front relocators wanting newer at a more reasonable price than St. George. Schools and HOA details belong in the listing description from day one. Builder incentives often loom in the background, so positioning your resale against new construction matters.

Historic downtown Hurricane & the grid

Established, mature trees, walkable to State Street. Older inventory but a buyer pool that loves the character. Lot size and yard often outweigh square footage in this pocket. The pitch is character and proximity to Pah Tempe, the river, and Zion access, not new finishes.

La Verkin & Toquerville edge

Technically not Hurricane, but most buyers searching Hurricane will see these towns in their results. Lower price points, larger lots in some cases, and a stronger value pitch. Toquerville in particular has been showing well with primary-residence buyers who want acreage. If your home sits here, the listing has to be discoverable on both the Hurricane and La Verkin searches.

Topic 03

When the Hurricane market actually moves

Hurricane runs roughly the same calendar as St. George, but with its own buyer-pool drivers tied to Sand Hollow and Zion.

If you have lived along the Wasatch Front, you assume spring and summer are peak. In Hurricane the curve is different. The summer heat does the opposite of what you would expect, and the Sand Hollow buyer pool follows the lake season.

Winter (Nov to Feb)

The snowbird arrival window. Las Vegas, California, and Wasatch Front buyers come down for the warmer winters. Sand Hollow STR-pocket showings stay steady because investor-vacation buyers are evaluating year-round income. Primary-residence pockets are quieter than spring or fall but still active.

Spring (Mar to May)

The strongest window. The weather is perfect, Sand Hollow opens up for boating and side-by-side season, Zion is at its busiest, and family buyers are timing the school calendar. Wasatch Front move-down buyers come down to look. Inventory moves quickly. Listing in March beats listing in May.

Summer (Jun to Aug)

Mixed. Daytime showings on primary-residence homes slow down because of the heat. But Sand Hollow is peak season, and STR-pocket showings actually pick up as out-of-state buyers visit to use the lake. If your home is in an STR-eligible zone, summer can be your strongest window. If it is a primary residence, plan early morning and evening showings.

Fall (Sep to Oct)

The other peak. The weather is perfect again, Sand Hollow has a second season, side-by-side traffic stays high through October, and Zion is busy. Snowbird scout trips ramp up. Listing in late August lands you right inside the strongest window of the back half of the year.

Topic 04

Pricing it right the first time

Hurricane single-family inventory is up 27 percent year over year. That means buyers have more to compare against. The first list price has to be right.

Honestly, 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.

Hurricane sellers averaged about $14,325 below original list over the last twelve months, roughly 97 to 98 percent of asking. Close, but the context matters: single-family active inventory across the Hurricane Valley grew 27 percent year over year, and Hurricane city is sitting at roughly 7.7 months of supply right now, so buyers have substantially more alternatives to compare your home to than they did a year ago. A high opening price gets stale fast in that environment. A correctly priced listing typically gets its strongest showing activity in the first two weekends. Stale listings in Hurricane sell for less than aggressive opening prices, every time. STR-pocket product needs extra care because that segment softened in the last twelve months.

What I bring to your kitchen table
  • → Closed comps from the last 90 days in your specific Hurricane pocket, same product type and STR-zoning status.
  • → Active and pending listings I am competing against right now in your price band.
  • → Expired and withdrawn listings, so we can see exactly what did not work locally.
  • → A pricing band, not a single number. You pick where in that band you want to sit.
Topic 05

Prep, repairs, and what to skip

A Hurricane punch list looks similar to St. George. AC service, xeriscape, pool equipment. STR-zoned homes add a few items.

Usually worth it
  • • Fresh paint in main living areas
  • • AC service and a clean filter before listing
  • • Xeriscape touch-up or fresh rock in the front yard
  • • Updated light fixtures and bulb temperature
  • • Cabinet hardware swap, deep clean, declutter
Usually skip
  • • Full kitchen or bath remodels
  • • Flooring you would not pick yourself
  • • Replacing a working AC if it passes inspection
  • • Adding a pool just to sell
  • • Anything you cannot finish before listing

When I walk a Hurricane property, I will tell you straight: do this, skip that. A Sand Hollow STR home has different leverage points than a Sky Ranch primary residence or a Stucki Farms new build. Every home is its own punch list.

Topic 06

The listing timeline, step by step

From the day we sign the listing agreement to the day you hand over the keys. No mystery.

Week 0: Kitchen table
Walk the property. Comps. Pricing band. Signed agreement.
Photography and video scheduled. Punch list reviewed.
Week 1: Media
Cinematic shoot. Drone. Twilight. Floor plan. Reels.
You see and approve everything before it goes live.
Day before launch: Coming Soon
MLS Coming Soon status. Social teaser. Buyer database alerted.
All within NAR Clear Cooperation policy.
Day 1 active: Launch
MLS live. Full portal syndication. Reverse prospecting begins.
Hurricane and Washington County agent network blast. Social cuts hit Instagram, TikTok, Facebook.
Day 7 onward: Campaign
Targeted digital acquisition. Weekly reporting. Honest feedback.
Showing data, online engagement, agent feedback, every Sunday.
The Hurricane portfolio

Recently sold across Hurricane Valley.

Sold homes from across Hurricane, La Verkin, Toquerville, and the Sand Hollow corridor. Use these as a feel for the kind of homes I list, not as a precise comp set for your specific address. For that, we should talk.

See the full Hurricane sold portfolio
What you will see
  • → Sand Hollow Resort and STR-zoned pocket sales
  • → Sky Ranch and south-side bench primary residences
  • → Stucki Farms and Coral Canyon new construction and resale
  • → Historic downtown Hurricane grid homes
  • → La Verkin and Toquerville edge listings
Free Hurricane home valuation

What is your Hurricane home worth, honestly?

Three steps. First an automated comp pull. Then I personally review it against active and recently sold homes in your specific Hurricane pocket, factoring in STR-zoning status if it matters for your buyer pool. 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 in Hurricane

Four reasons it matters who you pick locally.

Hurricane has plenty of agents who will list your home, but not many who understand the difference between an STR-zoned buyer pitch and a primary-residence one. 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 on every listing

Professional photography, drone over Sand Hollow Reservoir and the Hurricane Valley red rock in the right light, twilight shots, narrated walkthrough video, Reels and TikTok cuts. Not an upsell. Not reserved for higher price points. Standard.

See the media pillar
02

The Secret Sauce digital campaign

A proprietary, closed-loop digital marketing sequence that builds intrigue and targets high-intent buyers, including the Las Vegas weekenders, Wasatch Front move-down families, and STR-investor buyers shopping the Sand Hollow corridor. Most agents do not run anything like it.

See the Secret Sauce
03

Washington County agent network

The Hurricane buyer pool is often working with agents based in St. George who do Hurricane on the side. The moment your home goes Active, I pull MLS reverse prospecting and personally contact every buyer agent across Washington County with a matching saved search. Your listing lands in the inboxes of agents whose clients are already shopping in your price band.

See agent network pillar
Only one in the region
04

Dual-licensed coordinator model

I am your listing agent on this sale, and your mortgage lender on the next purchase. Never both on the same transaction. One person quarterbacking the whole move. Your buy-side agent is a trusted partner I refer in.

See the full playbook
See the full eight-pillar marketing playbook
What Hurricane sellers say

Reviews from across the valley.

A few words from sellers I have worked with right here in Hurricane and the surrounding pockets.

“Our place was in an STR overlay near Sand Hollow, and the first two agents we talked to wanted to list it like any other home. Scott understood the buyer was an investor running income projections, not a family. He pulled the actual nightly-rental comps for the pocket, staged the listing around the lake and side-by-side access, and we were under contract in under three weeks to a Las Vegas buyer.”
B. and K. Tanner
Sand Hollow STR seller
“We were trading up inside Hurricane and interviewed three agents. Scott was the only one who showed up with comps already pulled for our specific subdivision, an honest pricing band, and a marketing plan that actually fit the Stucki Farms buyer pool. He sold our old place and financed our new build. One person handled both. Made the move easier than we expected.”
D. Ramirez
Stucki Farms seller and buyer
“We came down from Salt Lake County looking for more house for the money. After two years in Hurricane we wanted to move to Sky Ranch. Scott marketed our old place to the same kind of Wasatch Front buyer we had been, not as a generic Hurricane listing. He understood the buyer pool because he had been on the other side of it with us a few years before.”
S. and A. Christensen
Hurricane move-up seller
All reviews

Read the full review portfolio.

Verified reviews on Google, Zillow, and Realtor.com from sellers across Southern Utah.

See all reviews
Selling somewhere else?

I list across Southern Utah.

If your home is in St. George, Washington, Ivins, or Cedar City, there is a city page with the local playbook for each.

Cedar City St. George Washington Ivins All cities →
Frequently asked

Hurricane seller questions, answered straight.

The questions I hear most often from Hurricane sellers, with answers grounded in actual Washington County MLS data, not vibes.

How long does it take to sell a home in Hurricane?

Over the trailing twelve months, the average sold home inside Hurricane city limits spent 80 days on market, with an average cumulative DOM of 99 days. That spans 581 residential closings totaling $350.2 million in sold volume. The city is currently sitting at roughly 7.7 months of supply (372 active listings against a 48-per-month sales pace), so the well-prepared listing still moves, but it has to actually show up. Your specific timeline depends on whether your home is single-family or condo/townhouse, the pocket it sits in, and whether STR zoning is part of the buyer pitch. Sand Hollow and Sky Ranch move differently than the historic downtown grid. I can pull comps for your block and give a calibrated estimate.

What is the median home price in Hurricane, Utah?

The median residential sale price inside Hurricane city limits over the trailing twelve months was $518,000, based on 581 closed sales pulled from the Washington County MLS via FlexMLS (5/1/2025 to 5/1/2026). The average sale price was $602,694. Looking just at single-family homes across the broader Hurricane Valley MLS area, the single-family median was $581,000 and the average was $665,829 over the same period. Townhouse median ran $387,500 and condo median fell to $260,000 (down from $316,000 last year).

Are home prices going up or down in Hurricane?

Mixed by property type. Single-family across the Hurricane Valley MLS area held nearly flat year over year, with the median moving from $596,250 to $581,000 (down 2 percent) and the average from $676,189 to $665,829 (down 2 percent). Closed single-family sales actually grew, from 389 to 463 (up 19 percent), on rising inventory (879 active listings to 1,118, up 27 percent). Townhouse and condo are weaker. Townhouse closings dropped from 114 to 66 (down 42 percent) and dollar volume from $55.6M to $27.8M (down 50 percent). Condo average sale price fell 20 percent and condo median fell 17 percent. The takeaway: primary-residence single-family is healthy, the vacation-rental product is the soft segment.

Is now a good time to sell in Hurricane?

Hurricane city closed 581 residential sales over the trailing twelve months, totaling $350.2 million in sold dollar volume. The average sale price was $602,694 and the median was $518,000. Sellers averaged $14,325 below original list, which works out to roughly 97 to 98 percent of asking. The average sold home spent 80 days on market. Hurricane city currently sits at about 7.7 months of supply (372 active listings against a 48-per-month sales pace), and active single-family inventory across the Hurricane Valley MLS area is up 27 percent year over year, so buyers have more choices than they did last year. Primary-residence single-family is still moving at healthy volume (sales up 19 percent). STR-targeted condo and townhouse product is the soft segment. The right question is which bucket your home falls into and whether selling makes sense for your next move.

When is the best time of year to list a home in Hurricane?

Hurricane follows roughly the same seasonal curve as St. George. The strongest listing windows are early spring (March to May) and early fall (late August through October). Spring catches Zion-corridor vacation buyers, Wasatch Front move-down sellers planning a summer transition, and California and Las Vegas weekenders. Fall catches Sand Hollow off-road and lake season holdouts plus snowbirds returning. Summer is the slowest stretch for primary-residence pockets because 105+ degree heat slows daytime showings, but Sand Hollow STR pockets actually pick up because out-of-state buyers visit to use the lake. The snowbird arrival window (November through February) is still strong for the Sand Hollow STR pockets but quieter than spring or fall.

What neighborhoods in Hurricane does Scott sell in?

All of them. Sand Hollow Resort and the surrounding STR-zoned pockets, Sky Ranch, the Stucki Farms and Coral Canyon south-side growth corridor, the historic downtown Hurricane grid, the bench above Pah Tempe, and the La Verkin and Toquerville edge that often gets bundled into a Hurricane search. Each pocket has a different buyer pool, and the marketing strategy diverges substantially across them, especially around short-term rental zoning.

Does Hurricane allow short-term rentals?

Hurricane has the most STR-friendly zoning in Washington County, but it is still pocket-specific. The Sand Hollow Resort area and a handful of adjacent overlay zones permit nightly rentals. Most of the historic city grid and the standard residential subdivisions do not. If short-term rental income is part of your buyer's investment case, the correct zoning and HOA language has to be confirmed before listing. I pull the specific CC&Rs and city zoning code for the address before the conversation gets serious. The vacation-rental product softened in the trailing twelve months, so the STR pitch has to be more precise than it used to be.

Can Scott sell my Hurricane home and finance my next one?

Yes. I am dual-licensed: listing agent on the home you are selling, 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 whole move, with one shared timeline instead of two disconnected ones.

Still have questions?

Call or text directly. No gatekeeping.

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