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About Scott, and the site

Hi, I'm Scott Buehler

Moving Utah is the site I built for people working through one hard question: where in Utah should we live, and what will it take to get there? I am the agent and lender behind it, dual-licensed with Real Broker, LLC and Guild Mortgage, and I have lived in Cedar City for more than two decades. This page is the full tour: my story, what the site actually does, the two moves I help with most, and the new construction community I am building right now.

Let's talk about your move See what the site can do
Cedar City resident 20+ years Real estate agent and mortgage lender Owner-Agent at Old Sorrel Heights
138 City guides across 11 regions of Utah 230+ Free guides, no sign-up to read them 12 Calculators built the way a lender thinks 2 Licenses, one desk: agent and lender
On this page

The short version

A local who happens to be very good at this

I have lived in Cedar City for more than two decades. Long enough to know which canyon road washes out first in a storm, which neighborhoods get the afternoon shade, and what a fair price actually looks like street by street. Southern Utah is not a market I cover. It is where I live, hike, and raise my family.

Most of my work is helping people buy and sell homes here, and I am genuinely good at the parts that matter: reading a market, pricing a home honestly, and negotiating hard on price and terms when it counts. I would rather earn your trust with a straight answer than win it with a sales pitch.

When I am not working, you will usually find me out in the red rock. Hiking it, riding a mountain bike through it, or standing somewhere with a camera waiting for the light to do something worth keeping. I golf about once a year, whether I need to or not. I would golf more if my gout would let me. It will not.

At home it is my wife Tammy and our three kids, two grown and one still in high school. Living in the same house long enough to fill it with that kind of history is exactly why I take the buying and selling of one so seriously. A house is the container for all of it. That is never lost on me when it is your turn.

The rest of this page is the longer answer: the site I built and why, the two moves I help with most, the community I am developing right now, and the tools I wish every buyer and seller had before their first phone call with anyone.

What Moving Utah is

One site for the whole decision, built like I had to use it myself

Most real estate websites exist to capture your phone number, and you can feel it. Moving Utah is built the other way around. It is a research library with listings attached: honest city guides, real comparisons, plain-language explainers, and calculators that show their work, all free to read with nothing to sign up for. If you decide you want a human in your corner afterward, I am easy to find. That order matters to me.

Most of the people who use the site are deciding from out of state, so every page has to pass one test: would this actually help someone who has never driven these streets? Here is what is inside.

138 city guides across 11 regions

Every built city gets a real guide: neighborhoods, commutes, weather, what a budget buys, and the homes for sale, written to be useful before you ever visit.

Browse the cities

Live MLS home search

Every listing in Utah, searchable and mapped, with saved searches and email alerts the moment something new hits. The free account is optional, never a gate.

Search homes

The Local

Hundreds of short, specific reads on life in each town: the trails, the reservoirs, the history, the drive nobody warns you about. The things you would otherwise learn the hard way.

Read The Local

Honest comparisons

Any two cities side by side, and any two counties, with the same numbers measured the same way on both sides and a straight verdict at the end.

Compare two cities

More than 230 guides

Buying, selling, mortgages, relocation, and the life events that put a move in motion, written in plain language with no gate in front of any of it.

See all guides

12 calculators

Built the way a lender thinks and handed over with the controls. One set of Utah assumptions, every one of them yours to change. Estimates, never quotes.

Open the calculators

New construction, from the inside

Builders I know by name and trust with my own money, plus the community I am developing myself in Cedar City. More on that below.

See new construction

Agent and lender

Licensed on both sides, but never both at once

I am licensed in both real estate and mortgage lending. That is unusual, and it is genuinely useful, because moves so often fall apart in the gap between an agent and a lender who never talk to each other. I close that gap. That includes a hard season like divorce, where I work as a Utah divorce real estate agent.

The rule I hold to: on any single transaction I take one role only, never both at once, and every role is disclosed in writing. You are always free to choose your own agent and your own lender. Using me for one is never a condition of the other.

Read how the model works
How my dual role works. I am licensed in both real estate and mortgage lending. On any single transaction I take one role only, never both at once, and every role is disclosed. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.

Moving up

When the house you have is not the house you need

You bought the right house once. Then life kept going, and now the office is a hallway, the garage is a negotiation, and the storage plan is the crawl space. Moving up is the move where money questions and timing questions tangle: the equity in this house funds the next one, and the order of operations decides whether the middle of the move feels like a plan or a scramble.

This is where being licensed on both sides earns its keep. I can map the sale and the purchase as one plan, one role per transaction and everything disclosed, so the number your sale produces flows straight into what you can confidently offer on the next home. Sell first, buy first, or bridge the gap: each has a real cost and a real case, and the right answer comes from your numbers, not a rule of thumb.

Start with the moving-up guide, then put your own numbers on the table.

The move-up toolkit

Worth reading: selling and buying at once and qualifying for the next mortgage before you sell.

Downsizing

When the house is more than you need

Nobody downsizes because a spreadsheet said to. It happens when the house quietly becomes the biggest chore in your life: rooms you heat but never use, a yard that eats your Saturdays, stairs you have started planning around. Done well, downsizing is not a retreat. It trades upkeep for time, and it can turn years of equity into real flexibility.

Done casually, it just swaps one set of compromises for another. That is why I built a full downsizing section on the site: the decisions that actually decide it, from how small is genuinely comfortable to what happens with property taxes, to whether walking away from the mortgage rate you have now makes sense. No pressure in any of it, just the homework done for you.

And if the smaller chapter might also be a warmer one, plenty of people run these numbers alongside a move from the Wasatch Front to Southern Utah. I know that road well.

The downsizing toolkit

Also worth reading: Utah property taxes when you downsize.

Under construction right now

Old Sorrel Heights, the community I am building in Cedar City

I spend most of this site writing about other people's work. Old Sorrel Heights is mine. It is the phase I am developing on the southeast side of Old Sorrel Ranch in Cedar City, sitting higher than the rest of the community with views toward Three Peaks and the valley floor, underground utilities and fiber, and walk-out basements on several of the sites. Phases 4 and 5 are under construction and selling now.

AJ Caplin Custom Homes builds here, and that is not an accident. Alan Caplin has been building in Cedar City and across Southern Utah for more than two decades, with hundreds of finished homes you can drive past and walk through. At Old Sorrel Heights he builds the Westview series, four plans running from about 3,200 to more than 4,500 square feet, and he welcomes custom changes.

Developing a community teaches you things no listing printout ever will: what a lot premium is really buying, where the money hides in a build, which upgrades hold their value. You get that perspective in any new construction conversation we have, and you get the clearest disclosure on the site along with it. If Old Sorrel Heights is not the right fit, I will say so and point you toward whichever builder or community is.

Westview Signature by AJ Caplin Custom Homes at Old Sorrel Heights, front elevation The Westview Signature 3,235 sq ft · 5 bed · 3.5 bath · main level plus finished walkout basement View the floor plan Westview Ridge by AJ Caplin Custom Homes at Old Sorrel Heights, front elevation The Westview Ridge Up to 4,519 sq ft · 6 bed · 5 bath · two-story with a main-level primary suite View the floor plan Westview Horizon by AJ Caplin Custom Homes at Old Sorrel Heights, front elevation The Westview Horizon 4,008 sq ft · 4 bed · 3.5 bath · main level plus walkout basement View the floor plan Westview Grande by AJ Caplin Custom Homes at Old Sorrel Heights, front elevation The Westview Grande 4,263 sq ft · 5 bed · 4.5 bath · two-story View the floor plan

Floor plans open on OldSorrelHeights.com, the community's own website, with the lot map and current availability.

Visit OldSorrelHeights.com See the Old Sorrel Ranch community
Owner-agent disclosure. Scott Buehler is a licensed real estate agent and holds an ownership interest in Old Sorrel Heights.

Run your own numbers

Twelve calculators, built the way a lender thinks

I originate mortgages for a living, which means I have watched too many people meet their real numbers for the first time at the worst possible moment. The calculators exist so that meeting happens early, in private, with you holding the controls. Every assumption is visible and yours to change, every result is an estimate and never a quote, and nothing asks you to sign up. When a result raises a question, the mortgage guides answer it in words.

When you are buying

When you are selling, or both

All 12 calculators

When you sell

Your home, featured where buyers already research

I built the site people use to research where to live in Utah, and that changes what listing here means. Your home is not pushed out to a portal feed and left to luck. It appears on its city's pages, on the Featured page, and, where it fits, in The Local, in front of buyers who are already reading about your town.

In Southern Utah I take the listing myself. Anywhere else in the state, a partner agent I trust leads the sale and your home is still featured here. Either way you get a price told straight, not one inflated to win the listing, and a commission that is negotiable and agreed in writing before you sign anything. I cannot promise a sale price or a timeline, and I never will. I can promise real placement and an honest read.

What is your home worth? Get featured on MovingUtah

The whole model, from pricing to closing, is laid out in the seller hub.

Questions, answered

A few things people ask first

Both. I am licensed in real estate and in mortgage lending. On any single transaction I take one role only, never both at once, and every role is disclosed in writing. You are always free to choose your own agent and your own lender. How I Work explains the whole model in plain language.

Cedar City is home, but I work across Southern Utah: Iron, Washington, Kane, Garfield, and Beaver counties, including St. George, Hurricane, Washington, Ivins, and Santa Clara. Anywhere else in Utah, I connect you with a partner agent I trust in that area and stay involved.

Yes, and that timing is one of the trickiest parts of moving. Because I am licensed on both the real estate and the financing side, I can map the sale and the next purchase together, taking a single role on each, so fewer things fall through the gap between two companies that never talk to each other.

For sellers, the agent compensation is negotiable and agreed in writing before you list, never a rate I quote on a web page. For buyers, we talk through how representation and financing are paid before you commit to anything. The first conversation, and an honest read on your situation, costs nothing.

Old Sorrel Heights is a new construction community I am developing on the southeast side of Old Sorrel Ranch in Cedar City, built by AJ Caplin Custom Homes. I hold an ownership interest in it, and that interest is disclosed everywhere the development appears, per Utah R162-2f-401h(3) and NAR Standard of Practice 12-6. It never locks you into anything. If it is not the right fit for you, I will say so and point you toward whichever builder or community is.

Yes. Every city guide, comparison, calculator, and article on the site is free to read, with no sign-up required. A free account is optional and adds saved searches and listing email alerts. Using the site never obligates you to work with me, and you are always free to choose your own agent and your own lender.

Keep exploring

How I work All 138 cities Moving up Downsizing New construction Sell your home Contact
For general information only. This page is not legal, tax, investment, or financial advice. Consult a qualified professional for guidance specific to your situation. Real estate brokered by Real Broker, LLC. Equal Housing Opportunity.

Let's talk about your move

Whether you are buying your first Utah home, trading up to one with room to breathe, letting go of one that got too big, selling, or thinking about building new, it starts the same way: tell me where you are and where you want to end up. I will give you an honest read on what it takes, and if I am not the right person for your corner of the state, I will connect you with the partner agent who is. No pressure, no obligation, and you are always free to choose your own agent and lender.

Get in touch Call (435) 357-4345

Prefer to read first? Start with the buyer's guide or the seller's guide.