A Cedar City community
Living in Mid Valley Estates.
An established single-family pocket on Cedar City's far north side, in the Midvalley Road corridor west of Main Street and south of the Enoch line. You trade the close-in walk to downtown for larger lots with room to breathe, and Three Peaks Recreation Area sits out the same corridor to the west.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This page is the honest version of what the north valley offers, what it costs, and what I would check before you buy or sell out here.
New to the area? Start with the Cedar City guide, then come back for the north valley.
Current listings
Homes for sale in Mid Valley Estates.
No active listings today. Mid Valley Estates is a small north-side pocket built on larger lots, so only a handful of homes trade hands here in a typical year. A listing can appear at any hour once it hits the MLS, and this page updates the same day. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
Larger lots along Midvalley Road surface so rarely that most buyers never see one active; my daily Iron County MLS review exists for exactly these corridors. Put Mid Valley Estates on my radar for you and you will have the details while the sign is still going up.
Selling here
Own a home in Mid Valley Estates?
Buyers check this exact page hoping to find your street. When you are ready, list it with me and get featured on MovingUtah. Start with an honest read on what your home is worth.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
On this page
Life in Mid Valley Estates
Far-north streets with room to breathe.
Mid Valley Estates sits well north of Cedar City's central grid, along the Midvalley Road corridor west of Main Street and south of the Enoch line. I use 5385 N 3000 W as the practical address anchor when I am mapping the area, and you will also see the neighborhood's homes addressed on 2700 West, 2800 West, and 2900 West.
The daily feel is open north valley rather than close-in Cedar City. You trade the quick walk to downtown for larger established lots, more room around the house, and a straight run west along Midvalley Road toward Three Peaks Recreation Area.
If you are buying, I slow down on lot usability, the driveway approach, fencing, and the fact that this is a private community water system rather than city water. If you are selling, those same details need to be shown plainly, because out here the land and the utilities are a real part of the value.
North-valley highlights
The far north side has its own logic.
Four things make this corner of the valley its own place: a neighborhood elementary school right on the same road, direct access to Three Peaks, a private community water system instead of city water, and larger lots than you find on most in-town streets.
Three Peaks Elementary on the road
The school sits at 1685 Midvalley Road, the same corridor the neighborhood is on, which puts the school run close for most of these streets.
Three Peaks Recreation Area to the west
The BLM's 6,500-acre recreation area, with mountain biking, OHV trails, and bouldering, sits farther out on the same Midvalley Road corridor.
A private community water system
Midvalley Estates Water Company serves the neighborhood instead of Cedar City municipal water, a detail worth confirming on any home you are seriously considering.
Larger lots than most in-town streets
Recorded lots here run roughly a third of an acre and up, with some parcels approaching a full acre, more room than a typical close-in Cedar City subdivision.
Homes & lots
Established homes on larger lots.
Mid Valley Estates is established single-family homes, generally in the 1,100 to 1,500 square foot range on the smaller end and larger on bigger parcels, with lots that typically start around a third of an acre and run up toward a full acre. You will see ranch-style and two-story builds with attached garages. The land is what sets one home apart from the next out here more than any shared floor plan.
I do not pin a hard home count or a single build-year range to this page, because it is a small, established pocket and the boundary lines move with how you read the recorded plat and the MLS subdivision field. I confirm those for any specific home before I count it as part of the neighborhood.
On price, recent resales here have generally run from the mid $300,000s into the $400,000s, moving with lot size and condition. Treat that as a starting point, not a median, and confirm it against the live listings. New construction is happening nearby on the same Midvalley Road corridor, but that is a separate, newer subdivision, not part of Mid Valley Estates, so I keep the two apart when I compare prices.
Trails & outdoors
Three Peaks is the named outdoor anchor.
Three Peaks Recreation Area is the cleanest named recreation anchor for Mid Valley Estates, and it sits on the far end of the same Midvalley Road corridor. The BLM manages roughly 6,500 acres here, with mountain biking, OHV riding, bouldering, day use, and camping. Here is the honest tiering, from the neighborhood's own road out to the wider Cedar City trail network.
Three Peaks OHV Trailhead
The BLM's OHV trailhead sits on West Midvalley Road past where the pavement ends, the same road this neighborhood is on, a straight shot west from the subdivision.
Three Peaks Mountain Bike Trailhead
A dedicated mountain-bike trailhead sits on the same road as the OHV area, part of the wider Three Peaks trail system on the desert floor northwest of town.
Coal Creek Trail, in town
Cedar City's paved Coal Creek Trail follows the creek across town, a different kind of walk than the desert singletrack out at Three Peaks.
Route depends on the address
Three Peaks is roughly ten miles out along Midvalley Road, but the real drive depends on where your street starts, so I map it from the specific home before using a number.
Trail and access details come from the BLM's official Three Peaks pages. The wider Cedar City outdoor picture is in the Cedar City guide.
Errands & drive times
Errands split between Enoch and Cedar.
From the Midvalley Road corridor near 3000 West, the daily run splits two ways: a quick stop at Family Dollar on Midvalley Road in Enoch for basics, or Smith's Marketplace and Lin's Fresh Market in Cedar City for full grocery shopping. Times below are measured from near 3000 West; confirm door-to-door for any specific address.
| The errand | Where it happens | From the north valley |
|---|---|---|
| Nearest quick stop | Family Dollar, 425 E Midvalley Rd, Enoch | ~7 min |
| Full grocery run | Lin's Fresh Market, 150 N Main Street | ~12 min |
| Second grocery option | Smith's Food & Drug, 633 S Main Street | ~15 min |
| Big-box and hardware | Walmart Supercenter and The Home Depot, Providence Center | ~15 min |
| Healthcare | Cedar City Hospital, 1303 N Main Street | ~12 min |
| Freeway on-ramp | Interstate 15 at Exit 62, 1600 North | ~10 min |
| Campus and games | Southern Utah University | ~15 min |
| Flights | Cedar City Regional Airport (CDC) | ~13 min |
| Mountain biking and OHV | Three Peaks Recreation Area (BLM) | ~15 min |
Farther out, Brian Head's ski runs are about 40 minutes via Parowan and Exit 75, and the Kolob Canyons gate of Zion is roughly 30 minutes south on I-15. The full day-trip map lives in the Cedar City guide.
Schools & education
A neighborhood school, with secondary boundaries to verify.
Mid Valley Estates is part of the Iron County School District. The neighborhood elementary is Three Peaks Elementary (grades K-5), which sits right on the corridor at 1685 Midvalley Road. For middle and high school, this side of town splits between the Cedar Middle/Cedar High zone and the Canyon View Middle/Canyon View High zone, and the district has been redrawing those secondary boundaries, so I confirm the current middle and high school assignment for any specific address directly with the district rather than guessing from a map.
Elementary boundaries are also shifting districtwide for the 2026-27 school year as a new East Elementary opens, so even the Three Peaks assignment is worth a quick confirmation if you are buying or selling here. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself. Southern Utah University is about fifteen minutes south.
I cover the bigger education picture, including SUU, in the Cedar City guide.
The community water system
Not Cedar City water, and that is worth knowing.
Here is the detail that separates Mid Valley Estates from an in-town subdivision: it is not on Cedar City municipal water. The neighborhood is served by Midvalley Estates Water Company, a small community public water system headquartered right in the subdivision, drawing from its own wells rather than the city system.
That is common for established, unincorporated pockets on the edges of Cedar City, and it is not a red flag by itself. It does mean the paperwork is different from a typical in-town purchase: a separate water connection, a separate provider to call for service questions, and terms that are worth reading before you close.
I treat this as a standard part of due diligence out here rather than an alarm. I confirm the water connection status, any transfer requirements, and the provider's current contact information for every specific home before a buyer or seller relies on it.
What I check before I call a home here move-in ready
- Current water connection status with Midvalley Estates Water Company for the specific parcel.
- Any transfer paperwork or fees required when ownership changes hands.
- The recorded plat and MLS subdivision field, since a small pocket like this has boundary lines worth double-checking.
- Whether the specific home is on a private septic system, which is common alongside private water in unincorporated pockets like this one.
This is general guidance, not a guarantee of service or system condition. Confirm any specific property directly with Midvalley Estates Water Company and a qualified inspector before you rely on it. Source: Utah Division of Drinking Water public water system records.
What locals know
The details I would slow down and check.
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 the north valley.
-
The boundary is the first question. This is a small pocket on one corridor, so I confirm the MLS subdivision field and the recorded plat before counting a nearby home as part of Mid Valley Estates.
-
Ask about water before you fall for the lot. A private community water system runs differently than city water. I confirm the connection and any transfer terms before anyone gets attached to a house.
-
Do not confuse it with the new construction nearby. Sage Meadows and other newer projects share the Midvalley Road corridor but are separate subdivisions with their own names, not Mid Valley Estates.
-
Winter exposure is real out here. Open lots catch more wind and sky than in-town streets, and which way a driveway faces decides how fast it clears between storms. I would walk that before falling for a floor plan.
Buy or sell here
The buyer side and the seller side.
Buying in Mid Valley Estates
Mid Valley Estates sits on Cedar City's far north side, in the Midvalley Road corridor west of Main Street and south of the Enoch line. I use 5385 N 3000 W as the practical address anchor when I am mapping the area for someone, and homes in the community also show up on 2700 West, 2800 West, and 2900 West.
Established single-family homes on larger north-valley lots, generally a third of an acre and up, with some parcels approaching a full acre. You will see ranch-style and two-story homes with attached garages, and the land itself, not a shared floor plan, is what sets one home apart from the next out here.
No. I treat it as an established resale area. Newer construction is happening nearby on the same Midvalley Road corridor, including the Sage Meadows subdivision by Archway Construction, but that is a separate development with its own name, not part of Mid Valley Estates.
It is a small, varied pocket, so price swings with lot size and condition more than with a fixed floor plan. Recent resales here have generally run from the mid $300,000s into the $400,000s. Treat that as a starting point and confirm against the live listings.
Yes, and it is worth knowing before you buy. The neighborhood is served by Midvalley Estates Water Company, a small community water system rather than Cedar City municipal water. I confirm the water connection and any related paperwork on a home-by-home basis.
Ready to look? See what is on the market or tell me what you are after.
Selling in Mid Valley Estates
The neighborhood elementary is Three Peaks Elementary, right on the Midvalley Road corridor. Middle and high school split between the Cedar and Canyon View zones on this side of town, and the district is redrawing those secondary boundaries, so confirm the current assignment for any specific address with the district.
Yes. Want to sell your home in Mid Valley Estates? List it with me and get featured on 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.
I start with live north-valley comps, then adjust for lot size, condition, garage setup, outbuildings, and exactly where the home sits along the Midvalley Road corridor. The land is a real part of the value out here, so it has to be shown plainly.
Yes, and it happens often out 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 Mid Valley Estates?
Buying, I can help you compare Mid Valley Estates homes by lot size, condition, water connection, and the practical north-valley route. Selling, I will frame those property details clearly for buyers already searching Cedar City communities.
Selling in Mid Valley Estates
Want to sell your home in Mid Valley Estates? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that accounts for lot size, condition, and the water connection before it ever names a number.