A Hurricane community
Painted Sands Homes, prices & neighborhood info.
A new-construction community on Hurricane's west end, tucked off 470 North near 1400 West, named for the red sand that colors the landscape. All 43 recorded homes have gone up since 2020, with an average build year of 2024, so the streets are new, the builders are still active, and you can buy a finished home, a twin home, or a lot and build.
I am Scott Buehler. I have spent 20+ years in Southern Utah, and this page is the honest version of what the subdivision offers, what it costs, and what you should know before you make an offer.
New to the area? Start with the Hurricane guide, then come back for the neighborhood.
Current listings
Homes for sale in Painted Sands.
Fed straight from the MLS and limited to homes inside the community: new Painted Sands 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 Painted Sands 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 in the neighborhood
What a day here looks like.
Morning in Painted Sands starts with the red sand catching the sunrise. The community sits on Hurricane's west end, off 470 North near 1400 West, and the low light on the red earth carries down the newer streets before the day heats up.
Midday, the neighborhood settles into a quiet weekday rhythm. Because every recorded home here dates from 2020 or later and the average build year is 2024, you will see the community mid-stride: finished and lived-in, framed and going up, and bare lots waiting on a builder. The landscaping is still filling in, the way it does on any young community. The practical upside of the west-end address is that the Walmart Supercenter and the SR-9 restaurants are a couple of minutes off, so a grocery run does not eat your afternoon.
Evening, the SR-9 corridor runs west toward Sand Hollow Road, which puts the reservoir within a short drive for a sunset swim or a boat run. The red rock glows at golden hour, and the streets quiet down as people filter back from the lake. On a clear night the stars come out strong, since the open, still-building lots out here leave the western sky wide.
Neighborhood highlights
The highlight reel, all within reach.
Sand Hollow Reservoir
A dozen minutes southwest via SR-9 and Sand Hollow Road: boating, fishing, paddleboarding, a sand swim beach, and the OHV dunes along the shore. It is the recreational anchor the whole west side of Hurricane orbits.
Sand Hollow Golf
An 18-hole championship course and a links-style 9 out by the reservoir, on the same SR-9-to-Sand Hollow Road run as the beach. If golf is part of your weekend, the west end keeps it a quick drive.
Red sand landscape
The subdivision takes its name from the red sand it is built on, and that color is the constant here: the streets, the graded lots, and the cut banks all glow in it. Xeriscaped yards lean into the palette rather than fighting it.
Zion corridor access
SR-9 is the road that carries you to Zion's south entrance in about half an hour, and the west-end streets sit just off it. Close to the corridor for the drive out, a block or two back from the traffic that runs it.
Homes & lots
Single-family, desert-adjacent.
Painted Sands started recording lots around 2020 and is still building out, with all 43 recorded homes dating to 2020 or later and an average build year of 2024. That means current floor plans and finishes you are not remodeling on day one. The product is a mix: new single-family homes, twin homes, and building lots you can hand to your own builder. Typical homes run compact by county standards, with a median footprint in the low 1,600-square-foot range, so this is efficient single-level and two-story living rather than sprawling estates.
Because it is new, the streets are new and the landscaping is still filling in rather than shaded by thirty-year trees. What you get in exchange is a fresh lot, roughly 0.15 acre, with room for RV parking or a modest shop, and the red sand grading through the community reads as natural breaks between homes. Confirm current pricing and any specific lot against the live listings before you lean on a number.
You come to Painted Sands for a brand-new home on the convenient west side of town. Sand Hollow is a short drive down SR-9, and the lot leaves room for the boat, the toys, and the space to park them.
The lot question
Buy it finished, or build it yourself.
What sets Painted Sands apart from most of the finished subdivisions around it is that it has not finished. Because it is still recording and selling lots, you get a fork in the road that older neighborhoods cannot offer: buy a completed home or a builder's spec that is already up, or buy a bare recorded lot on 470 North and hand it to your own builder. Both paths trade on the same street.
That changes how you shop here. On the finished side you are comparing move-in homes and specs, and the decision is the usual one: floor plan, finishes, which lot. On the build side you are buying dirt and time, choosing your own plan and builder against a roughly 0.15-acre lot with room for the RV pad or shop most buyers out here want. Later phases carry a run of twin-home lots, so the attached-product side has room to grow alongside the detached homes.
Buy it finished
Move-in homes and builder specs, priced from the low $430s with larger plans running higher. Fastest path in, and you see exactly what you are getting before you commit.
Build it yourself
A recorded lot near 0.15 acre, your own builder and plan. More time and more decisions, but you control the layout, the shop or RV parking, and the finish level from the ground up.
If you are weighing the two, that is exactly the conversation I am useful for: I can pull what is finished and active on the street and what lots are still available, and because I am dual-licensed I can talk through the financing difference between a completed purchase and a build. Tell me which way you are leaning.
Trails & outdoors
Trails in every direction.
From the west end of town, the closest trailheads sit along the Hurricane Cliffs that rise on the east and southeast side of the valley, and the drive to reach them is a straight run down SR-9. The Hurricane Rim and JEM trailheads share a parking area near the SR-9 and Sand Hollow Road junction, so from Painted Sands the two most-ridden singletracks in the county are essentially one drive. The Sand Hollow dunes add a second, completely different kind of day out that direction, and the slickrock up on Gooseberry Mesa is farther but firmly in weekend range. What the west-end address gives you is the short pavement leg before any of it: you are on SR-9 in a couple of minutes.
Hurricane Rim Trail
The Rim rides the cliff line on the valley's southeast edge, a long loop of red-rock singletrack that ties into the Gould's Rim and JEM network. From the west end you reach its trailhead by dropping onto SR-9 and running out toward Sand Hollow Road.
Sand Hollow Dunes/OHV
The red sand dunes along Sand Hollow's shore are open to ATVs, UTVs, and dirt bikes, and the west-end streets sit on the town side of the SR-9-to-Sand Hollow Road route that gets you there.
JEM Trail
JEM is the flowy, cliff-edge line riders drive in for, and its trailhead shares the Gould's parking off SR-9 with the Rim. Same run out of the neighborhood, two very different rides once you clip in.
Trailhead locations are published by the BLM and the Washington County trails program. For the full Zion-and-beyond outdoor map, see the Hurricane guide.
On the water
Sand Hollow, minutes away.
Sand Hollow Reservoir is about twelve minutes from Painted Sands, out SR-9 and down Sand Hollow Road: a broad expanse of water with a sand beach, boat ramps, a designated swim cove, and an OHV area on the red sand dunes along the shore. On a summer Saturday it is the busiest body of water in Washington County. The water runs warm well into fall, and the dune side is a completely different kind of day from the beach.
Quail Creek Reservoir sits closer, about ten minutes northeast off SR-9, and plays the quieter cousin: fewer boats, more fishing, cooler water, and a state park campground along the shore. Between the two you get the choice on any given evening: Sand Hollow for the full summer scene, Quail Creek for a paddleboard and some space.
Errands & drive times
Errands, measured in minutes.
The west-end address is quietly one of the most convenient in Hurricane for daily errands, because the Walmart Supercenter and its surrounding retail sit on this side of town rather than across it. Measured from 470 North near 1400 West, here is what the runs look like.
| The errand | Where it happens | From the neighborhood |
|---|---|---|
| Big-box and groceries | Walmart Supercenter, west Hurricane | ~3 min |
| Full grocery run | Lin's Marketplace, State Street | ~6 min |
| Second grocery option | Davis Food & Drug, State Street | ~6 min |
| Nearest ER / urgent care | St. George Regional Hospital, Hurricane Campus, 75 N 2260 West | ~4 min |
| Fuel | Maverik, State Street | ~5 min |
| Dinner out | State Street and Main Street restaurants | ~6 min |
| Sand Hollow beach | Sand Hollow State Park, via Sand Hollow Road | ~12 min |
| St. George | Downtown, dining, airport | ~25 min |
| Zion National Park | South entrance, Springdale | ~30 min |
One thing the west-end position does well is keep the freeway-free drives short: SR-9 carries you both directions without a merge onto I-15 for most of the everyday errands above. For the wider day-trip radius, Zion, St. George, and points north, see the drive-time map in the Hurricane guide.
Schools & education
Schools, by the facts.
Painted Sands is served by the Washington County School District, and the recorded homes here feed Hurricane Elementary, Hurricane Middle, and Hurricane High School. Valley Academy is a K-8 charter alternative in Hurricane if you want to compare options. For higher education, Utah Tech University and Dixie Technical College are in St. George, about 25 minutes southwest. Hurricane is growing fast and the district periodically adjusts boundaries, so confirm the current assignment for any specific home directly with the district before you count on it. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself.
I cover the bigger education picture in the Hurricane guide.
What locals know
Notes from the west end.
The listing photos show you the finishes. Here is the stuff that only turns up once you have parked in the driveway a few times and driven the block yourself.
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Errands stay on your side of town. The Walmart, the west-side pharmacies, and the Hurricane hospital campus off 2260 West are all a few minutes from 470 North, so you rarely cross town for the weekly run.
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The red sand gets everywhere. It is part of the landscape and you stop fighting it. Doormats earn their keep, and patio furniture gets hosed off regularly.
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Sand Hollow Golf becomes a weekly habit, not a special occasion. The championship 18 and links-style 9 sit out by the reservoir, close enough from the west end that a round before work is doable. The red-rock-and-fairway views are the draw.
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You are buying into a community still under construction. With an average build year of 2024, expect active lots, framing crews, and maturing landscaping nearby for a while. It is worth walking the phase map before you pick a lot so you know what goes up next door.
Buy or sell here
The buyer side and the seller side.
Buying in Painted Sands
Painted Sands sits on the west end of Hurricane, Utah, off 470 North near 1400 West, a couple of minutes from the Walmart Supercenter and the SR-9 corridor. From there Sand Hollow Reservoir is a short drive southwest, and St. George is roughly 25 minutes southwest.
New-construction single-family homes and twin homes, plus building lots you can develop with your own builder. Nearly every home here was built in 2020 or later, so the floor plans are current and the finishes are new. Lots run generous for the price band, with room for RV parking, a shop, or open desert views.
Sand Hollow Reservoir is about twelve minutes from the subdivision, out SR-9 and down Sand Hollow Road. It offers boating, fishing, a sand beach, boat ramps, a designated swim cove, and an OHV area on the red sand dunes. Quail Creek Reservoir is closer, about ten minutes northeast off SR-9.
Pricing moves with the market, but new homes here have generally started in the low $430,000s, with larger single-family floor plans running well into the $500,000s and above. Confirm against the live listings for the current picture.
Ready to look? See what is on the market or tell me what you are after.
Selling in Painted Sands
I run a real comparison against recent Painted Sands sales, not an automated number. Start with the home valuation page and I will give you an honest read backed by what has actually closed in the neighborhood.
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.
It depends on what is active in the subdivision right now. Proximity to Sand Hollow and the golf course gives this part of Hurricane steady appeal, and well-priced homes here tend to move. Tell me your timeline and I will give 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 Hurricane
Want a closer look at Painted Sands?
Buying, I can pull the current listings and tell you honestly which streets fit what you are after. 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 Painted Sands
Want to sell your home in Painted Sands? List it with Scott Buehler and get featured on MovingUtah.
New homes here have generally started in the low $430,000s with larger single-family plans running well into the $500,000s and above, and because new homes, twin homes, and raw lots all sell side by side, pricing depends on which product you are comparing.