A Hurricane community
Homes in Cliff Shadow.
A west-side Hurricane subdivision that looks across the valley to the red rock wall of the Hurricane Cliffs on the eastern horizon. The cliffs light up at sunrise, Pine Valley Mountain closes the western sky at sunset, the trails start ten minutes from the driveway, and State Street puts groceries, hardware, and two reservoirs within a short loop.
I am Scott Buehler. I have spent 20+ years in Southern Utah, and this page is the honest version of what Cliff Shadow offers, what it costs, and what those two horizons do to your light.
New to the area? Start with the Hurricane guide, then come back for the street-level look.
Current listings
Homes for sale in Cliff Shadow.
Fed straight from the MLS and limited to homes inside the community: new Cliff Shadow listings appear here the day they list, and sold homes drop off.
No homes available? Be sure to check out all Hurricane listings.
Want the map view? Open the full Cliff Shadow 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 across the valley
A day facing the red rock wall.
Morning in Cliff Shadow starts with the sun clearing the Hurricane Cliffs across the valley to the east. That is the signature of living on this side of Hurricane: the red rock wall catches the first light and glows while your street is still cool, so first thing in the day you are looking straight at the show. In July, an early start on the day beats the heat, and the cliffs are at their best in that early light.
Midday runs on Hurricane's familiar rhythm. State Street is the spine, and from Cliff Shadow you are on it in a few minutes. Groceries, hardware, the rec center, and both reservoirs sit north and east of the subdivision, all reachable in ten minutes or less. The subdivision itself stays quiet because it is a residential pocket, not a through-route, and traffic only comes from one direction.
Evening turns the other way. Golden hour builds over Pine Valley Mountain on the western horizon, the sun drops behind the high country, and the sunset color pours in from the west while the cliffs to the east go quiet in the shade. Sunrise on the cliffs, sunset over the mountain: from a Cliff Shadow street you get both ends of the day.
Trails & water
From your door to the dirt in minutes.
Hurricane Rim Trail
A 16-mile loop with views of the Virgin River gorge and the cliffs you look out on from across the valley. The trailhead is about 10 minutes from Cliff Shadow. Shared by bikes, hikers, and trail runners year-round.
JEM Trail
Fast, flowing singletrack above the Virgin River, about 12 minutes from the subdivision. One of the most celebrated mountain bike trails in Utah, and a name you will hear in every bike shop between here and Moab.
Sand Hollow Reservoir
About 12 minutes northeast. Boating, fishing, red sand beaches, and the OHV dunes on the east side. Sand Hollow State Park entry fee applies. Summer weekends, get there early.
Quail Creek Reservoir
About 10 minutes from Cliff Shadow. Quieter than Sand Hollow, popular for paddling and fishing. Quail Creek State Park manages the boat ramp and day-use areas.
Golf nearby
Sky Mountain Golf Course sits about 8 minutes east on SR-9 with views across the Virgin River valley. Copper Rock, the newer championship layout, is about 10 minutes south.
The cliffs as compass
The Hurricane Cliffs are always east, and Pine Valley Mountain always west. That makes navigating the trail network around here easy: you know which way is home as long as you can see the red wall or the mountain.
Trail conditions change with the seasons. The full outdoor picture for Hurricane is in the Hurricane guide.
Homes & lots
With the cliffs as a backdrop.
Cliff Shadow is one of Hurricane's newer west-side subdivisions. The plat, a roughly 28-lot layout, cleared the city in 2021 and the neighborhood has been filling in since, so you are looking at recent-build single-family homes rather than an aged core. The home stock splits between single-level and two-story floor plans, with ramblers in the mix. Because the plat clusters lots on the slope under a planned-development overlay, sizes vary: some lots run tighter, others open up where the ground allows.
What sets Cliff Shadow apart are the two horizons. The Hurricane Cliffs rise across the valley to the east, a wall of red rock that catches the sunrise, while Pine Valley Mountain closes the western sky at sunset. Homes with east-facing lots get the cliff view, west-facing lots get the mountain and the sunset, and the elevated ground here means many lots see one or the other. That long view is a practical draw in a town where the scenery is the point.
An east-facing lot here means the cliff view at sunrise; a west-facing lot means Pine Valley Mountain and the sunset. Long-view lots are worth paying for in Washington County.
One thing to check on any west-side Hurricane lot: drainage. Runoff on this side comes off the higher ground during monsoon season, and while the subdivision plat accounts for that, a lot that sits at the low end of the slope will see more water than one uphill. Walk the lot after a rain if you can.
Errands & drive times
Everything you need, in minutes.
This is the practical answer to "how far is everything from Cliff Shadow." The short version: you live on the west edge of town, and State Street gets you to nearly everything in under 10 minutes.
| The errand | Where it happens | From the subdivision |
|---|---|---|
| Full grocery run | Lin's Marketplace, State Street | ~6 min |
| Second grocery option | Davis Food & Drug, State Street | ~6 min |
| Big-box and shopping | Walmart Supercenter, State Street | ~8 min |
| Hardware | Ace Hardware, State Street | ~6 min |
| Fuel | State Street stations | ~5 min |
| Golf | Sky Mountain Golf Course | ~8 min |
| Rec center | Hurricane Recreation Center | ~7 min |
| Nearest ER | St. George Regional, Hurricane Campus, 75 N 2260 West | ~6 min |
| Zion National Park | South entrance, SR-9 | ~28 min |
Farther out: St. George is about 25 minutes west on SR-9 and I-15, with the regional airport and full retail. Cedar City sits roughly 45 minutes north. The day-trip map is in the Hurricane guide.
Schools & education
Schools, by the facts.
Cliff Shadow is served by the Washington County School District. From the subdivision's spot on the west side of town, the closest K-5 elementary is Three Falls Elementary, with Hurricane Elementary the other K-5 option on this side of Hurricane. From there the standard path runs Hurricane Intermediate (grades 6-7), Hurricane Middle (grades 8-9), and Hurricane High (grades 10-12). Valley Academy is a K-8 charter alternative in Hurricane. For higher education, Utah Tech University and Dixie Technical College are both in St. George, about 25 minutes away.
Assignments can shift as the district redraws boundaries to manage growth across Hurricane and the surrounding towns, so confirm the current assignment for any home you are serious about directly with the district. For independent school information, GreatSchools and Niche both publish data you can evaluate on your own.
I cover the bigger education picture in the Hurricane guide.
What locals know
Notes from the west side.
No listing photo tells you this part. After years of showing homes across Hurricane, here is what I would tell a friend about living on the west side, across the valley from the cliffs.
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The sunrise is the show. When the first light hits the Hurricane Cliffs across the valley to the east, the whole red rock wall lights up before your street does. Early risers get the best of it with a cup of coffee. Then in the evening the color swings around to Pine Valley Mountain and the western sky at sunset.
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The cliffs are your compass. East is always the red wall, west is always Pine Valley Mountain. You cannot get turned around in the trail network because those two landmarks are permanent. Sounds small, but on a long ride or run it is genuinely useful.
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Monsoon season lights up the cliffs. When a summer thunderstorm builds over the high ground, the cliffs across the valley to the east catch the first lightning, and the rain follows minutes later. You get a front-row seat and about ten minutes of warning to move the patio cushions.
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Peach Days doesn't reach you. Every September the Hurricane Peach Days festival fills the streets around the city center. On the west side, you stay out of the detours and the parking crush entirely.
Buy or sell here
The buyer side and the seller side.
Buying in Cliff Shadow
Cliff Shadow sits on the west side of Hurricane, looking across the valley to the Hurricane Cliffs on the eastern horizon. The red rock wall rises to the east, where the sun clears it each morning, and State Street is a short drive for groceries and errands.
Newer single-family homes on a roughly 28-lot plat that was approved in 2021 and has been building out in phases since, with a mix of single-level and two-story floor plans. Lots are clustered on the slope, so some run smaller and some larger, and many homes look east across the valley to the Hurricane Cliffs or west toward Pine Valley Mountain and the sunset.
The Hurricane Cliffs themselves are steep and not a casual walk, but the Hurricane Rim Trail system and the JEM Trail are both about 12 minutes from the subdivision. The cliffs create a dramatic backdrop, not a trailhead out your back gate.
Because Cliff Shadow is a newer, larger-home subdivision, pricing runs higher than Hurricane's older cores. Recent Cliff Shadow homes have sold and listed around the mid $500,000s, moving with square footage, finish level, and whether the lot has a cliff view. Check the live listings for real-time numbers.
Ready to look? See what is on the market or tell me what you are after.
Selling in Cliff Shadow
West-side Hurricane values move with proximity to the cliffs, view corridor, and how recently the home has been updated. Start with the home valuation page and I will run a real comparison against recent Cliff Shadow sales.
List with me and your home is featured across MovingUtah, on this page, on the Hurricane hub, and in the featured listings buyers browse on this site. The get featured page walks through exactly how that works.
The west side of Hurricane has its own rhythm. A home with a clean view corridor, whether that is the cliffs to the east or Pine Valley Mountain to the west, tends to stand out when inventory is thin. Tell me your timeline and I will give you a straight read.
Yes, and the timing works the same way it does anywhere else in the county. 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 Hurricane
Want a closer look at Cliff Shadow?
Buying, I can pull the current listings and tell you honestly which streets get the best shade and the best views. 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 Cliff Shadow
Want to sell your home in Cliff Shadow? List it with Scott Buehler and get featured on MovingUtah.
Recent Cliff Shadow homes have sold and listed around the mid $500,000s, and on a roughly 28-lot plat that is still building, the current phase and whether a lot has a cliff view matter more than a citywide average.