A Cedar City community
Living in Black Sage.
Cedar City's south-southwest edge, up off Black Sage Drive where new HYVE Homes go up one floor plan at a time below the Shurtz Canyon foothills. The draw is straightforward: 2020s construction, larger plans, daylight walkout basements with an optional ADU, the Iron Hills singletrack close behind, and I-15 Exit 57 a few minutes down the hill past the Providence Center stores.
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 Black Sage offers, what it costs, and the lot-and-plan questions I would ask before you fall for a model home.
New to the area? Start with the Cedar City guide, then come back for the south end.
Black Sage Dr, south-southwest Cedar City
Black Sage.
Current listings
Homes for sale in Black Sage.
Fed straight from the MLS and limited to homes inside Black Sage: new listings appear here the day they hit the market, and sold homes drop off. Because this is a still-building HYVE community, read each home against the builder's current base plans, not just against older comps.
No homes available? Be sure to check out all Cedar City listings.
Want the map view? Open the full Black Sage 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 south end
Newer homes against the foothills.
Black Sage is one of the newer pockets on Cedar City's south-southwest side, building out one HYVE Homes floor plan at a time along Black Sage Drive near 2500 West, with Serenity Drive threading through the same corner. Come off I-15 at Exit 57, roll past the Providence Center stores, and the streets climb a couple of minutes toward the Shurtz Canyon foothills that sit behind the back fences.
It reads differently from the older established grids closer to downtown. This is a current new-construction area, so the systems, the finishes, and the builder warranties are fresh, and the bench grade behind it lets HYVE build the daylight walkout basements the plans are known for. Several back-row lots sit close to the Iron Hills singletrack, and the shopping you use most, groceries, hardware, gas, is clustered right down the hill.
The thing I tell every buyer is to study the exact plan and the exact lot, because two Black Sage homes that look alike on paper can live very differently. The basement setup, the optional ADU, the garage and RV pad, the driveway slope, the rear exposure, and the landscaping that comes with it all move the needle. That is the part I walk through with you in person.
Neighborhood highlights
The south end has its own logic.
Six things make this corner its own place, and each one is specific: a single active builder, larger current floor plans, a signature walkout-and-ADU layout, freeway access at Exit 57, the Providence Center errand cluster, and Iron Hills singletrack on the bench just above.
One builder, one plan set
HYVE Homes builds the whole neighborhood off a published plan lineup rather than a mix of resale eras, with a model home on Black Sage Drive you can walk before you commit.
Larger floor plans
HYVE's lineup runs from the Fenway near 3,115 square feet up through the Belmont at about 3,779 and the Sagecrest just over 4,000, in single-level and two-story elevations, so there is real range home to home.
Walkout basement, ADU option
The headline feature is a daylight walkout basement with an optional self-contained ADU, with its own kitchen, entrance, and laundry. Before you count on the rental side, confirm permits, zoning, utilities, and parking.
Freeway at Exit 57, ~5 min
Interstate 15 at Exit 57 (Cross Hollow Rd) is about five minutes down the hill. St. George runs roughly an hour south, and the Kolob Canyons gate of Zion about twenty-five minutes.
Providence Center down the hill
The Providence Center cluster, with Walmart Supercenter and The Home Depot, is a few minutes away, so groceries and hardware are a short south-end run rather than a cross-town drive.
Iron Hills trails above
The Iron Hills and Southview singletrack sits on the bench just above, the network locals ride as Turnpike, Elevate, and Black Ops off Shurtz Canyon Road.
Homes & plans
What Black Sage homes are like.
Black Sage is a HYVE Homes plan neighborhood, so instead of a spread of resale eras you are choosing between a defined lineup: the Fenway around 3,115 square feet, the Rivera near 3,214, the Cambridge around 3,315, the Belmont at about 3,779, and the larger Sagecrest just over 4,000, in single-level and two-story elevations from three up to seven bedrooms. The things that actually move value here are not square footage alone. They are the basement layout, the grading, the lot's outdoor access, and how the views sit.
On price, HYVE lists new homes starting in the high $400,000s, and the larger plans on premium foothill lots have generally sold higher, with recent activity around the mid $600,000s and into the $700,000s. That range moves with the plan, the lot, the walkout and ADU setup, and the upgrades, so I always pull the live numbers, and the builder's current base prices and incentives, before we talk strategy.
When I walk a Black Sage home with a buyer, I look hard at the basement finish and how usable the walkout level really is, the bedroom count, the garage configuration and RV pad, the front and back landscaping that comes with the home, the drainage off the slope, the view orientation, and any rules around ADU or rental use.
For buyers, the right comp is often a base plan a few doors down, not just a closed sale from last year. For sellers, do the same read before you set a number, because in a still-selling subdivision the builder sets the ceiling. Confirm everything against the live listings.
The right comp is the one that matches how the property actually lives, and in a new build that includes the plan next door still for sale.
Trails & outdoors
Singletrack on the bench above.
This is the part that pulls a certain kind of buyer to the south end. Black Sage sits right below the Iron Hills and Southview trail system, the singletrack locals ride off Shurtz Canyon Road. Some back-row lots sit close enough to step onto dirt, others are a short ride or drive to the trailhead. Here is the honest tiering, from close-to-home to day trip.
Turnpike Trail (easy)
Turnpike runs about 4.4 miles along the hillside south of town with a trailhead on the gravel Shurtz Canyon Road, an early-intermediate or strong-beginner ride and the mellow way onto the system from this side.
Elevate and Black Ops (harder)
Elevate is the roughly 1.4-mile climb that feeds the downhill-only Black Ops, an upper-intermediate line with rock-lipped jumps. One trailhead area near Shurtz Canyon Road, two very different days out.
Coal Creek Trail in town
A few minutes toward downtown, the paved Coal Creek Trail follows the creek across Cedar City, an easy flat path for a walk, run, or ride away from the singletrack.
Three Peaks Recreation Area, ~20 min
About twenty minutes northwest, the BLM's Three Peaks area opens up more than twenty-five miles of mountain-bike singletrack, OHV trails, and bouldering out on the desert floor.
Farther out, State Route 14 climbs east into the high country, and Brian Head's ski runs are about 40 minutes north via Parowan. Cedar Breaks National Monument is a seasonal drive up SR-14, open once the high road clears for the year.
Trail details come from the Iron Hills and Southview trail information published by Cedar City, the BLM, and local ride guides. 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 down here." The short version: the south-end shopping and the freeway are the closest things, and the downtown grid is a straight run up Main Street. Times are approximate, measured from near Black Sage Drive; confirm door-to-door from your exact lot.
| The errand | Where it happens | From Black Sage |
|---|---|---|
| Full grocery run | Walmart Supercenter, 1330 S Providence Center Dr | ~5 min |
| Hardware and home improvement | The Home Depot, Providence Center | ~5 min |
| Second grocery option | Smith's Food & Drug, 633 S Main Street | ~8 min |
| Freeway on-ramp | Interstate 15 at Exit 57, Cross Hollow Rd | ~5 min |
| Dinner downtown | Historic Main Street | ~10 min |
| Campus and games | Southern Utah University | ~10 min |
| Healthcare | Cedar City Hospital, 1303 N Main Street | ~12 min |
| Flights | Cedar City Regional Airport (CDC) | ~12 min |
| Mountain biking and OHV | Three Peaks Recreation Area (BLM) | ~20 min |
Farther out, the weekend map opens up fast: Brian Head's ski runs are about 40 minutes north via Parowan, Cedar Breaks National Monument is a seasonal drive up State Route 14, the Kolob Canyons gate of Zion is about 25 minutes south on I-15, and St. George is an hour. The full day-trip map lives in the Cedar City guide.
Schools & education
Schools, by the facts.
Black Sage is part of the Iron County School District. Sitting on the south-southwest side, it falls in the Cedar Middle School (grades 6-8) and Cedar High School (grades 9-12) zone rather than the Canyon View zone that serves the north end of town. Cedar Middle is on West Royal Hunte Drive and Cedar High on West 600 South, both south-side schools a short drive from the neighborhood.
The elementary assignment on this side of town depends on the exact address, and the district is redrawing boundaries as Cedar City grows, with elementary lines set to change for the 2026-27 school year and middle and high boundaries shifting for 2027-28. So I would not guess an elementary from a map. Confirm the current elementary and the current secondary assignment for any home you are serious about directly with the district by address. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself. Southern Utah University is about ten minutes away toward downtown.
I cover the bigger education picture, including SUU, in the Cedar City guide.
Buying new construction
Reading a still-selling builder market.
It is worth its own section because it is the reason Black Sage behaves differently from an older neighborhood: the builder is still here, still selling, and still setting prices a few doors down. When HYVE has standing inventory and incentives on the same plans, the base price and the current offer on that model are as much a comp as any closed sale, and a resale has to be read against both.
That cuts two ways. As a buyer, working with your own representation on a new build costs you nothing on the sale side and gives you someone in your corner on the contract, the timeline, the walkthrough, and the warranty items, rather than only the on-site agent who works for the builder. As a seller a year or two in, your competition is not just other resales, it is the model home and the next available lot, so the plan, the finish level, and the lot advantages have to carry the number.
None of this is a knock on new construction. It is a genuinely appealing way to buy: fresh systems, a warranty, and a layout built for how people live now. It just rewards a buyer who treats the builder as one more data point, not the only one. That is where I earn my keep.
What I check on a Black Sage new build
- The builder's current base price and incentives on the same plan, so we know where the ceiling really is.
- The walkout basement and any ADU setup, plus the permits, separate access, utilities, and parking behind it.
- The lot itself, grading, drainage off the slope, rear exposure, retaining walls, driveway pitch, and the RV pad.
- The warranty items, the included landscaping, and an independent inspection, because even a brand-new home earns a walkthrough.
This is general guidance, not a determination on any specific home, incentive, or warranty. Confirm the builder's current terms, and any property, with HYVE Homes, a qualified inspector, and the city before you rely on them.
What locals know
The details I would slow down and check.
Black Sage rewards a buyer who reads the small print: the lot, the walkout, the ADU language, and the way to the trail. These are the four things I would walk a friend through before they get attached to any one address up here.
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Walkout lots are not all equal. Look at slope, rear exposure, drainage, stairs, and retaining walls, and whether the lower level feels like real living space or just extra square footage.
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ADU language needs verification. Marketing may mention an ADU option, but you still need permits, zoning compliance, rental rules, separate utilities, and parking confirmed in writing.
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Trail claims need route proof. If the lot truly connects well to the Iron Hills singletrack, make that part of the value story. If it only sounds nearby, be careful with the claim.
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The builder is a comp. With HYVE still selling new plans a few doors down, price and shop any resale against the model and the next available lot, not just against last year's sales.
Buy or sell here
The buyer side and the seller side.
Buying in Black Sage
Black Sage sits on Cedar City's south-southwest side, up off Black Sage Drive near 2500 West, with the Shurtz Canyon foothills behind it and I-15 Exit 57 the closest freeway ramp. You reach it past the Providence Center shopping area, and the streets you will hear most are Black Sage Drive and Serenity Drive.
These are 2020s single-family homes built new by HYVE Homes, on a set of published floor plans rather than a mix of resale eras. The plans run 3 to 7 bedrooms and roughly 3,100 to just over 4,000 square feet, in single-level and two-story elevations. The headline feature is a daylight walkout basement with an optional self-contained ADU. Garage count, RV parking, and finishes vary by plan and lot, so I read those home by home.
Black Sage is in the Iron County School District. It sits on the south-southwest side, which falls in the Cedar Middle School and Cedar High School zone rather than the Canyon View zone on the north end. The elementary assignment on this side of town depends on the exact address, so I would confirm both the elementary and the current secondary boundaries with the district before you rely on them, because Iron County is redrawing lines as it grows.
Yes. Black Sage sits right below the Iron Hills and Southview singletrack on the south bench, the network locals ride as Turnpike, Elevate, and Black Ops off Shurtz Canyon Road. Some back-row lots sit close enough to step onto dirt, and others are a short drive or ride to the trailhead. How direct the access is depends on the exact lot, so I walk the route from a specific property before I call it trail-connected.
HYVE lists new homes here starting in the high $400,000s, and the larger plans on premium foothill lots have generally sold higher, with recent activity around the mid $600,000s and into the $700,000s. Pricing moves with the plan, the lot, the basement and ADU setup, and current upgrades, so treat that as a starting frame and confirm against the live listings.
Yes. The daylight walkout basement with an optional self-contained ADU is the plan's signature, built with its own kitchen, entrance, and laundry for multi-generational living, guests, or a rental. Before you count on the rental side, I confirm the permits, the separate access, the utilities, the parking, and the current rules in writing so there are no surprises.
Ready to look? See what is on the market or tell me what you are after.
Selling in Black Sage
Your competition is the builder. When HYVE still has standing inventory and incentives on new plans a few doors down, a resale has to be priced and shown against that, not just against older comps. Get that read right first and the rest of the strategy follows.
I start with live MLS comps, then weigh them against the builder's current base prices, standing inventory, and incentives, because in a still-selling subdivision new construction sets the ceiling. From there I adjust for the plan, the lot slope, the walkout and ADU setup, the garage, the view orientation, and the finished upgrades.
List it 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.
Yes, but on a purchase I take one role only, never both. I can work as your real estate agent or as your lender, and the role is disclosed before we move forward.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Cedar City
Want a closer look at Black Sage?
Buying, I can pull the current Black Sage listings, weigh them against HYVE's base plans and incentives, and walk the lot with you. Selling, I will give you a straight number that reads against the builder next door, then a plan to get your home featured in front of the buyers already on this site.
Selling in Black Sage
Want to sell your home in Black Sage? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that reads your home against the builder next door before it ever names a number.