A Cedar City community
Living in Cove Canyon.
A platted west-side subdivision off Cove Canyon Circle and Cove Canyon Drive near 2380 West and Center Street, sharing a bench pocket with Beacon Hill, Cove, and Cove Ridge. Lots run close to a quarter acre, build years span the late 1990s to the past couple of years, and the freeway, the airport, and a full grocery run all sit within a few minutes.
I am Scott Buehler. I have been a Southern Utah resident for 20-plus years, and on this side of town I keep two things separate for every buyer: a finished house is one market, and a vacant infill lot is another.
New to the area? Start with the Cedar City guide, then come back for this west-side subdivision.
Current listings
Homes for sale in Cove Canyon.
Fed straight from the MLS and limited to Cove Canyon: new listings appear here the day they post, and sold homes drop off. When you see a finished house and a vacant lot side by side, read them as two different markets, not one price.
No homes available? Be sure to check out all Cedar City listings.
Want the map view? Open the full Cove Canyon search. Selling instead? Start with what your home is worth.
Want to sell your home in Cove Canyon? List it with Scott Buehler and get featured on MovingUtah. See how featuring works.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
On this page
Life west of town
A platted west-side pocket near the airport.
Cove Canyon is a recorded subdivision on Cedar City's west side, reached off Cove Canyon Circle and Cove Canyon Drive near 2380 West and Center Street. That puts it in the same west-bench pocket as Beacon Hill, Cove, and Cove Ridge, and a short run from the 200 North freeway interchange, the airport side of town, and the quieter, more open edge of the city.
Build years here run wider than a single decade. County records show homes going back to the late 1990s alongside infill built as recently as the past couple of years, which means the housing stock is genuinely mixed rather than a single-era tract. Lots generally run close to a quarter acre, smaller than the bench subdivisions higher up, but still enough room for real yard space in most cases.
That mix changes how I walk a buyer through a showing. You are not just comparing finishes against a single build year. You are comparing an older home's systems against a newer one's, and checking the lot, the drainage, and the exact plat position before you compare any two houses on price.
Community highlights
The west side has its own logic.
Cove Canyon Circle and Drive
The subdivision's own recorded streets, off 2380 West near Center Street, give Cove Canyon a clear, easy-to-place spot on the west side, separate from the nearby Cove and Cove Ridge plats.
A genuinely mixed build era
County records show homes from the late 1990s standing next to infill built within the past couple of years, so age and system condition vary more here than in a single-phase subdivision.
Quarter-acre lots
Lots typically run close to a quarter acre, in line with the plat's original layout, which shapes privacy, landscaping, and drainage differently than the larger bench lots higher up the west side.
The lot-price trap
When a vacant lot and a finished home are listed at the same time, the average between them describes nothing real. I price the house and the lot separately, every time.
West-side routes
Center Street, the 200 North interchange, Main Street, and the airport road are the routes I would test from the actual property before you commit to a commute pattern.
A recorded, amended plat
Cedar City's planning files show an amended plat for this subdivision, which is a reminder to always confirm the current lot lines against the county record before you make an offer.
Homes & pricing
The house number and the lot number are different.
The bread and butter here is the single-family home on a quarter-acre plat lot, with a build era that spans the late 1990s through recent infill. Recent sales I have tracked in the subdivision have generally landed from the upper $500,000s to the mid $700,000s for larger, updated homes in the four-to-five-bedroom range with three-plus thousand square feet. Prices move, so I treat that as a starting point and confirm against the live listings.
Now and then a vacant infill lot lists alongside the houses, and it prices far below a finished home. That is the one thing I will not let you blur: a built home needs built-home comps, and a lot needs a land analysis, utilities, setbacks, and a buildability check against the current plat.
For a Cove Canyon house, I adjust for build year, condition, updates, square footage, garage, and exact street position between Cove Canyon Circle and Cove Canyon Drive. For a lot, I slow down and verify the parcel record before treating the MLS address line as the whole story.
A finished house and an empty lot are two markets that happen to share a street name.
Trails & outdoors
No trailhead on the block, but plenty within a short drive.
Cove Canyon does not have a canyon trail starting at the curb the way some of Cedar City's bench neighborhoods do. What it has is a short, honest drive to the city's real outdoor menu, from a quiet park to a full BLM trail system.
Ridge Park, ~5 min
Ridge Park at 62 S 1650 West has a pavilion, playground equipment, and picnic tables, the closest city green space to this side of the west bench for a short walk or a playground stop.
Coal Creek Trail, ~7 min
The paved Coal Creek Trail runs through town along its namesake creek, with access points off Center Street. It is an easy, flat walk or ride once you are across town.
Iron Hills Trail System, ~10 min
On the south bench, the Iron Hills system adds dirt singletrack and the climb to the white "C," a longer drive from this side of town but still an easy loop into an afternoon.
Three Peaks Recreation Area, ~20 min
Northwest of town, 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, one of the closer big trail systems from this side of the city.
Farther out, the weekend map opens up the same way it does for the rest of Cedar City: Cedar Breaks National Monument and Brian Head's ski runs are roughly 35 to 40 minutes east and north, and the Kolob Canyons gate of Zion is about 25 minutes south on I-15. The full day-trip map lives in the Cedar City guide.
Trail and park details come from Cedar City's official trails and parks pages and the BLM.
Errands & drive times
Errands, measured from 2380 West.
These are approximate, normal-conditions estimates measured from near 2380 West, the kind of orientation numbers I would give a buyer on a first drive. They are not guarantees. Confirm door-to-door from the exact address you are considering.
| The errand | Where it happens | From Cove Canyon |
|---|---|---|
| Freeway access | I-15 near the 200 North interchange (Exit 57) | ~4 min |
| Flights | Cedar City Regional Airport (CDC), 2560 W Aviation Way | ~5 min |
| Neighborhood park | Ridge Park, 62 S 1650 West | ~5 min |
| First grocery option | Lin's Fresh Market, 150 N Main Street | ~7 min |
| Dinner downtown | Historic Main Street | ~7 min |
| Big-box and hardware | Walmart Supercenter and Home Depot, Providence Center | ~8 min |
| Second grocery option | Smith's Food & Drug, 633 S Main Street | ~9 min |
| Healthcare | Cedar City Hospital, 1303 N Main Street | ~9 min |
| Campus and games | Southern Utah University | ~9 min |
Cove Canyon sits close to both the freeway and the airport, which is unusual even by Cedar City's short-drive standard. That trade-off is part of what the next section covers honestly.
Schools & education
Schools, by the facts.
Cove Canyon is part of the Iron County School District. This stretch of the west side has generally fed North Elementary (grades K-5) at 550 W 200 North, then on to the Cedar Middle School and Cedar High School attendance zone rather than Canyon View, though the district is redrawing boundaries and this side of town can sit near an edge. Iron County's elementary boundaries change for the 2026-27 school year and its secondary boundaries change for 2027-28, so confirm the current assignment for any home or lot 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 nine minutes away across town.
I cover the bigger education picture, including SUU, in the Cedar City guide.
Airport zone & soil notes
Two things worth checking before you get attached.
Cedar City's own planning file on Cove Canyon Subdivision notes two things about this ground that I would rather tell you up front than have you find out later. Part of the platted subdivision sits inside the city's airport influence zone, tied to Cedar City Regional Airport a short distance to the west. The same file also flags the soil here for hydrocompaction, a west-side condition where certain soils can settle once they get wet for the first time, whether from irrigation, a leak, or a wet season.
Neither fact is unusual for this side of Cedar City. Several west-side subdivisions sit inside the same airport influence zone, and hydrocompaction shows up on the city's own soils-susceptibility mapping across a wide band of the valley floor, not just this one plat. What matters is that you treat both as real, checkable items rather than something to assume away because a house looks finished.
I am not a geotechnical engineer or an airspace planner, so I do not make the call for you. I tell you what the record says, then point you to the people who can confirm it for a specific lot.
What I check before I call a Cove Canyon lot straightforward
- Whether the specific parcel falls inside Cedar City's airport influence zone and what that means for use and disclosure.
- Any geotechnical or soils report on file for the lot, given the city's hydrocompaction mapping for this part of the valley.
- The most recent recorded plat, including any amendment, against what a listing describes as the lot lines.
- Foundation, grading, and drainage on a built home, since settling issues tend to show up as cracking or uneven floors.
This is general guidance, not a soils report, an airspace determination, or engineering advice. Confirm any specific parcel with Cedar City's planning department, a licensed geotechnical engineer, and a qualified inspector before you rely on it. Sources: Cedar City Planning Commission records for this subdivision and the city's soils susceptibility mapping.
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 Cove Canyon.
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A listed lot can fool the average. When a vacant lot and a finished home are on the market together, the middle number says more about the mix than what a move-in-ready house is worth. I read them apart.
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Cove Canyon, Cove, and Cove Ridge are not the same plat. The names sound alike and sit in the same west-bench pocket, but each is a separate recorded subdivision. I confirm the exact plat before I compare two listings.
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A mixed build era cuts both ways. An older home may need a closer look at the roof and mechanicals, while newer infill deserves its own scrutiny on finish quality. Do not assume newer automatically means fewer questions.
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Center Street is the daily test. From near 2380 West, the question is how the Center Street route, the airport road, and the 200 North I-15 access fit your normal week. Drive it at the time of day you would actually be commuting.
Buy or sell here
The buyer side and the seller side.
Buying in Cove Canyon
Cove Canyon sits on Cedar City's west side, off Cove Canyon Circle and Cove Canyon Drive near 2380 West and Center Street. It shares a west-bench pocket with Beacon Hill, Cove, and Cove Ridge, a short run from the 200 North freeway interchange and the airport side of town.
It is a platted single-family subdivision with a mix of build years, established homes from the late 1990s alongside newer infill built as recently as the past couple of years. Lots generally run close to a quarter acre. From time to time a vacant infill lot lists alongside the finished homes.
Recent sales have generally landed from the upper $500,000s to the mid $700,000s for larger, updated homes, with size and lot position driving most of the spread. When a vacant lot is also listed it prices far below that, so do not blend the two. Prices move, so confirm against the live listings.
Parts of the platted subdivision fall inside Cedar City's airport influence zone, and the city's planning file on this subdivision also flags the ground for hydrocompaction, a soil condition where certain west-side soils can settle when they get wet for the first time. Neither is unusual for this side of town, but I check both the parcel and the geotechnical history before I call any specific lot straightforward.
Ready to look? See what is on the market or tell me what you are after.
Selling in Cove Canyon
Value depends on whether you are pricing a built home or a lot, plus condition, updates, square footage, garage, lot position, and the closest west-side comparable sales. Start with the home valuation page and I will run a real comparison, no obligation.
List with me and your home is featured across MovingUtah, on this Cove Canyon 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 else is on the west side right now and whether similar quarter-acre homes are scarce that week. Tell me your timeline and I will compare current supply, recent accepted prices, and your property's condition before giving you a straight read.
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 Cove Canyon?
Buying, I can help you separate lot value from built-home value and check the airport zone and soil record before you fall for a Cove Canyon listing. Selling, I will price your property from the right west-side comp set and explain the logic clearly.
Selling in Cove Canyon
Want to sell your home in Cove Canyon? List it with Scott Buehler and get featured on MovingUtah.
Recent sales here have run from the upper $500,000s to the mid $700,000s for larger, updated homes, and because part of the platted subdivision falls in the airport influence zone, I check the parcel and geotechnical history before pricing anything.