A Cedar City community
Living in Beacon Hill.
An established west-side Cedar City subdivision built mostly in the 1990s along Beacon Drive and Guidelight Drive, a short hop from the Royal Hunte Drive recreation corridor. The homes run larger than the Iron County average and the lots are roomy, with downtown, SUU, and I-15 Exit 59 all a normal town drive away.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This is the honest version of what Beacon Hill offers, what makes one home here worth more than the next, and how this west-side spot actually lives.
New to the area? Start with the Cedar City guide, then come back for the west side.
Current listings
Homes for sale in Beacon Hill.
Fed straight from the MLS and limited to homes inside the community: new Beacon Hill listings appear here the day they list, and sold homes drop off. Because these are larger homes on varied lots, read each one on its own terms rather than off the subdivision name alone.
No homes available? Be sure to check out all Cedar City listings.
Want the map view? Open the full Beacon Hill search. Selling instead? Start with what your home is worth.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
On this page
Life on the west side
What a day over here looks like.
Morning over here starts west of the old grid, on streets that feel quietly residential but sit close to the working side of town. Beacon Drive and Guidelight Drive run in the 84720 ZIP near the Royal Hunte Drive corridor, so pointing the car toward downtown, SUU, the freeway, or the west-side services is a short and predictable trip either way.
Midday is the part that wins people over. You are minutes from the Cedar City Aquatic Center and The Lake at The Hills complex on Royal Hunte, and the grocery run, Main Street, and the university are all ordinary Cedar City drives. I-15 Exit 59 at SR-56 is the one you reach for when you are heading out of town, and it is close.
Evening is when the homes themselves take over. These lots are roomy and the houses run larger than the county norm, so most of the time a buyer here is comparing floor plans, basement finish, and condition rather than just chasing an address. That is the right way to shop this neighborhood, and it is exactly where I earn my keep.
Neighborhood highlights
The useful pieces, all in the west-side mix.
Larger 1990s floor plans
Most of Beacon Hill went up in the 1990s, and homes here have averaged well above the county norm for square footage. That makes layout, basement finish, and condition the things that really set one home apart from the next.
Third-acre and larger lots
Many Beacon Drive parcels run about a third of an acre or more, generous for an in-town neighborhood. That leaves real space for a yard, a garden, RV parking, or a shop without driving out to acreage on the edge of the valley.
Royal Hunte recreation next door
The Cedar City Aquatic Center and The Lake at The Hills complex on Royal Hunte Drive are only a few minutes away, giving the west side a built-in pool, fitness, and park corridor that most in-town neighborhoods do not sit this close to.
West-side location
You sit west of downtown near the SR-56 side of town, with daily trips split between Main Street, SUU, and the west-side services. Close in, but out of the busiest corridors.
Established, settled feel
This is not a brand-new production street. You get mature landscaping and homes that have been lived in for a few decades, which is exactly why a careful side-by-side comparison of condition and updates pays off here.
Quick freeway line
I-15 Exit 59 at SR-56 is the close on-ramp from this side of town, so heading to St. George, Zion's Kolob gate, or the Southview trailhead starts fast instead of crossing the whole city first.
Homes & lots
Larger single-family homes on the west side.
Beacon Hill is a west-side single-family subdivision on Beacon Drive and Guidelight Drive, most of it built in the 1990s. The homes run larger than the county norm and the finishes vary with each owner's updates, so the right comparable here depends on a lot more than the subdivision name on the listing.
That is the buyer note I lead with: Beacon Hill is not one product. A well-kept larger home with a finished basement and good outdoor space on a third-acre lot should never be measured against the simplest nearby sale. I look at square footage, condition, the floor plan, basement quality, and exactly how big and how usable the lot is before I tell you what a home is worth.
On the west side, two homes carrying the same subdivision name can still live very differently.
One west-side tip from twenty years of Cedar City showings: drive the route before you commit. Run the trip from the house to Main Street, SUU, the Royal Hunte recreation complex, and I-15 Exit 59 so you know which errands are quick and which ones cross more of town than the map suggests.
Trails & outdoors
The everyday outdoors is close, and the big stuff is a short drive out.
Beacon Hill's outdoor story is the practical kind: a recreation complex minutes away, the city's paved path network reachable across town, and the trailheads that matter a quick freeway hop south. The marquee Southern Utah outdoors, Cedar Breaks, Brian Head, and Zion, are the same drive they are from anywhere in Cedar City.
The Lake at The Hills
The city recreation complex on Royal Hunte Drive, next to the Aquatic Center, adds a small stocked pond, walking paths, and open park ground just minutes from the neighborhood.
Southview & the Iron Hills
Off I-15 Exit 59, the Southview Trailhead opens onto the Iron Hills Trail System, roughly 30 miles of hiking and mountain biking with beginner-to-advanced options and a paved connector.
Coal Creek Trail
The paved Coal Creek Trail runs about 3.4 miles along the creek through town, stitching downtown to the mouth of the canyon where the climb toward Cedar Breaks begins.
The wider outdoor picture, Cedar Breaks and Brian Head included, is in the Cedar City guide.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from the west side." The times below are approximate, measured from near Beacon Drive; confirm door-to-door for your exact address. The short version: Beacon Hill is a normal Cedar City drive from groceries, downtown, SUU, the Royal Hunte recreation complex, and I-15.
| The errand | Where it happens | From Beacon Hill |
|---|---|---|
| Full grocery run | Lin's Fresh Market, 150 N Main | ~7 min |
| Second grocery option | Smith's Food & Drug, 633 S Main | ~6 min |
| Big-box and shopping | Walmart & Providence Center, 1330 S | ~7 min |
| Pool and fitness | Cedar City Aquatic Center, 2090 W Royal Hunte Dr | ~4 min |
| Campus and games | Southern Utah University, downtown | ~8 min |
| Dinner downtown | Historic Main Street | ~7 min |
| Healthcare | Cedar City Hospital, 1303 N Main | ~9 min |
| Freeway on-ramp | I-15 Exit 59, SR-56 / 200 North | ~5 min |
| Flights | Cedar City Regional Airport (CDC) | ~9 min |
Farther out, the weekend map opens up fast from Exit 59: Zion's Kolob Canyons gate is about 25 minutes south on I-15, Cedar Breaks National Monument is roughly 35 minutes up SR-14 in season, Brian Head's ski runs are about 40 minutes north via Parowan, and St. George is about an hour. The full day-trip map lives in the Cedar City guide.
Schools & education
Schools, by the facts.
Beacon Hill is part of the Iron County School District. The Beacon Drive addresses have generally fed North Elementary (grades K-5) at 550 W 200 N, then Cedar Middle School (grades 6-8) on Royal Hunte Drive and Cedar High School (grades 9-12) on 600 South. This side of town falls on the Cedar zone rather than Canyon View, but that can move.
The district is redrawing elementary boundaries for the 2026-27 school year, with a new East Elementary opening then, and the middle and high boundaries shift for 2027-28. Because of that, confirm the current assignment for any home you are serious about directly with the district by address rather than guessing from a map. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself. Southern Utah University is about eight minutes away across town.
I cover the bigger education picture, including SUU, in the Cedar City guide.
The recreation corridor
The west side's built-in amenity.
The thing that actually distinguishes Beacon Hill from a generic in-town subdivision is what sits just west of it on Royal Hunte Drive. The Cedar City Aquatic Center, a 65,000-square-foot facility that opened in 2011, sits next to The Lake at The Hills complex, completed in 2009. Between them you get a competition and leisure pool, a fitness area, courts, a small pond, and open park ground, all a few minutes from the front door.
Cedar Middle School shares that same Royal Hunte corridor, which is why the school assignment and the recreation are, in practice, the same short drive. It gives this pocket of the west side a walk-in-the-door amenity that many older Cedar City neighborhoods simply do not have next door, and it is a genuine reason buyers keep an eye on Beacon Drive when it comes up.
So when I show homes here, I treat that corridor as part of the value, not a footnote. I would rather you drive it once, pool and park and school run included, than take my word for how close it really is.
What I check on a Beacon Hill lot before I call it a buy
- The actual usable lot: how much of that third-acre is flat, fenced, and parking-friendly versus slope or setback.
- The 1990s systems: roof age, HVAC, water heater, and windows, since original components are due for turnover.
- The basement finish and how it was done, because on these larger plans it swings the price more than square footage alone.
- The real drive to the Royal Hunte complex, SUU, and Exit 59 from that specific street, not just the map estimate.
Sources: Cedar City Leisure Services pages for the Aquatic Center and The Lake at The Hills, the Iron County School District, and the local MLS. Confirm any specific facility hours or a specific parcel before you rely on it.
What locals know
Notes from the west side.
No listing photo tells you this part. After more than 20 years in Southern Utah, here is what I would tell a friend about Beacon Hill.
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Bigger homes need better comps. Square footage alone will mislead you here. Basement finish, layout, condition, lot size, and updates since the 1990s all change the right comparison, and I weigh every one of them.
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The lot is the sleeper feature. On these third-acre-plus parcels, how much of the ground is truly usable, for a shop, RV pad, or garden, changes what a buyer will pay. I walk it, I do not just read the acreage.
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Lean on the Royal Hunte corridor. The Aquatic Center, The Lake at The Hills, and Cedar Middle sit minutes away. That built-in recreation is a real west-side advantage, and I would factor it into both a purchase and a sale.
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Inventory comes in fits and starts. An established subdivision does not release homes in tidy phases. When a good Beacon Hill home does come up, I line it up against the live west-side alternatives, not just the last sale on the street.
Buy or sell here
The buyer side and the seller side.
Buying in Beacon Hill
Beacon Hill sits on Cedar City's west side in the 84720 ZIP, on Beacon Drive and Guidelight Drive near the Royal Hunte Drive recreation corridor. It is west of downtown but still a normal town drive from Main Street, SUU, the Cedar City Aquatic Center, and I-15 Exit 59.
Beacon Hill is an established single-family subdivision, most of it built in the 1990s, with a mix of floor plans rather than one repeated model. Homes here run larger than the Iron County average and sit on third-acre and larger lots, so compare condition, layout, basement finish, and exact lot carefully.
Both run on the larger side for an in-town Cedar City neighborhood. Homes here have averaged well above the county norm for square footage, and many parcels run about a third of an acre or more, which is roomy enough for a real yard, a garden, or a shop. Sizes still vary house to house, so check the exact parcel and floor plan on any home you are serious about.
Beacon Hill is in the Iron County School District. The Beacon Drive addresses have generally fed North Elementary (grades K-5) at 550 W 200 N, then Cedar Middle School (grades 6-8) on Royal Hunte Drive and Cedar High School (grades 9-12) on 600 South. Elementary boundaries are being redrawn for the 2026-27 year and the secondary boundaries shift for 2027-28, so confirm the current assignment for any home you are serious about directly with the district by address.
Because these are larger homes on varied lots, price swings with size, condition, basement finish, upgrades, and what else is competing on the west side at the time. Recent activity has generally run from the upper $400,000s into the $600,000s. Treat any online portal estimate as a rough starting point, then let me pull the live MLS comps so you are working from real recent sales.
Ready to look? See what is on the market or tell me what you are after.
Selling in Beacon Hill
Established west-side values move with condition, layout, basement finish, lot size, and current competition, so automated online estimates can miss. Start with the home valuation page and I will run a real comparison against recent Beacon Hill sales, no obligation.
List with me and your home is featured across MovingUtah, on this page, on the Cedar City hub, and in the featured listings buyers browse on this site. The get featured page walks through exactly how that works.
It depends on what is listed on the west side right now. A well-prepared larger home can stand out when buyers do not have many comparable choices, but pricing needs to account for condition and layout. Tell me your timeline and I will give you a straight read, not a pitch.
Yes, and it is common here. Timing the two is mostly a sequencing problem, and I cover the playbook in the buy and sell at once guide. Because I am dual-licensed, I can keep the sale, the search, and the financing on one desk.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Cedar City
Want a closer look at Beacon Hill?
Buying, I can pull the current Beacon Hill listings and compare them against the broader west-side Cedar City set, lot size and basement finish included. Selling, I will give you a straight number and a plan to get your home featured in front of the buyers already on this site. Either way, we start with a conversation.
Selling in Beacon Hill
Want to sell your home in Beacon Hill? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that weighs your home's size, condition, basement finish, and lot before it ever names a number.