An Ivins community
Living in Heritage Acres
Heritage Acres is in western Ivins, where the lots are big enough to be called acreage.
LocationWestern Ivins, near Santa Clara River Reserve
Homes for sale in Heritage Acres
No active listings today
Tell me what you are looking for, and I will watch for it
The parcels here are big, a half-acre or more, so only so many homes fit, and often none are for sale. When one lists, it shows up on the Ivins homes for sale page.
Living on an acre lot beside the Santa Clara River Reserve comes with its own homework: wells, septic systems (buried tanks for household wastewater), and utility easements. An easement is a strip of land where a utility has the right to run its lines. The site watches the MLS for you and emails you when one lists. From a 1990s ranch to a desert contemporary, tell me which era you want.
Or shop Ivins by budget
Listing information comes from the Washington County Board of Realtors MLS and is deemed reliable but not guaranteed.
Part 1 of 3
The area
Life on acreage and Neighborhood highlights
Life on acreage
Here, the land comes first
In shortThe parcels run from a half-acre to a full acre, and the custom homes went up over three decades. The Santa Clara River Reserve is a few minutes south. This is the spread-out edge of town, not a street of production homes (built from a few repeated plans). There is room to spare, and homes from different eras on every street.
Heritage Acres sits at the western edge of Ivins, out past where the production neighborhoods stop and the parcels open up toward the Santa Clara River Reserve. The lots are the main thing out here. They run from a half-acre up past a full acre, a different scale of living than the graded hillside lots in the middle of town. The neighborhood went up slowly enough that no two homes look alike.
It feels different from the tighter subdivisions closer in. There is real distance between houses, the streets are quiet, and the reserve trails start a few minutes south. I'll be upfront about the catch: groceries and daily errands are a drive east toward Santa Clara and St. George, not a walk. On acreage, the upkeep of the land itself is on you. The drive-times section lays out the errand loop, so nothing is a surprise.
What stands out about Heritage Acres is the room. You get space for a detached shop, RV parking off to the side, and a garden bigger than some suburban lots. Open desert sits between you and the neighbor. If you can plan around a few extra minutes to town, this is about as much land and quiet as Ivins offers without leaving the city limits.
Neighborhood highlights
The western edge has a lot going for it
Six things set this corner of Ivins apart. The lots run from a half-acre to a full acre, the Santa Clara River Reserve is minutes south, and Snow Canyon is a short drive up Snow Canyon Drive. The Red Mountain wall stands to the north, the night skies are dark, and few homes are for sale at any one time.
Half- to full-acre lots
Western Ivins was laid out in large parcels, from roughly a half-acre up past a full acre. There is real distance between homes, and there is room for a shop, a garden, or RV parking.
Santa Clara River Reserve, ~6 min
Roughly 6,500 acres of narrow desert trails for bikes and horses begin just south of the acreage. The Anasazi Valley petroglyph route, Cove Wash, and the Gates trailheads are all a short drive from the western streets.
Snow Canyon State Park, ~10 min
A short drive up Snow Canyon Drive puts 7,400 acres of Navajo sandstone, lava tubes, and petrified dunes in reach, plus 38 miles of trail. In 2025 the park was named an Urban Night Sky Place after converting to fully dark-sky lighting.
Red Mountain to the north
The Red Mountain wall stands over the western edge of town, changing color through the day. It frames the view north from most of the neighborhood's larger lots.
Dark skies on the edge of town
The neighborhood is far enough west of the valley lights that the stars hold up at night. The acreage spacing keeps streetlights and neighbors at a real distance.
Few homes for sale, priced by era and lot
Few homes sell here in a given year. The build era and the lot set the price as much as the floor plan does, so the right recent sales of similar homes matter more than any average.
About the facts in the bar at the top of this page. Sources: the Washington County MLS, the county's recorded lot maps and online map records, the Washington County School District, and Utah State Parks. Prices move, so ask me for current numbers. Citywide data lives on the Ivins guide.
Part 2 of 3
The homes and the land
Homes & lots and Trails & outdoors
Homes & lots
Built one home at a time, on big lots
Heritage Acres is a neighborhood of custom single-family homes, built over three decades from about the 1990s through the 2010s. The lots were sold and built one at a time, not as one builder's project, so the streets are varied. Ranch-style homes and two-story traditionals from the earlier decades sit beside newer desert-contemporary homes, most running from about 2,000 to 3,500 square feet. The common thread is the acreage, not the architecture.
The lots matter most here. They start around a half-acre and go up past a full acre, a different scale from the production subdivisions down the road. That space is room for a detached shop, RV parking, a large garden, or a workshop. That is what the lot can hold, not a promise. The flip side of three decades of building is that age, condition, and how nice the finishes are vary widely from one property to the next. A 1990s home and a newer one on the same street are really different kinds of homes.
In Washington County MLS records, homes here have generally been priced from the mid $500,000s up into the $800,000s and beyond. Lot size, build era, and updates drive the gap. Few homes sell here in a year and no two are alike, so one high or low sale can pull a neighborhood average far off. That is why I look at the latest sales of homes from your era, not one blended number. Before you trust any figure, check it against the live listings.
On acreage, you are buying the land as much as the house, and the build era tells you which house you are buying.
Trails & outdoors
Trails close to home
The big draw of living this far west is the access. From Heritage Acres you can be on desert trails along the river, on slickrock (bare sandstone), or inside a state park within fifteen minutes. Here they are, from a few minutes south to a short drive.
Santa Clara River Reserve (easy to moderate)
About six minutes south, the reserve has the Anasazi Valley petroglyph trail, Cove Wash, and the Gates. These are mellow desert miles, good for a morning walk or an after-work ride.
Red Mountain (hard)
The wall to the north is the Red Mountain plateau, reached through the reserve's short linking trails. The routes up to the rim and the overlook above Snow Canyon are a real climb, with a long valley view as the payoff.
Snow Canyon State Park (all levels)
The park entrance is about ten minutes up Snow Canyon Drive. Inside, the lava-tube caves, the Petrified Dunes, and Jenny's Canyon sit close enough together that an evening is enough. Still, 38 miles of trail will fill a full day.
Gunlock Reservoir (~25 min)
Follow Old Highway 91 northwest and Gunlock State Park is roughly thirteen miles out. It has open water for boats and fishing rods, plus falls that only show up in years when the snowpack cooperates.
The map keeps opening if you are willing to drive. Zion National Park is about an hour east of the acreage. Kolob Terrace, Cedar Mountain and Brian Head trade a triple-digit afternoon for pine shade on the days the western edge cooks. The Pine Valley Recreation Area is closed after the 2025 fire and floods. There is more in the Ivins guide.
The trail notes above come from Utah State Parks, the BLM (Bureau of Land Management, the federal land agency), and the Santa Clara River Reserve. Access and conditions do change through the year, so check the route before you load up the bikes.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
Scott is an amazing loan officer. Our refinance went smoothly and closed within 2 weeks. He was very conscientious with every detail and professional. He was in contact often throughout the process. We will definitely use him in the future for our real estate needs.
Part 3 of 3
Daily life
Errands & drive times, Schools & education and Big lots, many eras
Errands & drive times
Quiet edge, a drive to errands
The outdoors is close, and everyday errands are a drive east toward Santa Clara and St. George. Times are estimated, measured from the Heritage Acres streets in western Ivins near the Santa Clara River Reserve. From the outer lots, add a couple of minutes.
- Full grocery runHarmons, Santa Clara~6 min
- Town errandsIvins City Center, 85 N Main~6 min
- Hardware and home improvementLowe's, River Rd, St. George~20 min
- HealthcareSt. George Regional Hospital~20 min
- Freeway on-rampI-15 at Bluff Street, St. George~18 min
- A night outTuacahn Center for the Arts~10 min
- State park daySnow Canyon State Park entrance~10 min
- UniversityUtah Tech University, St. George~20 min
- FlightsSt. George Regional Airport (SGU)~30 min
- TrailheadSanta Clara River Reserve~6 min
Push the radius out and the western edge still reaches plenty. Zion National Park is about an hour east on I-15, and Sand Hollow and its dunes are roughly thirty-five minutes east. Las Vegas is around two hours southwest. More of the day-trip map is in the Ivins guide.
Schools & education
Schools, by the facts
Heritage Acres 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. Next come Lava Ridge Intermediate (grades 6-7) in Santa Clara, then Snow Canyon Middle (grades 8-9) and Snow Canyon High (grades 10-12) in St. George. Most of Ivins follows the same path through these schools.
Do not treat a boundary map as permanent. Growth in Ivins and Santa Clara pushes the district to redraw lines from time to time. Check the assignment for a specific acreage address with the district before you count on it. GreatSchools and Niche each publish independent data you can review yourself.
I cover the bigger education picture for the area in the Ivins guide.
Big lots, many eras
What big lots and three decades of building mean for a buyer
Two things set Heritage Acres apart from the production neighborhoods: big lots, and homes built across three decades. The parcels run from roughly a half-acre up past a full acre. The homes went in one at a time, from 1990s ranches to newer desert-contemporary builds. That means the lot and the build era matter as much as the floor plan.
The acreage is the draw: room for a detached shop, RV parking, a large garden, or a workshop. That is what the lot can hold, not a promise about how you will use it. A larger parcel also needs a real look at how the property is served. On some of the bigger or older lots, that can mean a private well or septic system instead of city utilities. It can also mean secondary water (untreated irrigation water) for the landscape. I want to know what serves a specific property before I call it a good buy. The three decades of building matter too. A home from one decade can differ sharply from its neighbor in age, systems, and condition, which is why no two are priced the same.
Out here, I look at the lot and the build era, not just the house that sits on it.
What I check before I call an acreage home a good buy
- How the property is served: city utilities or a private well or septic system on the larger lots, and whether secondary water covers the landscape.
- The build era and the systems that come with it, since a 1990s home and a newer one carry different roofs, heating and cooling, and finishes.
- What the lot itself can hold, including any detached shop, RV parking, or outbuilding, and how the acreage is fenced and graded.
- Sales of similar homes, one property at a time. No two homes out here are alike, and a blended neighborhood average can miss the mark on your specific build.
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 county's online map records and recorded lot maps, and Ivins City records.
What locals know
The details I would check first
Before you fall for one home, look at the acreage, how the property is served, the age of the home, and the drive to town. I would walk a friend through these four points before they get attached to any one address out here.
The land is the amenity
In most subdivisions the shared areas are the draw. Here the draw is your own acre. The lot can hold a shop, a garden, or RV parking, so weigh what you would actually use before you pay for the space.
Homes do not all match, and that is the point
Because Heritage Acres went up across three decades, the streets are varied. Some homes are immaculate, some are works in progress. If you need uniform architecture, this is not your spot.
The water and utility question is real
On acreage in the desert, irrigation matters, and a larger lot may run on a private well or septic system instead of full city service. Learn the cost and availability before you buy, and I can walk you through it.
Budget the drive, not just the house
The outdoors is close, but the grocery run is east toward Santa Clara and St. George. Drive the errand loop at your real times before you commit to the western edge.
Buy or sell here
The buyer side and the seller side
Buying in Heritage Acres
Heritage Acres is in western Ivins, out where the streets run toward the Santa Clara River Reserve and the lots are big enough to be called acreage. It is a spread-out neighborhood of half-acre to full-acre parcels. The reserve trailheads are a few minutes to the south, and the Snow Canyon State Park entrance is roughly ten minutes to the north. Santa Clara and St. George are out to the east.
Mostly custom single-family homes on half-acre to full-acre lots, built across three different decades. You will see ranch-style homes and two-story traditionals from the 1990s and 2000s next to newer desert-contemporary homes. No two homes on a street tend to match. Because the homes span so many build eras, age, condition, and how nice the finishes are vary widely from one property to the next.
Heritage Acres is part of the Washington County School District. Homes here are generally served by Red Mountain Elementary (grades K-5) inside Ivins. After that come Lava Ridge Intermediate (grades 6-7) in Santa Clara, and then Snow Canyon Middle (grades 8-9) and Snow Canyon High (grades 10-12) in St. George. The district redraws lines as the area grows, so check the assignment for a specific acreage address with the Washington County School District.
Yes, and that is a big part of the appeal out here. The Santa Clara River Reserve trail network is about six minutes south, and the Anasazi Valley petroglyph trail, Cove Wash, and the Gates are among the closest trailheads. The Snow Canyon State Park entrance is roughly ten minutes north up Snow Canyon Drive, and the Red Mountain wall stands over the neighborhood to the north.
Heritage Acres sits near the middle of the Ivins market, and the newest and largest homes reach higher. In Washington County MLS records, homes here have generally sold from the mid $500,000s up into the $800,000s and beyond. Lot size, build era, and condition drive the gap. Use that as a starting point and check it against the live listings, because no two homes out here are alike and a single sale moves the average. For a citywide check, my 2025 market report puts the Ivins median sale price at $721,500.
Lots here run from roughly a half-acre up past a full acre, a different scale from the production subdivisions down the road. That space gives a lot room for a detached shop, RV parking, a large garden, or a workshop. I also look closely at how each property handles utilities and water. On the larger parcels that includes any private well or septic system, and I check it before I call a home a good buy.
Ready to look? See what is on the market or tell me what you are after.
Selling in Heritage Acres
Price on the lot and the specific home, not on a neighborhood average. Heritage Acres went up across three decades with different builders. A 1990s ranch and a newer contemporary on the same street are really different kinds of homes. Get the right recent sales of similar homes for your build era and lot size, and separate the acreage from the house. That is how you get an honest price.
When you list with me, your home is featured on MovingUtah where it fits best. It shows first on the Ivins listings and on this Heritage Acres page, where buyers are already looking. The get featured page explains how it works. If you are thinking about selling, I would be glad to talk it through with you.
I start with recent MLS sales and current listings of similar homes inside Heritage Acres and the nearby western-Ivins acreage streets. Then I adjust for lot size, build era, updates, and how nice the finishes are. The homes span three decades and no two are alike, so I lean on the latest sales for your era of home, not a blended neighborhood number.
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
How my dual role works. I am licensed in both real estate and mortgage lending. On any single purchase I take one role only, never both at once, and every role is disclosed. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
Talk to Scott
Want a closer look at Heritage Acres?
If you are buying, I can pull the current acreage homes. I will look at each one for its lot, its build era, and how the property is served before you compare prices. If you are selling, I will price and market your home on the acreage and the build that matter to a buyer out here, not on square footage alone.
Why work with me
- I look at the lot, not just the house.Send me a Heritage Acres listing you like. I will tell you what the photos leave out, and the catch if there is one.
- I can show you any home listed here.It does not matter which brokerage listed it. Tell me which ones you like, and I set up the showings.
- A lender's eye on the listing.I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
- A reply within one business day.Call or text, and I get back to you within one business day.
Or call me: (435) 357-4345I reply within one business day.
Selling in Heritage Acres
Want to sell your home in Heritage Acres?
List it with Scott Buehler and get featured on MovingUtah.
I will not tell you I am the best agent, and I will not promise a price. You get honest pricing that looks at the lot, the acreage, and the build era before it ever names a number.
Call or text (435) 357-4345. I reply within one business day.
More about Ivins
Beyond this neighborhood
The acre is one question. The town wrapped around it is the bigger one, and it is the part most people research last. My Ivins guides live on The Local, the editorial half of MovingUtah, and every one of them comes out of time actually spent here rather than out of a listing feed.
My Ivins guides on The Local
The top 10 things to do
The flagship list, ranked by a local, from a show at Tuacahn to the alpenglow on Red Mountain.
Read the guideYour first year here
Season by season, what the first twelve months here actually ask of you.
Read the guideBlack Desert, on the lava
Nineteen holes on a lava field, and how access actually works.
Read the guideThe 8 best hikes near Ivins
Eight hikes near Ivins, Utah, ranked from easiest to hardest: Snow Canyon slot canyons, lava tubes, the Petrified Dunes, petroglyphs, and the overlook trail.
Read the guideTen guides in all for Ivins. Browse the Ivins companion, or see every town I cover on The Local.
The town, and tools for your move