A Cedar City community
Living in Cedar Valley Acres.
Rural one to two-and-a-half acre lots on the northwest side of the valley, roughly 8 to 10 miles from downtown Cedar City. You reach it by heading north on Lund Highway, then west on Midvalley Road, with the Three Peaks Recreation Area sitting just beyond it. Scattered homes, a deep bench of vacant land, and open sky. This is a land-and-utility page first, a homes page second.
I am Scott Buehler. I have been a Southern Utah resident for 20-plus years and I am a licensed REALTOR and lender. If Cedar Valley Acres has your attention, the question is not only what the lot costs. It is water, power, septic, access, road maintenance, soil, corners, and what you want the land to do.
New to the area? Start with the Cedar City guide, then come back for Cedar Valley Acres.
Current listings
Homes and land for sale in Cedar Valley Acres.
Fed straight from the MLS and narrowed to this corner of the valley as tightly as the filter allows. Out here vacant parcels usually outnumber finished homes, so I confirm every result is truly in Cedar Valley Acres, not just nearby, before it counts as inventory.
No homes available? Be sure to check out all Cedar City listings.
Want the map view? Open the full Cedar Valley Acres 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 acreage
More sky, more room, more homework.
Cedar Valley Acres sits well outside the everyday city grid, out past the airport on Lund Highway, with Midvalley Road carrying you west toward Three Peaks. The lots are broad and flat by Cedar standards, with sagebrush, juniper, long valley views, and enough distance from town that the night sky out here reads nothing like it does beside Main Street.
That space is the appeal, and it is also the responsibility. Rural land asks you to think about utilities before finishes, road access before cabinet colors, and what the county will allow before you picture a shop, animals, a garden, or a second structure. I would rather you fall for a parcel with your eyes open than be surprised after closing.
The errands are not hard, but they are planned. Groceries, the hospital, SUU, and downtown are a drive. Three Peaks, open land, and the west valley are right there. That is the trade, and for the right buyer it is a good one.
Valley highlights
The northwest side has its own logic.
Six things define this corner of the valley, and each one is specific: a recreation area next door, land that far outnumbers finished homes, a wide lot pattern, an elementary school on the same access road, open sky, and a real distance from the city grid you should plan for, not fight.
Three Peaks Recreation Area next door
The BLM's Three Peaks trailheads sit on Midvalley Road, the same road that feeds Cedar Valley Acres. Not many Cedar City subdivisions share an address corridor with a 6,000-plus acre public recreation area.
Land, far more than homes
This is a small, land-focused community where vacant parcels are the predominant property type. Most buyers here are shopping ground first, a finished house second.
A wide lot pattern
Recorded lots have run from roughly 1.18 acres up past 2.5 acres, with a median close to 1.27 acres. That is enough ground for a shop, animals, or simple separation from the next roofline.
An elementary on the same road
Three Peaks Elementary sits at 1685 West Midvalley Road, the same road that carries you into the subdivision. Confirm the current assignment with the district; boundaries are actively shifting.
Open sky, real distance
You are far enough from downtown lighting that the night sky reads darker here than almost anywhere in the city grid. That same distance means groceries and the hospital are a real drive, not a quick errand.
Utilities decide the real price
Culinary water, power, and septic availability vary parcel to parcel out here. Two similar-looking lots can carry very different true costs once utility work is priced in.
Land & homes
Land first, homes second.
Cedar Valley Acres is best understood as a rural land market with some homes mixed in. Vacant parcels are the predominant property type, and lots commonly run about one to two-and-a-half acres on flat, open ground. Vacant land here has generally traded from around $25,000 to $30,000 on the low end up to roughly $135,000 to $140,000, while the handful of built homes span a much wider range, from smaller older houses up into the mid $400,000s and occasionally higher for larger, newer construction. Treat those as orientation, not a quote, and confirm any figure against live MLS.
Those ranges are a starting point, not a shortcut. On rural acreage, two similar-looking parcels can value very differently because of water documentation, power distance, septic feasibility, legal access, road condition, fencing, survey clarity, and what the county will allow on the site. That is why I sort land and homes separately from the first comparison.
Out here the cheapest lot is not always the least expensive lot to own.
Before you write on land here, I want the utility status, water documentation, zoning, parcel corners, access, and any recorded restrictions reviewed in writing. If you are planning to build, I bring the builder and the lender into the conversation early so the numbers are real before you are committed.
Trails & outdoors
Three Peaks is the backyard landmark.
The clearest outdoor anchor out here is the Three Peaks Recreation Area, BLM ground that shares the Midvalley Road corridor with Cedar Valley Acres. From many parcels it is part of the weekly map, not a once-a-season drive. Here is the honest tiering, from nearly-at-the-gate to day trip.
Three Peaks Mountain Bike Trailhead
The BLM's dedicated mountain bike trailhead opens onto more than 25 miles of designated singletrack, from an easy practice loop to steeper sand-and-rock climbs. A short hop from many Cedar Valley Acres parcels.
Three Peaks OHV Trailhead
A separate BLM trailhead serves roughly 42 miles of OHV routes, from flat two-track to steeper hill climbs, spread across the recreation area's high-desert terrain.
Coal Creek Trail, in town
The paved Coal Creek Trail follows the creek across Cedar City proper, a change of pace from the open desert once you are back inside the city grid.
Cedar Breaks and Brian Head, day trip
Cedar Breaks National Monument and Brian Head's ski runs sit on the far side of Cedar City, roughly 45 to 55 minutes from out here once you add the crosstown drive to the mountain time.
The flip side of that openness is honest to say out loud: the same wide valley catches wind and dust, fire season is real, and road conditions move with the weather. Because the recreation area covers a lot of ground and shares a road name with the subdivision, I confirm a property's recorded parcel and MLS area before I call it in Cedar Valley Acres rather than simply nearby.
Trail mileage and trailhead details come from the BLM's official Three Peaks Recreation Area pages. The wider outdoor picture is in the Cedar City guide.
Errands & drive times
Plan errands before you commit to the routine.
The honest answer to "how far is everything." These are approximate, normal-conditions estimates measured from near the Lund Highway and Midvalley Road junction, and they swing with the parcel: a lot near that junction and one farther into the grid drive differently, so confirm door-to-door from the exact address.
| The errand | Where it happens | From Cedar Valley Acres |
|---|---|---|
| Nearest recreation | Three Peaks Recreation Area, Midvalley Rd | ~5 min |
| Flights | Cedar City Regional Airport (CDC), Aviation Way | ~12 min |
| Freeway on-ramp | Interstate 15 at Exit 59 (SR-56/200 North) | ~15 min |
| Full grocery run | Lin's Fresh Market, 150 N Main Street | ~17 min |
| Hardware and home improvement | The Home Depot, Providence Center | ~18 min |
| Healthcare | Cedar City Hospital, 1303 N Main Street | ~15 min |
| Campus and downtown | Southern Utah University, historic Main Street | ~19 min |
| Second grocery option | Smith's Food & Drug, 633 S Main Street | ~20 min |
| Big-box shopping | Walmart Supercenter, 1330 S Providence Center Dr | ~20 min |
If you want in-town convenience, this is probably not the first place I would show you. If you want land northwest of town and can be patient about due diligence, it deserves a careful look. The full regional map lives in the Cedar City guide.
Schools & education
Schools, by the facts.
Cedar Valley Acres addresses fall in the Iron County School District. The geographically closest elementary is Three Peaks Elementary (grades K-5), which sits at 1685 West Midvalley Road, the same road that serves this subdivision. Three Peaks is one of six elementaries the district is actively re-drawing boundaries for, effective fall 2026, so do not assume that assignment; confirm the current elementary for any specific address directly with the district.
For middle and high school, this side of the district splits between the Cedar and Canyon View zones, and the district is separately redrawing both middle and high school boundaries for fall 2027. I am not going to guess a specific secondary assignment for a parcel this far out; confirm your exact schools with the district by address before you rely on any assumption. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself, and Southern Utah University is roughly 19 minutes back toward town.
Due diligence
The field checks matter more than the price.
Acreage rewards a careful buyer, and Cedar Valley Acres is a good example of why. These are the things I walk through before I talk price on any parcel or home out here.
What I check before I call a parcel a safe buy
- Culinary water, power distance, and septic feasibility for the specific parcel, not the subdivision as a whole.
- Legal access, road surface, who maintains it, and whether the daily route off Midvalley Road still works in normal weather.
- The recorded plat, parcel corners, and MLS area, so I can confirm a listing is truly in Cedar Valley Acres rather than just near it.
- Whether the property is a finished home, a utility-ready lot, or raw land, because those are three different searches with three different cost paths.
This is general guidance, not a substitute for a title search, survey, or county review. Confirm utilities, zoning, and access with Iron County and a licensed surveyor before you rely on it.
What locals know
Notes from the northwest valley.
No listing photo tells you this part. After more than 20 years in Southern Utah, here is what I would tell a friend looking at acreage out here.
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Utilities decide the real number. A low land price can climb fast once power distance, water, septic, or access are priced in. I solve those before we ever talk offer.
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Wind is part of the west valley. Open ground catches more weather, so visit on a day that is not postcard-perfect and check the driveway and the winter route.
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Verify the parcel, not the name. The recorded boundary, the corners, and the MLS area decide what is really in Cedar Valley Acres, so I check those first rather than trusting a map pin.
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Get corners and rights in writing. Survey clarity, water documentation, and allowed uses matter more out here than a pretty aerial view ever will.
Buy or sell here
Straight answers for Cedar Valley Acres decisions.
Buying in Cedar Valley Acres
Cedar Valley Acres sits on the northwest side of the valley, roughly 8 to 10 miles out from downtown Cedar City. You reach it by heading north on Lund Highway, then west on Midvalley Road, with streets like North 3525 West carrying you into the parcels. The Three Peaks Recreation Area is just west of the subdivision, off that same Midvalley Road.
It is best understood as a rural land market with some homes mixed in. Vacant parcels outnumber finished houses by a wide margin, and lots commonly run about one to two and a half acres on flat, open ground. Because the mix is so uneven, I treat every property, land or home, as its own review rather than reading it off a neighborhood average.
Vacant lots have generally traded from around $25,000 to $30,000 on the low end up to roughly $135,000 to $140,000, depending on size, elevation, view, and how much utility work is already in place. A handful of built homes have sold well above that range. Confirm any figure against live MLS, since both the land and home sides move.
Often yes, but never assume it. Before you buy, confirm zoning, legal access, culinary water, power distance, septic feasibility, soil, parcel corners, and any recorded limits with Iron County. I bring a builder and a lender into the conversation early so the real numbers are on the table before you are committed.
Ready to look? See what is on the market or tell me what you are after.
Selling in Cedar Valley Acres
Value out here turns on acreage, utility status, water documentation, access, road condition, views, and whether it is a finished home or raw land. I price it from recent comparable parcels, not a one-size citywide estimate. Start with the home valuation page and I will run real numbers, no obligation.
List with me and your property is featured right here on the Cedar Valley Acres page, on the Cedar City hub, and in the listing paths acreage buyers follow while researching the area. The get featured page walks through exactly how it works.
I sort finished homes, utility-ready lots, and raw land into separate comparisons, then adjust for usable acreage, water, power distance, septic, access, and road condition. It is hands-on pricing against the parcels that actually compare, not an automated guess off a map pin.
Yes, and the trick is sequencing the sale, the next purchase, and any financing so they line up. I cover the playbook in the buy and sell at once guide, and because I am dual-licensed I can keep the sale, the search, and the financing coordinated on one desk.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Cedar City
Want a closer look at Cedar Valley Acres?
Buying, I will help you separate good land from expensive homework and confirm a parcel really sits in Cedar Valley Acres before you drive out. Selling, I will frame the property around the facts acreage buyers care about: water, utilities, access, road condition, and the parcels yours competes with.
Selling in Cedar Valley Acres
Want to sell your home in Cedar Valley Acres? List it with Scott Buehler and get featured on MovingUtah.
Vacant parcels here have traded from roughly $25,000 up to about $140,000 while the handful of finished homes reach into the mid $400,000s, which is exactly why I price land and homes separately rather than blending them into one average.