What's my home
worth in St. George?
A real number from a local agent, not a Zestimate guess. Real MLS comps from Bloomington, Stone Cliff, SunRiver, Little Valley, Desert Color, Entrada, and every other St. George pocket. About 4 minutes to fill out. Free, no obligation, no signup wall.
Why Zillow and Redfin miss in St. George specifically.
Utah is one of twelve non-disclosure states. When a home closes in St. George, the sale price is not filed with the 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 The algorithm is left guessing from tax assessments, square footage, and outdated comps. That is why the Zestimate on your phone can swing by tens of thousands month to month with no real change in the market.
Source: Zillow's published Zestimate accuracy page. 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 St. George home values right now.
St. George is not one market. The forces below move different neighborhoods in different directions. A Stone Cliff bluff home and a Little Valley starter trade on different curves entirely. Your specific pocket matters more than any city-wide average.
Short-term rental zoning
The single biggest neighborhood-by-neighborhood price differentiator in St. George. Most established areas (Little Valley, Bloomington, Bloomington Hills, Washington Fields) ban rentals under 30 days. The Desert Color resort district and select Entrada casitas allow nightly. STR-eligible parcels carry a real, measurable price premium.
View premiums
Snow Canyon red-rock frontage at Entrada and The Ledges. Bluff views from Stone Cliff overlooking the valley. Reds and Pine Valley Mountain views from Green Springs and Coral Canyon. Two identical floor plans can sell for hundreds of thousands of dollars apart based on which way the great room faces.
Golf course frontage
SunRiver, Sunbrook, Bloomington Country Club, Entrada, and The Ledges all carry on-course premiums. The premium varies by hole quality, view depth, and HOA fee load. A back-tee fairway lot at Entrada plays very differently than a green-side lot in SunRiver, even at similar list prices.
Active-adult overlay
SunRiver is a 55+ deed-restricted community at Exit 2, fully built out and resale only. The buyer pool is national, not local. Pricing trades on amenity quality, lock-and-leave appeal for snowbirds, and HOA fee structure, not on the school-zone metrics that drive Little Valley and Washington Fields.
New construction supply
Desert Color, Desert Canyons, and the broader south-end corridor are adding inventory at a steady pace. Builder rate buydowns and upgrade incentives directly compete with resale pricing in nearby established neighborhoods. If you live in a comparable area, that supply matters more to your value than the city-wide median.
California & PNW relocation
St. George is the deepest out-of-state buyer pool in Washington County. Retirees, second-home buyers, and remote-work relocators from California, Oregon, Washington, and the Wasatch Front. They are shopping remotely and visiting on weekends, which changes how listings need to be marketed and what features carry a premium.
Most St. George homes trade between $310K and $1.2M.
Luxury custom in Entrada at Snow Canyon, Stone Cliff, and The Ledges runs well above that. Entry-level townhomes and condos sit below. Where your specific home sits inside that band depends on neighborhood, view, lot, condition, and the seven drivers above.
St. George recent sold range, trailing 12 months.
Real numbers from real closings inside St. George city limits. Pulled from the Washington County MLS via FlexMLS on 5/14/2026, covering the trailing twelve months ending 5/1/2026.
Source: Washington County MLS via FlexMLS, sold market analysis 5/1/2025 to 5/1/2026, pulled 5/14/2026. Brokered by Real Broker LLC. Mortgage services through Guild Mortgage, NMLS 1794818.
Most online estimates are off by 8 to 12 percent in this market.
The questionnaire takes about 4 minutes and combines real MLS data with on-the-ground knowledge of your specific St. George neighborhood. 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
St. George home value FAQ.
Why does Zillow show a different number for my St. George 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 $585,000 St. George home, that is a possible $42,000 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 neighborhood, condition and upgrade notes you provide, and on-the-ground context (HOA, view, lot quality, school zone, STR eligibility).
Across the trailing twelve months, the average St. George city seller closed within 98 percent of original list price. That is what real pricing looks like when the number is built from comps, not an algorithm. The valuation gives you a pricing band, not a single number, because no honest agent should pretend a home will close at exactly one price.
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 homeowners use it to plan a refinance, contest a property tax assessment, settle an estate, plan a 1031 exchange, 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. That works for both of us.
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 St. George homeowners, and it is genuinely free whether or not you ever decide to sell.
What is the median home price in St. George right now?
Across the trailing twelve months ending 5/1/2026, single-family homes inside St. George city limits sold at a median of $585,000 with an average of $758,615 across 1,539 closed sales. Townhomes sold at a median of $364,000 and condos at $309,990. All three property types closed at roughly 98 percent of original list.
Days on market is up modestly year over year: single family went from 55 days to 65 days. That is still a healthy, balanced market, but pricing has to be tighter than it was in 2021 and 2022. Source: Washington County MLS via FlexMLS.
Does my neighborhood matter more than the city average?
Yes, more than almost any other factor. St. George is not one market. Stone Cliff trades on a different curve than SunRiver, which trades on a different curve than Little Valley, which trades on a different curve than Desert Color or Bloomington Hills.
Snow Canyon view premiums, golf course frontage in Sunbrook or Bloomington Country Club, the 55+ overlay in SunRiver, and short-term rental zoning in Desert Color all move the number meaningfully. A city-wide $585,000 median tells you nothing about a specific home on Stone Cliff Parkway or a casita-equipped lot in Desert Color. Your specific pocket is what the questionnaire focuses on.
More on selling and buying in St. George.
Sell my home in St. George
The full St. George listing playbook: cinematic media, Coming Soon window, agent network activation, and a strategy built around the out-of-state buyers shopping here.
St. George market report
Quarterly snapshot of inventory, absorption rate, price changes by property type, and what is happening in each major neighborhood.
Bloomington homes
Established south-side neighborhood with the country club, mature trees, and larger lots than most of St. George. Strong family and second-home appeal.
SunRiver (55+)
Southern Utah's flagship active-adult community at Exit 2. 36 holes of golf, full amenity package, fully built out and resale only.
Little Valley homes
One of the fastest-growing family neighborhoods in St. George. Newer construction, larger lots than the city average, Crimson Cliffs school zone.
Stone Cliff homes
Gated luxury on the south bluff. Custom estates with panoramic views over St. George and the surrounding red-rock landscape. The luxury benchmark.
Get a real number for your St. George 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.