An Ivins community
Living in Circle Cliff.
An established west-side Ivins neighborhood named for the circular sandstone formations its streets are built around. Mature landscaping, quarter- to half-acre lots, and 1990s-to-early-2000s homes set among the rock, with Kayenta Art Village, the Red Mountain wall, and the Snow Canyon park entrance all close by.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This is the honest version of what Circle Cliff offers, what it costs, and what I would check before you buy or sell an older home on these rock-feature lots.
New to the area? Start with the Ivins guide, then come back for the west side.
Current listings
Homes for sale in Circle Cliff.
No active listings today. Nothing new will ever be added at Circle Cliff, so the resale trickle is the entire market, and it runs dry for long spells. The moment an owner breaks the silence on the MLS, this page carries the news. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
Circle Cliff resales trade on their sandstone-feature lots more than their floor plans, and buyers willing to update an older home do well to hear early, which my daily Washington County MLS pass makes possible. State your tolerance for projects and the next posting comes with my honest read attached.
Selling here
Own a home in Circle Cliff?
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 side
A settled neighborhood among the rock.
Circle Cliff sits on the west side of Ivins, in the rolling desert ground between the city center and the Kayenta foothills. The neighborhood took its name from the circular sandstone formations the streets were laid out around, and that is still the first thing you notice driving in: the rock came first, and the homes were set to fit it. It is one of the older pockets out here, platted and built in the 1990s and into the early 2000s, which gives it a settled, lived-in feel the newer custom tracts nearby have not grown into yet.
That age is the character. The trees and yards are mature, the streets are quiet, and you are close enough to the Red Mountain wall and the Kayenta side that the western light and the open desert are part of daily life. The trade is the one any established neighborhood carries: you are buying resale, not a fresh build, so condition and updates vary house to house and the inspection earns its keep. I cover that in the homes section so there are no surprises.
What sells people on this side of Ivins is the balance. You get the west-side setting, the rock, and the trail access without the price of a brand-new Kayenta custom, and you get a neighborhood that has already filled in rather than one still under construction. If a mature, rock-feature lot a few minutes from the park entrance fits how you want to live, Circle Cliff is one of the more grounded ways to get there.
West-side highlights
What sets this corner of Ivins apart.
Six things make Circle Cliff its own place, and each one is specific: the circular sandstone formations the streets wrap around, the established 1990s-2000s build, mature landscaping, three trail systems within minutes, Kayenta Art Village close by, and quarter- to half-acre lots that read older and roomier than a new-build grid.
Snow Canyon State Park, ~10 min
East on Snow Canyon Parkway: red and white Navajo sandstone, lava tubes, dunes, and a trail menu from easy walks to real scrambles, all on a park-pass drive from the door.
Kayenta Art Village, ~5 min
The galleries, coffee, and theatre at Coyote Gulch in the Kayenta community sit a short hop west, an easy walk-the-grounds outing on a slow morning or before a show.
Santa Clara River Reserve, ~8 min
A roughly 6,500-acre reserve of desert singletrack south of the neighborhood, with the Anasazi Valley petroglyph trail off Old Highway 91 among the closest trailheads.
Quarter- to half-acre lots
The 1990s-2000s platting left more room between homes than a new-build grid, with single-family detached homes set onto the natural grade and the sandstone outcrops.
Mature, established streets
Grown-in landscaping and a filled-out neighborhood, a settled feel next to the newer custom tracts still under construction on the west side of Ivins.
Thin, lot-driven inventory
Few homes trade in this pocket in a given year, and the lot, the rock-feature setting, and the condition set the price more than the floor plan does, so the right three comps matter more than any average.
Homes & lots
An established resale market, not a new-build one.
Circle Cliff is a single-family detached neighborhood, built mostly in the 1990s and into the early 2000s in stucco-and-tile desert Southwest styles. You will find both single-level ramblers and two-story plans, and after two-plus decades the landscaping has matured and many homes have seen updates of one kind or another. The common thread is the setting: most lots keep the sandstone outcrops rather than scrape them flat, so no two homesites read exactly alike.
The lots run from a quarter-acre up to about a half-acre, larger than a new-build grid and shaped by the rock they wrap around. Because this is resale stock rather than new construction, condition is the variable that moves price the most: roofs, mechanicals, and finishes are all somewhere along their life, and a home that has been kept up and thoughtfully updated is a different property than one that is original throughout, even on the same street. The rock-feature lots and the homes with the best open-desert outlook carry their own premium on top of that.
On price, detached homes here have generally run from the mid $400,000s up into the $600,000s, with the larger lots and the strongest settings pushing the top. Because so few homes sell out here in a year, a single high or low sale can drag a neighborhood average off true, so I read the most recent comparable sales and the active competition rather than a blended number. Confirm everything against the live listings before you lean on a figure.
In an established neighborhood, two homes the same size are two different prices the moment you look at the condition and the lot.
Trails & outdoors
Three kinds of desert at the door.
The reason to live on the west side is the access. From Circle Cliff you can be on slickrock, on river-corridor singletrack, or inside a state park inside fifteen minutes, with the Red Mountain wall rising right behind the neighborhood. Here is the honest tiering, from off-the-back-fence to a short drive.
Red Mountain wilderness (hard)
The wall behind the neighborhood is the Red Mountain plateau. Routes up to the rim and the overlook above Snow Canyon are a real climb, with a long valley view as the payoff.
Santa Clara River Reserve (easy to moderate)
About eight minutes south, the reserve's network includes the Anasazi Valley petroglyph trail and Cove Wash, mellow desert miles that suit a morning walk or an after-work ride.
Snow Canyon State Park (all levels)
Ten minutes east up the parkway, the park packs slickrock, the lava-tube caves, the Petrified Dunes, and Jenny's Canyon into a compact loop you can do in an evening or a full day.
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-side 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 Circle Cliff streets on the west side of Ivins; from the upper lots, add a couple of minutes.
| The errand | Where it happens | From the west side |
|---|---|---|
| Full grocery run | Lin's Fresh Market, Santa Clara | ~10 min |
| Coffee and a gallery | Kayenta Art Village, Coyote Gulch | ~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 | ~8 min |
| State park day | Snow Canyon State Park entrance | ~10 min |
| Flights | St. George Regional Airport (SGU) | ~25 min |
| Trailhead | Santa Clara River Reserve | ~8 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.
Circle Cliff 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.
The formations & the build era
Why an older, rock-built neighborhood reads differently.
This section exists because two things set Circle Cliff apart from the newer tracts going up around it, and both are worth understanding before you buy. The first is the rock. The neighborhood is named for the circular sandstone formations its streets were laid out around, and they are not landscaping that was trucked in, they are the ground the homes sit on. The plats wrap the outcrops instead of leveling them, which is why the homesites have the character they do and why no two lots read the same.
The second is the age. Circle Cliff was platted and built in the 1990s and into the early 2000s, which makes it one of the more established pockets on this side of Ivins. That is a real advantage: the landscaping is grown in, the neighborhood is filled out rather than under construction, and the streets have a settled rhythm the brand-new custom tracts have not earned yet. It also means you are buying resale, so the homes are somewhere along their life and the inspection matters more than it does on a fresh build.
So on a Circle Cliff home I treat the rock and the age as two separate reads: what the sandstone setting does for the lot, and what two-plus decades have done to the house on it.
What I check before I call a Circle Cliff home a clean buy
- How the sandstone formation shapes the lot, the outlook, and the usable yard, since the rock is the reason a homesite is worth what it is out here.
- The condition of an older home: roof, windows, mechanicals, and finishes, and how much has been updated versus left original.
- Where water goes when it comes off the rock and the grade in a hard desert storm, and whether drainage was handled on the lot.
- The outlook and the setting, because on the west side 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: Washington County GIS, recorded plats, and the Utah Geological Survey on the local sandstone.
What locals know
The details I would slow down and check.
Circle Cliff rewards a buyer who reads the lot and the home's age before the listing: the rock, the condition, 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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The lot and the rock set the price. Two homes the same size are not the same home if one wraps a sandstone formation with an open outlook and the other sits on an interior lot. Read the lot first.
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Older homes vary house to house. This is 1990s-2000s resale stock, so condition and updates are all over the map. Two homes on one street can be very different buys, and the inspection earns its keep.
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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 side.
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Thin inventory cuts both ways. Few homes list in this pocket, so a strong one moves fast and a stale comp misleads. I price off the most recent sales and the live competition, not an old average.
Buy or sell here
The buyer side and the seller side.
Buying in Circle Cliff
Circle Cliff sits on the west side of Ivins, in the rolling desert ground between the city center and the Kayenta foothills, named for the circular sandstone formations that the streets and lots are built around. It is a short hop off Snow Canyon Parkway, which puts Kayenta Art Village, the Red Mountain wall, and the Snow Canyon park entrance all within a few minutes, while town and Santa Clara sit to the east.
Mostly single-family detached homes built in the 1990s and early 2000s, in stucco-and-tile desert Southwest styles, on quarter- to half-acre lots. This is an established resale neighborhood rather than a new-build tract, so the landscaping is mature and many yards work the natural sandstone outcrops into the design instead of clearing them. You will find both single-level ramblers and two-story plans.
Circle Cliff 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. The Snow Canyon State Park entrance is roughly ten minutes east on Snow Canyon Parkway, the Santa Clara River Reserve and the Anasazi Valley petroglyph trail are about eight minutes south, and the Red Mountain wall rises right behind the west side of the neighborhood. For a west-side home, the recreation is close at hand from the door.
Circle Cliff tends to sit below the newest west-side custom tracts because the homes are older resale stock rather than new construction. Detached homes here have generally sold from the mid $400,000s up into the $600,000s, with the larger lots and the homes that make the most of a sandstone-feature setting at the upper end. Treat that as a starting frame and confirm against the live listings, because in a thin west-side pool a single sale moves the average.
Age and the rock. Circle Cliff was platted and built in the 1990s and early 2000s, so it reads as a settled, mature-landscaped neighborhood next to the newer custom tracts going up around it, and you are buying resale rather than a fresh build. The circular sandstone formations the neighborhood is named for are the second difference: the streets and lots wrap the outcrops instead of leveling them, which gives the homesites their character and is worth a real look on a specific lot.
Ready to look? See what is on the market or tell me what you are after.
Selling in Circle Cliff
Price on the lot, the setting, and the condition of an older home, not just the square footage. In a small west-side pool, the homes that command attention are the ones with the strongest sandstone-feature lot and updates that match the established neighborhood around them. Get the right three comparables, separate the genuine view and rock-feature 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 Circle Cliff and the neighboring west-Ivins streets, then adjust for lot size, the quality of the sandstone-feature setting, the build age, and how much the home has been updated. Because inventory out here runs thin and the homes are older, 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 Circle Cliff?
Buying, I can pull the current west-side homes and read each one against the lot, the sandstone setting, and the condition of an older build before you compare prices. Selling, I will position your home on the rock-feature lot and the updates that actually move a buyer out here, not on square footage alone.
Selling in Circle Cliff
Want to sell your home in Circle Cliff? 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 sandstone setting, and the condition of an older home before it ever names a number.