A Cedar City community
Living in West Hills.
An established west-side Cedar City neighborhood centered on Cedar Hills Drive, filled in with mature trees and settled lots. Historic Main Street and Southern Utah University sit a short drive east, and the freeway and the regional airport are close in the other direction.
I am Scott Buehler. I have spent 20+ years as a Southern Utah resident, and this page is the honest version of what West Hills offers, what it costs, and what to check before you buy on an established street.
New to the area? Start with the Cedar City guide, then come back for the west side.
Current listings
Homes for sale in West Hills.
Fed straight from the MLS and limited to homes inside the community: new West Hills listings appear here the day they list, and sold homes drop off. Because it is an established neighborhood, only a handful tend to be active at once.
No homes available? Be sure to check out all Cedar City listings.
Want the map view? Open the full West Hills 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 west side
What a day over here looks like.
West Hills is the kind of neighborhood that already grew up. The trees are tall, the streets are settled, and the lots filled in decades ago. Cedar Hills Drive runs through the middle of it, with the surrounding side streets carrying the quieter through-traffic away from the busier west-side roads.
The practical pull here is position. Southern Utah University and Historic Main Street sit a short drive east, the freeway is not far in the same direction, and the west side keeps you close to Cedar City Regional Airport. You get an established home with shade and space without being out on the far edge of the valley, which is the trade a lot of west-side buyers are actually after.
What you give up is newness. This is a resale market rather than a new-construction area, so floor plans and finishes reflect when each home was built unless a previous owner updated them. That is not a knock, it is the whole reason the lots are mature and the prices sit where they do. Buy the bones and the location, then update on your own timeline.
Neighborhood highlights
What sits within a few minutes.
Southern Utah University
SUU and its campus events, athletics, and the Utah Shakespeare Festival sit a short drive east, close enough for a game or a show without the cross-town drive.
Historic Main Street
Downtown's restaurants, coffee, and the year-round event calendar are a short drive east, so dinner and a walk down Main do not turn into a project.
Cedar Ridge Golf Course
The city's 18-hole municipal course sits on the north side of town, a short drive from West Hills on a normal morning.
Three Peaks Recreation Area
Iron County's BLM reservoir, trails, and climbing rock spread out northwest of town, on the same side of the valley as West Hills.
Cedar City Regional Airport
The regional airport (CDC) is on the same side of town as West Hills, with commuter service connecting to the larger hubs.
Cedar City Hospital
The Intermountain hospital and the medical offices clustered around it sit on the north side of town, a short drive from West Hills.
Homes & lots
Established, built to last.
West Hills is an established neighborhood: mostly single-family homes, many of them brick, on settled lots with mature landscaping. You will find single-level ramblers alongside larger two-story floor plans. Square footage covers a real range, from comfortable mid-size homes up to the larger two-story builds that run roughly 3,000 to 3,900 square feet.
Because the neighborhood is largely built out, you are shopping resale rather than new construction or vacant lots. That is the appeal for a lot of buyers: the trees are already tall, the streets are settled, and the price reflects an established home instead of a brand-new one. The flip side is that condition varies house to house, so an updated kitchen or a newer roof can be the difference between two homes a block apart.
On an established street, you are buying the updates as much as the floor plan.
One thing worth knowing from twenty-plus years around Southern Utah real estate: older construction holds up well here, but the systems inside do age. When you tour, look past the cosmetics to the roof, the water heater, the furnace and air conditioning, and the windows. A home that has had those replaced is worth more than its listing photos suggest, and one that has not is a negotiating point, not a dealbreaker.
Buying an older home
What to check on an established home.
An established neighborhood rewards a careful look. Nothing here is alarming for a resale market, but a few items are worth confirming on any West Hills house before you write an offer, because they are the things that quietly cost money after closing.
Roof & systems
Ask the age of the roof, furnace, air conditioning, and water heater. On an established home, some will be original and some replaced, and the difference matters.
Landscaping & trees
Mature trees are a real plus, but check sprinkler systems and where large roots sit relative to the driveway, walks, and main lines.
Updates vs. original
Kitchens, baths, and windows from the original build are fine to live with and easy to budget for later. Know which you are buying so the price reflects it.
A standard inspection covers all of this. If you want, I will walk a West Hills home with you first and flag what is worth a closer look. The wider buying process is in the home buying guide.
Errands & drive times
Errands, measured in minutes.
The short version: most of the daily stops are a quick drive east toward the Main Street corridor, and the freeway and airport are close by on the west side. Times are measured from near Cedar Hills Drive; confirm door-to-door for your exact street.
| The errand | Where it happens | From West Hills |
|---|---|---|
| Full grocery run | Lin's Fresh Market, 150 N Main Street | ~7 min |
| Second grocery option | Smith's Food & Drug, 633 S Main Street | ~8 min |
| Big-box and shopping | Walmart Supercenter, 1330 S Providence Center Dr | ~9 min |
| Hardware and home improvement | The Home Depot, Providence Center | ~9 min |
| Campus and games | Southern Utah University | ~6 min |
| Dinner downtown | Historic Main Street | ~6 min |
| Healthcare | Cedar City Hospital, 1303 N Main Street | ~9 min |
| Freeway on-ramp | Interstate 15 at Exit 57, Cross Hollow Rd | ~7 min |
| Flights | Cedar City Regional Airport (CDC) | ~6 min |
Farther out, Cedar City's location does the heavy lifting: Brian Head's ski runs are about 35 to 40 minutes via Parowan, St. George is about 50 to 55 minutes south on I-15, and the Kolob Canyons gate of Zion is roughly 25 minutes south. The full day-trip map lives in the Cedar City guide.
Schools & education
Schools, by the facts.
West Hills is part of the Iron County School District, and this stretch of the west side generally draws from South Elementary (grades K-5), at 499 W 400 South. Iron County School District is redrawing several boundaries: six elementary zones change for the 2026-27 school year, and the middle and high school zones change for 2027-28. Cedar City splits secondary students between the Cedar and Canyon View zones roughly south/central versus north, and this side of town has historically drawn toward the south/central schools, but I would not guess a specific middle or high school assignment from a map alone.
Confirm the current elementary, middle, and high school assignment for any address you are serious about directly with the district before you rely on it. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself. Southern Utah University is a short drive east.
I cover the bigger education picture, including SUU, in the Cedar City guide.
What locals know
Notes from the west side.
No listing photo tells you this part. After more than 20 years as a Southern Utah resident, here is what I would tell a friend about West Hills.
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Position is the real value. You are a short drive from SUU, downtown, the freeway, and the airport without living on a busy road. That central-but-quiet spot is what keeps these homes in demand.
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The trees did the waiting for you. Mature landscaping is the upside of an established street: real shade in summer and yards that are already grown in, not a row of new sticks.
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Bones age well, systems don't. The construction here holds up. The roof, furnace, and water heater are what move with time, so the homes that have updated them are worth the premium they ask.
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Weather shows up here first. Storms cross the valley west to east, so the west side sees the wind and the front before the rest of town. It is a few minutes of warning, and a little more spring breeze.
Buy or sell here
The buyer side and the seller side.
Buying in West Hills
West Hills sits on the west side of Cedar City, centered on Cedar Hills Drive in the 84720 zip code. It is an established neighborhood a short drive west of Historic Main Street and Southern Utah University, on settled residential streets rather than the busier arterials.
Established single-family homes, many of them brick, with mature landscaping and settled lots. You will see single-level ramblers alongside larger two-story homes, and this is a resale neighborhood rather than a new-construction area.
It is an established, largely built-out neighborhood, so what comes up for sale is typically an existing home rather than a new build or a vacant lot. That means mature trees and settled streets, and it means paying attention to the age of the roof, systems, and finishes on any home you tour.
Recent activity has generally landed in the $525,000 to $625,000 range, with square footage commonly running from roughly 3,000 up toward 3,900 square feet on the larger homes. Size, updates, and lot make a real difference here, so treat that as a starting point and confirm against the live listings.
Ready to look? See what is on the market or tell me what you are after.
Selling in West Hills
Values on these established homes turn on updates, square footage, and lot more than the street address, so automated online estimates tend to miss. Start with the home valuation page and I will run a real comparison against recent West Hills sales, no obligation.
List 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.
Established homes on this side of town tend to draw steady interest, especially well-kept ones with updates. Inventory here is not large, so a clean, move-in-ready home can stand out. Tell me your timeline and I will give you a straight read, not a pitch.
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 West Hills?
Buying, I can pull the current listings and tell you honestly which homes have been updated and which are projects. Selling, I will give you a straight number and a plan to get your home featured in front of the buyers already on this site. Either way, we start with a conversation.
Selling in West Hills
Want to sell your home in West Hills? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just an honest read on an established neighborhood before it ever names a number.