An Ivins community
Living in Cliffrose.
Southern Ivins where Snow Canyon Parkway meets Tuacahn Parkway, and where one name covers two very different homes. The established Cliffrose section brings larger view lots, and the newer Tuscany at Cliffrose section trades yard for less to maintain. Either way, the state park gate is 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 honest version of what both sections of Cliffrose offer, what they cost, and what I would weigh before you buy or sell in either one.
New to the area? Start with the Ivins guide, then come back for the neighborhood.
Current listings
Homes for sale in Cliffrose.
No active listings today. Two small sections make up this corner of Ivins, and it is entirely normal for both to show nothing at once. Either section's next MLS entry belongs to this page the moment it exists. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
Cliffrose is really two searches, the established view-lot section and the tighter, lower-maintenance homes of Tuscany at Cliffrose, and my Washington County MLS routine runs both daily. Pick your side, or let me argue for one, and the next listing in either is announced to you first.
Selling here
Own a home in Cliffrose?
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 in Cliffrose
Two sections, one neighborhood.
Cliffrose is not a single subdivision so much as a name that covers two of them. It sits in southern Ivins, tucked in near where Snow Canyon Parkway meets Tuacahn Parkway. The established Cliffrose section went in first, with larger lots, landscaping that has had time to fill in, and homes that catch a Red Mountain or Snow Canyon outlook. The newer Tuscany at Cliffrose section came later, more compact and lower-maintenance, built for buyers who want less yard to keep up. Two different homes, two different price points, one corner of Ivins.
The location is the thing both sections share. The Snow Canyon State Park entrance is about five minutes east up the parkway, and Lin's Fresh Market in Santa Clara is roughly the same distance out. On a weekday you can walk Jenny's Canyon before your first meeting and still make the grocery run without doubling back. Evenings quiet down fast out here, the streets are residential end to end with no commercial to generate late traffic, and the Red Mountain wall catches the last of the light to the north.
What you weigh, choosing between the two, is simple to say and worth walking in person: more room and an established streetscape, or a newer build with less to maintain. The trade is real, and it is the reason I always ask which section a buyer is really after before we start looking. I lay out both in detail further down the page.
Community highlights
Why this corner of Ivins has its own draw.
Six things make Cliffrose its own place, and each one is specific: two home products under one name, the state park gate five minutes east, Tuacahn up the parkway, three trail networks within a short drive, a choice between larger view lots and lower-maintenance living, and inventory thin enough that the right home is worth moving on.
Snow Canyon State Park, ~5 min
Up 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.
Tuacahn, close up the parkway
The Tuacahn Center for the Arts stages Broadway-scale musicals in a red rock amphitheater up Padre Canyon. The May-to-October season runs on most summer nights.
Santa Clara River Reserve, close
A roughly 6,500-acre reserve of desert singletrack and equestrian trails, with the petroglyph and Cove Wash routes among the closest trailheads to southern Ivins.
Larger view lots in the original
The established Cliffrose section runs quarter-acre to third-acre lots, many stepped to catch a Red Mountain or Snow Canyon outlook, with mature landscaping already in.
Lower-maintenance living in Tuscany
The newer Tuscany at Cliffrose section trades yard for a compact, contemporary build on smaller lots, the more accessible way into the same location.
Thin, section-driven inventory
Few homes trade here in a given year, and the section and the lot set the price more than the floor plan does, so the right three comps matter more than any blended average.
Homes & lots
A section-first market, not a floor-plan one.
Cliffrose is a single-family neighborhood in a traditional Southwestern look, stucco with tile roofs and covered patios across both sections. The established Cliffrose section skews larger, ramblers and two-story builds running roughly 2,000 to 3,500 square feet on lots from about a quarter-acre to a third of an acre, with three-car garages on many of them. The newer Tuscany at Cliffrose section runs more compact, smaller square footage on smaller lots built to keep the upkeep down.
The section is the story here, more than the plan. Two homes of the same size are not the same buy if one sits on an established view lot and the other on a newer, lower-maintenance one, and the price follows the lot and the section rather than the square footage alone. That is also why one-level living is worth confirming: on the stepped lots in the original section, a single-story home can still sit over a walkout, so no-stairs is not automatic.
On price, the established Cliffrose homes have generally run from the mid $500,000s into the high $800,000s, with the best view lots pushing the top, while the newer Tuscany section runs more accessible on its smaller lots. Because so few homes sell here in a year, a single high or low sale can drag a blended average off true, so I read the most recent comparable sales inside the right section rather than a mixed number. Confirm everything against the live listings before you lean on a figure.
The right section depends on what you want out your back door, more yard and an established streetscape, or a newer build with less to maintain.
Trails & outdoors
Snow Canyon, out the driveway.
The single best reason to live in Cliffrose is the access. From either section you can be inside a state park, on river-corridor singletrack, or on Red Mountain within a short drive, with the park gate just up the parkway. Here is the honest tiering, from the closest to a short drive.
Snow Canyon State Park (all levels)
Five minutes 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.
Red Mountain (moderate to hard)
The wall to the north 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)
A short drive 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.
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 southern-Ivins tradeoff, in minutes.
This is the practical answer to "how far is everything from Cliffrose." The honest version: recreation is close, and daily errands are a drive east toward Santa Clara and St. George. Times are measured from the Cliffrose streets near the Snow Canyon and Tuacahn parkway junction.
| The errand | Where it happens | From Cliffrose |
|---|---|---|
| Full grocery run | Lin's Fresh Market, Santa Clara | ~5 min |
| Town errands and city hall | Ivins City Center | ~6 min |
| Hardware and home improvement | Lowe's, Sunset Blvd, St. George | ~15 min |
| Healthcare | St. George Regional Hospital | ~18 min |
| Freeway on-ramp | I-15 at Bluff Street, St. George | ~18 min |
| A night out | Tuacahn Center for the Arts | ~5 min |
| State park day | Snow Canyon State Park entrance | ~5 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.
Cliffrose is part of the Washington County School District. Both sections are 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.
One name, two products
Choosing between the two sections.
The one thing about Cliffrose that is not true of a normal subdivision is that it holds two different products under a single name. The established Cliffrose section is the larger-lot, view-oriented part: quarter-acre to third-acre lots, mature landscaping, ramblers and two-story builds that catch a Red Mountain or Snow Canyon outlook, and the higher price points that come with more ground. The newer Tuscany at Cliffrose section is the compact, lower-maintenance part: smaller lots, a more contemporary look, less yard to keep up, and a more accessible way into the same corner of Ivins.
So the real question here is not just which home, it is which section. Walk both before you decide, because the streets read differently in person. The original section is shaded and settled, with room between homes and a view premium on the best lots. The Tuscany section is younger and tighter, built for a buyer who would rather spend a Saturday in Snow Canyon than on the yard. Neither is better in the abstract, they answer different questions.
The buying and selling weigh differently too, and this is where the two-in-one name trips people up. A Tuscany home priced against established Cliffrose sales will look cheap and sell short. An established Cliffrose home priced against Tuscany comps will sit. When I run numbers on either one I keep the comparables inside the right section, because for pricing purposes these are two separate markets that happen to share a sign at the entrance.
What I weigh when a buyer picks a section
- Lot size versus upkeep: the established section gives you more yard and an established streetscape, Tuscany gives you less to maintain and a newer build.
- View lot versus newer build: a genuine Red Mountain or Snow Canyon outlook lives mostly in the original section, and it carries a real premium.
- Comparables stay in the right section: I never price an established Cliffrose home off Tuscany sales, or the reverse, because they are two markets.
- One-level is not automatic: on the stepped lots in the original section, a single-story plan can still sit over a walkout, so confirm the layout.
Sources: recorded plats, Washington County GIS, and the local MLS. Section boundaries and phase names come from the recorded subdivision plats, confirm the exact section for any specific address before you rely on it.
What locals know
The details I would slow down and check.
Cliffrose rewards a buyer who reads the section before the listing: which part of the community, the lot, the view, 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 section sets the price. An established Cliffrose home and a Tuscany at Cliffrose home are two different markets under one name. Know which one you are looking at before you compare numbers.
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Single-level can still mean stairs. On the stepped lots in the original section, a one-story plan often sits over a walkout. If no-stairs living is the point, confirm the layout, do not assume it from the elevation.
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You will use Tuacahn Parkway more than you think. It is the back way to the amphitheater, but also the quieter route to Santa Clara when Snow Canyon Parkway picks up in the afternoon.
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The park is close enough for a quick visit. You do not have to block off a Saturday for Snow Canyon. A forty-minute hike before dinner is a real option from either section, and plenty of residents treat the park like a neighborhood amenity.
Buy or sell here
The buyer side and the seller side.
Buying in Cliffrose
Cliffrose sits in the southern part of Ivins, near where Snow Canyon Parkway meets Tuacahn Parkway. It is really two sections under one name, the established Cliffrose homes on larger lots plus the newer, lower-maintenance Tuscany at Cliffrose section, and both put you within a few minutes of the Snow Canyon State Park entrance, with town and Santa Clara close to the east.
The original Cliffrose section is the established part, with larger lots, mature landscaping, and many homes that catch a Red Mountain or Snow Canyon outlook. Tuscany at Cliffrose is the newer, more compact section built with smaller lots and less yard to keep up. They are two different products at two different price points under one name, and they share the same corner, the same access to Snow Canyon Parkway, and the same schools.
Mostly single-family homes in a traditional Southwestern look, stucco with tile roofs and covered patios. The established Cliffrose section runs larger, roughly 2,000 to 3,500 square feet on quarter-acre to third-acre lots, often with three-car garages. The newer Tuscany at Cliffrose section is more compact, generally smaller square footage on smaller lots built for lower upkeep. Which one fits depends on whether you want more room or less to maintain.
Cliffrose 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.
The Snow Canyon State Park entrance is about five minutes east on Snow Canyon Parkway. Tuacahn is even closer up the parkway, and the Santa Clara River Reserve and the Red Mountain trails are both within a short drive. For a home this far into southern Ivins, the recreation is closer than the grocery store.
Price depends on which section you are in. Established Cliffrose homes have generally traded from the mid $500,000s into the high $800,000s, with the best view lots pushing the top. The newer Tuscany at Cliffrose section runs more accessible on smaller, lower-maintenance lots. Treat both as a starting frame and confirm against the live listings, because a single sale in a thin pool moves the average.
Ready to look? See what is on the market or tell me what you are after.
Selling in Cliffrose
It comes down to lot size versus upkeep. The established Cliffrose section gives you more yard, mature landscaping, and a better shot at a view lot, but the property is bigger to maintain. Tuscany at Cliffrose trades the yard for a newer build and less to keep up. When I price either one, I keep the comparables inside the right section, because the two are separate markets even though they share a name.
Price against the right section, not the whole community. An established Cliffrose home should be measured against other established Cliffrose sales and its lot and view, while a Tuscany at Cliffrose home should be measured against the newer, lower-maintenance ones. Mix the two and the number drifts. Get the right three comparables inside your section and the pricing gets honest fast.
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.
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 Cliffrose?
Buying, I can walk you through both sections and read each home against its section, its lot, and its view before you compare prices. Selling, I will position your home against the right section, not a blended average, so it lands where it should. Either way, we start with a conversation.
Selling in Cliffrose
Want to sell your home in Cliffrose? 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 right section, the lot, and the view before it ever names a number.