An Ivins community
Living in Black Stone.
A small new-construction enclave at the base of Red Mountain, on the far west edge of Ivins where the streets climb into the foothills and the black lava rock that names the place does the landscaping for you. Just 31 home sites off Morning Glory Avenue and Daffodil Way, right next to Kayenta, with the Snow Canyon park entrance closer than the grocery store.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This is the grounded version of what Black Stone offers, what a lot out here costs, and what I would check before you commit to building or buying on the lava, the building pad included.
New to the area? Start with the Ivins guide, then come back for the west edge.
Current listings
Homes for sale in Black Stone.
No active listings today. Black Stone is a finite build of just 31 lots on the far west edge of Ivins, so there is only ever a small pool of homes to trade in the first place. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
With just 31 lots set into the lava rock below Red Mountain, Black Stone is a market where knowing every house individually is actually possible, and through the Washington County MLS I effectively do. Claim your spot on my call list and the next foothills listing near Snow Canyon starts its market life with you.
Selling here
Own a home in Black Stone?
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 on the west edge
Where the rock stays in the yard.
Black Stone sits at the western end of Ivins, past where the production neighborhoods stop and the land starts breaking into Red Mountain foothills and black lava rock. The rock that names the community is not a design choice, it is what was already here. Builders set the homes around the outcrops, and the result is a neighborhood where the desert still does most of the talking.
It feels different from the flat bench in the middle of town. You are up against the wilderness boundary, the streets are quiet, and the night sky is genuinely dark this far from the valley glow. The trade is real and worth naming: groceries are a drive, not a walk, and you want to know the errand loop before you fall for the view. I lay that out in the errands section so there are no surprises.
What sells people on the west edge is the evening. As the sun drops behind Red Mountain the heat breaks, the black rock holds the last of the light, and the only traffic is a neighbor walking a dog. If your daily pattern can absorb a few extra minutes to town, this is about as much room and quiet as Ivins gives you without leaving the city limits.
West-edge highlights
The far side of town has its own draw.
Six things make this corner of Ivins its own place, and each one is specific: the black lava rock in the yards, the Red Mountain wall out back, Snow Canyon and Tuacahn minutes away, the Kayenta arts colony next door, dark-sky skies off the mountain, and a finite, 31-lot build rather than an open-ended subdivision.
Snow Canyon State Park, ~10 min
Head back east out of the neighborhood and Snow Canyon Parkway drops you at the park entrance in about ten minutes. The same young basalt flow that surfaces in the Black Stone yards is what streaks the canyon floor black inside the gate.
Tuacahn, ~6 min
The 2,500-seat outdoor amphitheatre at the mouth of Padre Canyon is a short hop from these streets, close enough that a Black Stone summer evening can end at a show without a real commute. More on the season lives on the Ivins guide.
Kayenta, right next door
Black Stone sits on the Kayenta side of west Ivins, a few streets from the design-controlled arts colony founded in 1980 at the foot of Red Mountain. That means the coffee, galleries, and dark-sky lighting standards of the Kayenta Art Village are a short walk or drive away.
Quarter-acre-scale lots
Lots run from about 0.17 to 0.31 of an acre, set onto the natural grade rather than a scraped pad, with single-family plans in the 2,100 to 3,500 square-foot range built by a longtime Southern Utah contractor.
On the darkest edge of Ivins
This west side sits beside Kayenta, the darkest measured night sky in Ivins, and inside the city's outdoor-lighting rules, so the Red Mountain wall out back stays a black horizon after sunset instead of a glow.
A finite, 31-lot build
With only 31 home sites platted off Morning Glory Avenue and Daffodil Way, Black Stone is a small, self-contained project, not a sprawling phase count. Once the lots are built and sold, resales here will be a handful of homes at a time.
Homes & lots
A lot-first market, not a floor-plan one.
Black Stone is a single-family, new-construction project of 31 home sites platted off Morning Glory Avenue and Daffodil Way, developed by Jon Crockett, a general contractor who has been building in Southern Utah for close to thirty years. Plans run from about 2,117 to 3,500 square feet, most in a four-bedroom, three-bath configuration with a five-bedroom option, in a modern Southwest look that leans contemporary rather than traditional. The common thread is the setting: lots are set into the lava rock and red dirt rather than scraped flat, so no two homesites read exactly alike.
The lots are the story here. They span roughly 0.17 to 0.31 of an acre on the sloped western ground, and on that grade a single-level plan can still sit over a walkout or daylight basement, which means one-level living is not always the same as no stairs. The slope is also why the outlook matters so much: a home stepped onto the grade with an open Red Mountain or desert view is a different property than an interior site two streets in, even at the same square footage.
On price, this is upper-end Ivins. As a new build the plans have carried into the high six figures and, on the larger homes, past a million, so treat it as a seven-figure-capable neighborhood rather than an entry-level one. Because these are release-priced lots delivered in batches, the number moves as phases sell through, and once the community fills the resale pool will be small, so I read the most recent sales and the active competition rather than a blended average. Confirm the current figures against the live listings before you lean on any of them.
On the west edge, two homes the same size are two different prices the moment you look at the lot.
A finite address
Thirty-one lots on the Kayenta edge.
The thing that sets Black Stone apart from the bench neighborhoods is that you can count it. There are 31 home sites, no more, platted along Morning Glory Avenue and Daffodil Way, and once they are built the community is finished. That is a different proposition than a subdivision with phases still on the drawing board: your neighbors, your streets, and your outlook are largely settled from the day the last lot closes.
Where it sits matters as much as how big it is. Black Stone is on the Kayenta side of west Ivins, a few streets from the design-controlled arts colony that was founded in 1980 on 2,000 acres at the foot of Red Mountain. Kayenta holds the darkest measured night sky in the city, and this whole west edge falls under the Ivins outdoor-lighting rules, so the tradeoff for being a drive from the grocery store is a night sky and a horizon that the middle of town cannot offer.
So the pitch here is specific: a small, buildable, seven-figure-capable enclave on the lava at the base of the mountain, next to the arts village, under the dark sky, developed by a contractor who has worked this corner of the county for decades. If that is the life you are after, there are only a few dozen front doors that deliver it.
Sources: the Black Stone builder plat, the Kayenta founding record, and the City of Ivins outdoor-lighting ordinance. The arts village and the wider dark-sky story sit in the Ivins guide.
Trails & outdoors
Three kinds of desert at the door.
The reason to live this far west is the access. From Black Stone you can be on slickrock, on river-corridor singletrack, or inside a state park inside fifteen minutes, with the Red Mountain wilderness rising right off the neighborhood. Here is the honest tiering, from off-the-back-fence to a short drive.
Red Mountain plateau (hard)
The cliff line rising straight off Morning Glory and Daffodil is the Red Mountain plateau, the same wall Kayenta was built at the foot of in 1980. The climb to the rim and the overlook above Snow Canyon is a serious effort, and the valley view is the reason people do it.
Santa Clara River Reserve (easy to moderate)
Drop south toward Old Highway 91 and the reserve opens up in a few minutes: the Anasazi Valley petroglyph trail to a ridgetop of rock art, and the Cove Wash singletrack, both mellow enough for a morning walk or an after-work spin.
Snow Canyon State Park (all levels)
Ten minutes off the parkway you are inside the park, where the black Santa Clara basalt meets the white and red Navajo sandstone. Trails like the Petrified Dunes, Jenny's Canyon, and the lava-tube caves range from short strolls to half-day scrambles.
Gunlock and Baker reservoirs (~25 min)
Up Old Highway 91 past the reserve, Gunlock State Park adds open water for boating and fishing, with its waterfalls running in the years the spring snowmelt is big.
Farther afield, Zion National Park is about an hour east on the freeway, and the high country of Pine Valley and the Dixie National Forest is a seasonal drive north when the valley heat sets in. The wider outdoor picture for the area lives in the Ivins guide.
Trail details come from Utah State Parks, the BLM, and the Santa Clara River Reserve. Confirm seasonal access and trail conditions before you go.
Errands & drive times
The west-edge tradeoff, in minutes.
This is the practical answer to "how far is everything from out here." The honest version: recreation is close, daily errands are a drive east toward Santa Clara and St. George. Times are measured from the Black Stone streets off the west end of Snow Canyon Parkway; from the upper lots, add a couple of minutes.
| The errand | Where it happens | From the west edge |
|---|---|---|
| Full grocery run | Lin's Fresh Market, Santa Clara | ~10 min |
| Coffee and a gallery | Kayenta Art Village, Center St | ~5 min |
| Hardware and home improvement | Lowe's, Sunset Blvd, St. George | ~15 min |
| Healthcare | St. George Regional Hospital | ~20 min |
| Freeway on-ramp | I-15 at Bluff Street, St. George | ~18 min |
| A night out | Tuacahn Center for the Arts | ~6 min |
| State park day | Snow Canyon State Park entrance | ~10 min |
| Flights | St. George Regional Airport (SGU) | ~25 min |
| Trailhead | Santa Clara River Reserve | ~7 min |
Farther out, the weekend map opens up fast: Zion National Park is about an hour east on I-15, Sand Hollow Reservoir is roughly thirty minutes southeast, and Las Vegas is about two hours southwest. The full day-trip map lives in the Ivins guide.
Schools & education
Schools, by the facts.
Black Stone is part of the Washington County School District. The neighborhood is generally served by Red Mountain Elementary (grades K-5), which sits inside Ivins at 263 East 200 South, then Lava Ridge Intermediate (grades 6-7) and Snow Canyon Middle (grades 8-9) in Santa Clara, and Snow Canyon High (grades 10-12). It is the same feeder chain that serves most of Ivins.
Boundaries can shift as Ivins and Santa Clara grow, so confirm the current assignment for any home you are serious about directly with the district rather than guessing from a map. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself.
I cover the bigger education picture for the area in the Ivins guide.
Building on the lava
What the black rock means for a buyer.
The black rock is the reason this section exists, because it is the one thing about Black Stone that is not true of the production bench. It is real basalt from the old Santa Clara lava flow, the same dark rock that gives Snow Canyon its black ribbons, which poured down this side of the valley and froze in place. In the neighborhood it shows up as outcrops in front yards, ledges along the streets, and walls of it at the back of lots.
As a feature, it is hard to beat: it does your xeriscaping for you, it holds the warm light at the end of the day, and it is a big part of why the west edge looks like nowhere else in Ivins. As a buying consideration, it just deserves a real look. Building on and around lava rock affects the pad, the foundation approach, and how a lot sheds water in a hard desert storm, and excavation on rock is its own line item. None of that is a problem on a well-built home, it is simply something I want to understand on a specific property before I call it a clean buy.
So on the west edge I treat the lot itself as part of the inspection, not just the house that sits on it.
What I check before I call a lava-lot home a clean buy
- How the building pad sits on the rock, and whether the foundation and any retaining walls were engineered for the grade.
- Where water goes when it comes off the slope, since the rock sheds runoff fast and the lot grade decides where it lands.
- On a new build, the finish schedule and warranty behind the plan, and on any walkout or daylight basement the drainage and window-well detailing where the home meets the rock.
- The view and the outlook, because on the west edge the lot and the line of sight carry as much value as the floor plan.
This is general guidance, not an engineering or inspection report. Confirm any specific property with a qualified inspector and the relevant professionals before you rely on it. Sources: the Utah Geological Survey on the Santa Clara basalt flow, Washington County GIS, and recorded plats.
What locals know
The details I would slow down and check.
Black Stone rewards a buyer who reads the lot before the listing: the rock, the grade, the outlook, and the drive to town. These are the four things I would walk a friend through before they get attached to any one address out here.
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Pick the lot, then the plan. Across 31 sites the same floor plan lands very differently depending on where it sits: a lot with an open Red Mountain outlook and one tucked against a neighbor are two different buys. On a build, choose the homesite before you fall for the plan.
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A rambler here can still have a basement. On the sloped Daffodil and Morning Glory grade, a main-level plan is often stepped over a walkout below. If true no-stairs living is the point, confirm it in the plan set rather than reading it off the elevation.
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Budget the drive, not just the house. The recreation is at the door but the grocery run is east toward Santa Clara. Drive the errand loop at your real times before you commit to the west edge.
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New-build pricing is a moving target. Lots release in batches and list prices shift phase to phase, so an old comp misleads fast. I read the current releases and the most recent closings, not a stale average, whether you are buying in or reselling later.
Buy or sell here
The buyer side and the seller side.
Buying in Black Stone
Black Stone sits on the far west edge of Ivins, where the streets run up into the Red Mountain foothills and the black lava rock that names the neighborhood breaks through the desert floor. It is a few minutes off the west end of Snow Canyon Parkway, which puts Tuacahn, the Santa Clara River Reserve, and the Snow Canyon park entrance all within a short drive, while town and Santa Clara sit to the east.
Black Stone is a new-construction community of 31 single-family home sites off Morning Glory Avenue and Daffodil Way, developed by longtime Southern Utah builder Jon Crockett. Plans run from about 2,117 to 3,500 square feet in a modern Southwest look, mostly four-bedroom with a five-bedroom option, and lots are set into the natural lava rock rather than scraped flat. You will find both single-level and two-story plans, and on the sloped lots a single-level home can still sit over a walkout basement.
Black Stone is part of the Washington County School District, generally served by Red Mountain Elementary (grades K-5) inside Ivins, then Lava Ridge Intermediate (grades 6-7) and Snow Canyon Middle (grades 8-9) in Santa Clara, and Snow Canyon High (grades 10-12). Boundaries can shift as Ivins and Santa Clara grow, so confirm the current assignment for any home you are serious about directly with the district.
Yes, and that is most of the point of living this far west. The Santa Clara River Reserve trail network is about seven minutes south, the Snow Canyon State Park entrance is roughly ten minutes up Snow Canyon Parkway, and the Red Mountain wall rises straight off the back of the neighborhood. For a west-edge home, the recreation is closer than the grocery store.
Black Stone sits at the upper end of the Ivins market. As a new build with lots of about 0.17 to 0.31 of an acre against Red Mountain, the plans have carried into the high six figures and, on the larger homes, past a million, so treat it as a seven-figure-capable neighborhood rather than an entry-level one. Because lots release in batches, list prices shift phase to phase, so confirm the current numbers against the live listings before you lean on them.
The black rock is real basalt from the old Santa Clara lava flow that poured down this side of the valley and gave Snow Canyon its dark ribbons. In Black Stone it shows up as outcrops in yards, along streets, and at the back of lots. It makes for striking landscaping and dark-sky evenings, and it is also why I look closely at the building pad, the foundation, and the drainage on any specific lot before I call it a clean buy.
Ready to look? See what is on the market or tell me what you are after.
Selling in Black Stone
Price on the lot and the view, not just the floor plan. In a small west-side pool, the homes that command attention are the ones with the strongest Red Mountain or open-desert outlook and the cleanest use of the lava-rock setting. Get the right three comparables, separate the genuine view lots from the interior ones, and the pricing gets honest in a hurry.
List it with me, Scott Buehler, and your home is featured across Moving Utah, on this page, on the Ivins 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 MLS comps inside Black Stone and the neighboring west-Ivins streets, then adjust for lot size, the quality of the Red Mountain or open-desert view, build age, and finish level. Because inventory out here runs thin, I lean on the most recent sales and the active competition rather than a stale neighborhood average.
Yes, but on a purchase I take one role only, never both. I can work as your real estate agent or as your lender, and the role is disclosed before we move forward.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Ivins
Want a closer look at Black Stone?
Buying, I can pull the current west-edge homes and read each one against the lot, the view, and the lava-rock grade before you compare prices. Selling, I will position your home on the outlook and the setting that actually move a buyer out here, not on square footage alone.
Selling in Black Stone
Want to sell your home in Black Stone? List it with Scott Buehler and get featured on Moving Utah.
No best-agent claims and no guaranteed-price promises, just honest pricing that reads the lot, the view, and the lava-rock setting before it ever names a number.