What's my home
worth in Ivins?
A real number from a local agent, not a Zestimate guess. Real MLS comps from Kayenta, Black Desert Resort, The Heights at Snow Canyon, Sienna Hills, Anasazi Hills, and the Snow Canyon Parkway corridor. About 4 minutes to fill out. Free, no obligation, no signup wall.
Why Zillow and Redfin miss in Ivins specifically.
Utah is one of twelve non-disclosure states. When a home closes in Ivins, the sale price is not filed with the Washington County recorder and not entered into any public record. Buyers and sellers can even pay a fee to keep the price off the MLS itself.
National automated valuation models pull from public sale records first. In a non-disclosure state, that input simply does not exist. The algorithm is left guessing from tax assessments, square footage, and outdated comps.
Ivins makes the problem worse. Homes here are anything but cookie-cutter: a Kayenta desert-modern custom, an Anasazi Hills luxury build, a tract single-family in Sienna Hills, and a Black Desert resort condo will get fed into the same algorithm with almost no idea that they trade on completely different curves.
Source: Zillow's published Zestimate accuracy page (zillow.com/zestimate, pulled 5/14/2026). Non-disclosure states like Utah generally see error rates higher than the national median because the public sale-price input is missing. A real comparative market analysis pulled from the Washington County MLS closes that gap.
What drives Ivins home values right now.
Ivins is small, about 10 square miles and roughly 10,000 residents, but it is not a single market. A Kayenta custom and a Sienna Hills production home trade on different curves entirely. The forces below are the ones moving the number across the city's distinct pockets right now.
Black Desert Resort halo
The Tom Weiskopf lava-rock course has hosted the PGA TOUR Bank of Utah Championship since 2024 plus an LPGA event. Resort condo product currently lists in roughly the $700K to $1.4M band, and the Silver Reef custom enclave is still rolling out. That is reshaping the ceiling for the entire Snow Canyon Parkway corridor.
Kayenta architectural overlay
Kayenta is a 2,000-acre master-planned community with strict desert-modern aesthetics, muted earth-tone exteriors, height limitations to preserve views, and native xeriscaping. Homes inside Kayenta trade on a custom-build, architect-driven curve that the rest of Ivins simply does not match. Coyote Gulch Art Village and the Desert Rose Labyrinth add cultural weight to the address.
Red Mountain & Snow Canyon views
Red Mountain frontage from Kayenta and The Heights. Snow Canyon red rock from Anasazi Hills, Palisades at Snow Canyon, and Reserve at Entrada. Pine Valley Mountain views from the east-facing lots. Two identical floor plans can sell for hundreds of thousands of dollars apart based on which direction the great room faces. An algorithm cannot see that.
Wellness & retirement migration
Ivins is anchored by Red Mountain Resort, Movara Resort, and Sentierre, three wellness destinations that put the city on a different national map than the rest of Washington County. Census data shows a median age of 52.7. A meaningful share of the buyer pool is retiring or semi-retiring here, shopping remotely, and willing to pay for low-density, view-driven properties.
Quiet residential posture (not STR)
Unlike Hurricane and the Desert Color corridor in St. George, Ivins is not a nightly-rental city. The neighborhoods are owner-occupied and long-term rental oriented. Black Desert and a handful of Kayenta vacation casitas are exceptions, not the rule. That removes investor demand from the buyer pool and rewards homes that show like primary residences.
Tightening developable lot supply
Ivins is hemmed in by Snow Canyon State Park, the Red Cliffs Desert Reserve, and Red Mountain. New large-scale supply is concentrated at Black Desert / Silver Reef, Indigo Trails, and a handful of infill subdivisions. Resale homes in established neighborhoods like Kayenta, The Heights, and Sienna Hills benefit from that scarcity, especially on view-favored lots.
Most Ivins homes trade between $325K and $1.5M, with custom Kayenta and Black Desert estates above.
Entry-level townhomes and twin homes anchor the bottom of the band. Mid-market single-family in Sienna Hills, Cobblestone, and Anasazi Hills fills the middle. Kayenta customs, Reserve at Entrada estates, and the Silver Reef enclave at Black Desert define the top. Where your specific home sits depends on neighborhood, view, lot, condition, and the six drivers above.
Ivins recent sold range, trailing 12 months.
Real numbers from real closings inside Ivins city limits. Pulled from the Washington County MLS via FlexMLS on 5/14/2026, covering the trailing twelve months ending 5/1/2026. 245 residential closings, $193.6 million in sold volume.
Active inventory currently sits at roughly 83 listings against ~20 sales per month, or about 4.1 months of supply. That is a balanced market tilting slightly toward sellers in the family-home bands, with patience required above $1.5 million where the buyer pool thins out. Source: Washington County MLS via FlexMLS, report date 5/14/2026.
Most online estimates are off by 8 to 12 percent in this market.
The questionnaire takes about 4 minutes and combines real Washington County MLS data with on-the-ground knowledge of your specific Ivins pocket. I read every submission personally, pull the comps myself, and send back a written pricing band, usually within one business day.
Free, no obligation, no marketing list. Just an honest number.
Or call Scott directly at (435) 357-4345
Ivins home value FAQ.
Why does Zillow show a different number for my Ivins home?
Utah is a non-disclosure state. Sale prices are not recorded in public records, and Utah property owners can even pay a fee to remove their sale price from the MLS itself. Zillow and Redfin build their estimates from a much thinner dataset in Utah than they do in California or Texas.
Zillow publishes a 7.20 percent median error rate for off-market homes nationwide, and the error runs higher in non-disclosure states. On a $725,000 Ivins single-family home, that is a possible $52,000 swing in either direction. The Zestimate is a starting point, not a number to price a listing against.
How accurate is the Scott Buehler valuation?
The questionnaire feeds a real comparative market analysis. It combines current MLS sold data from the Washington County board, active and pending comps inside your specific Ivins neighborhood, condition and upgrade notes you provide, and on-the-ground context.
Over the trailing twelve months, the average Ivins single-family seller closed at roughly 98 percent of original list price. That is what real pricing looks like when the number is built from comps, not an algorithm.
Do I have to list my home to get a valuation?
No. The valuation is free, no listing agreement, no obligation, no pressure. Plenty of Ivins homeowners use it to plan a refinance, contest a property tax assessment, settle an estate, or just sanity check the Zestimate they keep seeing on their phone.
If you do decide to sell down the road, you already have a baseline number and you already know who I am.
How long does the questionnaire take?
About 4 minutes. Address, basic specs, any recent upgrades, condition notes, and where you are in your timeline. From there I pull the comps myself. Most people get a written pricing band back within one business day, faster if you flag it as time-sensitive.
Is there a cost?
No cost. No signup wall. No marketing list. The valuation is how I introduce myself to Ivins homeowners, and it is genuinely free whether or not you ever decide to sell.
What is the median home price in Ivins right now?
The city-wide residential median in Ivins for the trailing twelve months ending 5/1/2026 was $640,000 across 245 closed sales, the highest median in Washington County.
By property type: single-family homes sold at a median of $725,000 with an average of $844,641 across 215 closings. Townhomes and twin homes sold at a median of $397,450. The small condo sample of five sales medianed at $650,000, lifted by Kayenta and Black Desert resort product. All categories closed at roughly 96 to 98 percent of original list.
Source: Washington County MLS via FlexMLS, report date 5/14/2026.
How is Black Desert Resort affecting Ivins home values?
Black Desert is the single most significant new addition to the Ivins luxury market in a generation. The Tom Weiskopf course has hosted the PGA TOUR Bank of Utah Championship since 2024 and an LPGA event, and the resort is still mid-build with a hotel, water park, racquet complex, and the Silver Reef custom-home enclave still rolling out.
Black Desert condo product currently lists in roughly the $700,000 to $1.4 million band, which is reshaping the price ceiling for the Snow Canyon Parkway corridor. The halo affects nearby Anasazi Hills, Kayenta, and Sienna Hills more than it does the family neighborhoods on the east side of the city, and that is exactly the kind of micro-location nuance an automated estimate cannot see.
More on selling and buying in Ivins.
Sell my home in Ivins
The full Ivins listing playbook: cinematic media built for Kayenta and the Heights, Coming Soon window, agent network activation, and a strategy built for the highest-median city in Washington County.
Ivins market report
Quarterly snapshot of inventory, absorption rate, price changes by property type, and what is happening in each major Ivins pocket.
Kayenta homes
The 2,000-acre desert-modern master-planned community at the base of Red Mountain. Custom architecture, dark-sky aesthetics, and the Coyote Gulch Art Village as the cultural anchor.
Black Desert Resort
PGA TOUR-hosting luxury resort on the lava fields. Tom Weiskopf course, Silver Reef custom-home enclave, condos in the $700K to $1.4M band, and amenity build-out still ahead.
The Heights at Snow Canyon
Established mid-to-upper-tier neighborhood with strong Red Mountain and Snow Canyon view exposure. Family-oriented with broader floorplan variety than Kayenta.
Anasazi Hills
Custom luxury along the red rock. Direct beneficiary of the Black Desert halo and home to some of the strongest Snow Canyon view lots in the city.
Get a real number for your Ivins home.
Start with the questionnaire, or call directly. The pricing band is honest, the comps are real, and there is zero pressure to do anything next.