A Cedar City community
Living in Meadows Ranch.
The far-west edge of Cedar Valley, where parcels run from roughly 5300 West to 6650 West between 600 South and 1400 South and the city grid gives way to open acreage. Eighteen-to-twenty-acre lots are common, most of what trades is land rather than a finished house, and this is recognized horse and livestock country.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. Out here the honest version matters more than usual: the acreage, the water, and the access are where a good buy is won or lost, not the listing photos.
New to the area? Start with the Cedar City guide, then come back for the west valley.
Current listings
Homes and acreage for sale in Meadows Ranch.
Fed straight from the MLS and narrowed to this corner of the valley as tightly as the filter allows. Out here you will see finished homes and a lot of raw land side by side, so I separate property type, acreage, water, and access before any of it gets compared on price.
No homes available? Be sure to check out all Cedar City listings.
Want the map view? Open the full Meadows Ranch 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 out west
More room, more ground to walk before you commit.
Meadows Ranch reads nothing like a subdivision inside the Cedar City grid. This is the far-west edge of Cedar Valley, where parcels are generally found from about 5300 West to 6650 West and 600 South to 1400 South, well past where the city's paved streets give out. State Route 56 crosses 5300 West a few miles out from the interstate, and that crossing is the practical hinge between this area and the rest of town.
Mornings are wide and quiet out here, with the mountains across the valley and enough ground to keep animals if that is the point of moving this direction. Midday means a drive: groceries, the freeway, and a full shopping run all sit back toward Main Street, which is the rural trade in one sentence. You give up drive-up convenience for acreage, space, and room to build.
I would slow the search down out here. Water service, legal access, fencing, how the recorded plat handles the parcel, road condition, buildability, and the gap between a finished home and a bare land listing all earn attention before anyone talks price. The rest of this page is the honest version of what that looks like.
The setting
The land is the real draw.
The clearest thing about Meadows Ranch is the land itself. Parcels of roughly 18 to 20 acres show up again and again in recent sales, and the inventory leans heavily toward vacant land over finished homes. This is generally treated as horse and livestock country, which is a large part of why people point their search this far west in the first place.
Just west and a little north, near where 5300 West meets Highway 56, the separately platted Meadows Ranch East runs adjacent to the SUU Farm with smaller, roughly five-acre parcels. The two carry different names and different lot patterns for a reason, so I do not treat them as one listing pool. Read the recorded plat and the MLS subdivision field for the exact parcel before you assume anything about the one next to it.
Homes & lots
A land-first search that rewards parcel-level sorting.
Out here you are sorting two purchases at once: finished homes and the raw land that makes up most of the inventory. Build eras are mixed and not tied to a single tidy developer story, so I do not pretend there is one production phase out here. What sells is mostly acreage, with an occasional home mixed in, and the two trade on very different terms.
Because the mix leans so heavily toward land, a single headline price tells you almost nothing. Recent 18 to 20 acre parcels have traded in the mid $400,000s to high $400,000s, while the smaller, roughly five-acre parcels in the adjacent Meadows Ranch East have listed in the mid $300,000s, and larger multi-acre tracts there have run well into seven figures. I separate finished homes, utility-ready lots, and bare land from the first comparison and price the usable acreage, not just a per-listing average.
Out here you are buying the dirt, the water, and the access as much as the house.
Due diligence
The field checks matter more than the label.
Acreage rewards a careful buyer. These are the four things I walk through before we talk price on any property out here.
Water and utilities
Water generally runs through Meadows Ranches Water Company, a small local system, with natural gas and electric generally available in the area. Confirm meter status, connection costs, septic, and internet before comparing one parcel to another.
Roads and access
Check the surface, who maintains it, winter and emergency access, the driveway grade, and whether the daily route back toward State Route 56 and town still works in normal Cedar City weather.
Animals and the documents
Horses and livestock are part of the area's character, but allowances, fencing, water, and shelter vary by parcel. I read the recorded documents for the exact property rather than assuming.
Home versus land
A finished home, a utility-ready lot, and bare buildable land are three different searches out here. I separate them from the first comparison so the price makes sense.
Errands & drive times
Plan errands before you commit to the routine.
The honest answer to "how far is everything." Out here the land is the payoff and town is a planned drive. Times below are measured from near the State Route 56 and 5300 West crossing, roughly the near edge of the area; from the far southwest parcels near 6650 West and 1400 South, add several minutes. Confirm door-to-door for the specific parcel.
| The errand | Where it happens | From the west valley |
|---|---|---|
| Freeway on-ramp | Interstate 15 at Exit 59, via SR-56 | ~12 min |
| Full grocery run | Lin's Fresh Market, 150 N Main Street | ~13 min |
| Second grocery option | Smith's Food & Drug, 633 S Main Street | ~14 min |
| Hardware and home improvement | The Home Depot, Providence Center | ~15 min |
| Healthcare | Cedar City Hospital, 1303 N Main Street | ~16 min |
| Campus and downtown | Southern Utah University, historic Main Street | ~14 min |
| Flights | Cedar City Regional Airport (CDC) | ~13 min |
| Mountain biking and OHV | Three Peaks Recreation Area (BLM) | ~20 min |
Farther out, Brian Head's ski runs are roughly an hour northeast via Parowan, and St. George is about 50 minutes south on I-15. The full day-trip map lives in the Cedar City guide.
Schools & education
Schools, by the facts.
Meadows Ranch is part of the Iron County School District. This is the far-west edge of the valley, well outside the closer-in elementary zones, and the district is also redrawing several boundaries over the next two school years, so I do not guess at a specific school assignment from a map. Confirm the current elementary, middle, and high school assignment for any parcel you are serious about directly with the district by address before you rely on it.
For independent school information, GreatSchools and Niche both publish data you can weigh for yourself. Southern Utah University sits back toward town off Main Street, about the same drive as a grocery run from out here.
I cover the bigger education picture, including SUU, in the Cedar City guide.
What locals know
Notes from the west 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 out here.
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Meadows Ranch and Meadows Ranch East are two different plats. They sit near each other off 5300 West but are recorded separately with different lot patterns. The plat and the MLS subdivision field decide what is really true of a parcel, so I check those first.
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Acreage is not automatically usable acreage. Slope, access, setbacks, utilities, drainage, fencing, and soil all change what the land can actually do. Two parcels of the same size can be very different buys.
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Water and utilities are value items. Water-company service, gas, electric, septic, and connection status can move price more than the floor plan. I want those documented before a buyer leans on a parcel.
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The drive is part of the math. Town is a planned trip from out here. If errands or school runs happen often, map the route from the exact driveway at the time of day you would actually use it.
Buy or sell here
Straight answers for Meadows Ranch decisions.
Buying in Meadows Ranch
Meadows Ranch sits in the far west of Cedar Valley, with parcels generally found from about 5300 West to 6650 West and 600 South to 1400 South. State Route 56 crosses 5300 West a few miles out from I-15, and the separately recorded Meadows Ranch East sits nearby off 5300 West near the SUU Farm.
This is acreage country, not a tract subdivision. Parcels commonly run from about 18 to 20 acres, with some larger and some smaller, and the inventory leans heavily toward vacant land over finished homes. When a home does show up, it usually sits on its own multi-acre parcel rather than a standard lot.
Rural, large-lot land out here is generally treated as horse and livestock country, and that is a real part of the appeal. That said, allowances, fencing, and water setup vary by parcel, so I confirm the recorded documents and zoning for the exact property before you count on it for animals.
It swings widely because most of the inventory is raw land, not finished homes. Recent acreage parcels in the 18 to 20 acre range have traded in the mid $400,000s to high $400,000s, while smaller 5-acre parcels in the adjacent Meadows Ranch East have listed in the mid $300,000s. Because the mix is so land-heavy, I price every parcel against live MLS comps rather than a single headline number.
Ready to look? See what is on the market or tell me what you are after.
Selling in Meadows Ranch
Water out here generally runs through Meadows Ranches Water Company, a small local water system, and natural gas and electric are generally available in the area. Available is not the same as connected, so I confirm meter status, connection costs, septic needs, and road access for the exact parcel before you lean on any of it.
Yes. Want to sell your home in Meadows Ranch? List it with Scott and get featured on MovingUtah, including this community page and the Cedar City guide.
I start with live MLS comps, then separate finished homes from raw land and adjust for usable acreage, water service, utilities, road access, fencing, improvements, buildability, views, and condition. Out here the dirt and the systems drive value, so it is hands-on pricing, not an automated guess.
Yes, but on any single purchase I take one role only, never both at once. I can work as your real estate agent or as your lender, and whichever role I take is disclosed up front 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 Meadows Ranch?
Buying, I can help you sort listings out here by acreage, water, utilities, access, and land versus home, and check the rural-property details before you drive out. Selling, I will separate the land, the water, and the access story so buyers understand exactly what they are comparing.
Selling in Meadows Ranch
Want to sell your home in Meadows Ranch? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that separates land, homes, and lots before it ever names a number.