An Ivins community
Living in Red Mountain Terrace.
A terraced hillside community on the lower slopes of Red Mountain in northern Ivins, where each row of homes steps higher than the last and every tier earns its own view corridor. Quarter- to half-acre view-deck lots, modern desert homes, and a setting where the Snow Canyon park entrance, the Red Mountain trails, and Tuacahn are all within a short drive.
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 Red Mountain Terrace offers, what it costs, and what I would check before you buy or sell on the slope, the grade and the view corridor included.
New to the area? Start with the Ivins guide, then come back for the terrace.
Current listings
Homes for sale in Red Mountain Terrace.
No active listings today. The terraced rows stepping up Red Mountain only hold so many lots per level, so it does not take much for the page to sit empty between sales. New listings post here the same day they clear the MLS. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
Each terraced row here carries a different deck height and a different slice of the view, a detail I can recite before the photos load, and my Washington County MLS reading covers the terrace daily. Pick your row with me and the next listing on it is announced to you straight from the filing.
Selling here
Own a home in Red Mountain Terrace?
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 terrace
Where every row gets its own view.
Red Mountain Terrace sits on the lower slopes of Red Mountain in northern Ivins, where the land tilts up toward the wilderness boundary and the developer answered the grade by building in steps. Each row of homes sits a little higher than the one in front of it, so the terrace earns its name literally: the neighborhood reads as a stack of tiers, and almost every home looks out over the rooflines below to Red Mountain or the open valley.
It feels different from the flat bench in the middle of town. The streets climb, the front yards step, and the view changes block by block as you move uphill. The trade is real and worth naming: the slope means driveways and lots have grade, and you want to walk a specific terrace before you fall for the listing photos. I lay out the practical side of the slope in the section on stepping up the grade so there are no surprises.
What sells people on the terrace is the evening. As the sun drops behind the Beaver Dam Mountains, the Red Mountain face holds the alpenglow for a while, the upper rows catch it first, and the only traffic is a neighbor on a walk. If your daily pattern can absorb a graded lot and a few minutes to town, this is about as much view and quiet as Ivins gives you on a single homesite.
Slope highlights
The terraced side of Red Mountain has its own draw.
Six things make this corner of Ivins its own place, and each one is specific: the stepped terrace layout, the Red Mountain wall out back, the Snow Canyon entrance minutes east, view-deck lots from a quarter to a half acre, dark night skies on the slope, and an inventory thin enough that the right home is worth moving on.
Snow Canyon State Park, ~6 min
Up Snow Canyon Parkway: red and white Navajo sandstone, lava tubes, petrified dunes, and a trail menu from easy walks to real scrambles, all a park-pass drive from the door.
Tuacahn, ~6 min
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, ~10 min
A roughly 6,500-acre reserve of desert singletrack and equestrian trails south of town, with the petroglyph and Cove Wash routes among the closest trailheads.
View-deck lots, quarter to half acre
Terraced platting sets single-family detached homes on stepped lots, most with covered decks oriented to the Red Mountain face or the valley below.
Dark skies on the slope
High enough on the mountain that the stars hold up at night, with the Red Mountain wilderness rising straight off the top edge of the neighborhood.
Thin, view-driven inventory
Few homes trade on the slope in a given year, and the terrace row and the view set the price more than the floor plan does, so the right three comps matter more than any average.
Homes & lots
A view-first market, not a floor-plan one.
Red Mountain Terrace is a single-family detached neighborhood that has built out since the late 1990s in modern Southwest and desert-contemporary styles. You will find both single-level ramblers and two-story plans, most with large windows and a covered view deck aimed at Red Mountain or the valley. The earlier rows carry mature desert landscaping while the upper tiers fill in with newer construction, so build age tracks roughly with how high a home sits on the slope. A quick note on names: this is the terraced community specifically, separate from the nearby Red Mountain Estates custom homes and the attached Red Mountain Townhomes.
The lots are the story here. They run from roughly a quarter acre to a half acre, and on the stepped ground a single-level home will often sit over a walkout or daylight basement on the downhill side, which means one-level living is not always the same as no stairs. The terrace row is also why the view premium is real: a home stepped onto an upper tier with an open Red Mountain or valley outlook is a different property than a lower interior lot two rows down, even at the same square footage.
On price, detached homes here have generally run from the mid $500,000s up into the $800,000s, with the upper-row view lots and larger custom builds pushing the top. Because so few homes sell on the slope 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.
On the terrace, two homes the same size are two different prices the moment you look at the row they sit on.
Trails & outdoors
Three kinds of desert at the door.
The reason to live this high on the slope is the access. From Red Mountain Terrace 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 top of the neighborhood. Here is the honest tiering, from off-the-back-fence to a short drive.
Red Mountain trail system (hard)
The wall above 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 ten 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)
Six 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.
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 slope tradeoff, in minutes.
This is the practical answer to "how far is everything from up here." The honest version: recreation is close, daily errands are a drive southeast toward Santa Clara and St. George. Times are measured from the Red Mountain Terrace streets on the lower slopes of Red Mountain; from the upper rows, add a couple of minutes.
| The errand | Where it happens | From the terrace |
|---|---|---|
| Full grocery run | Lin's Fresh Market, Santa Clara | ~10 min |
| Coffee and a gallery | Kayenta Art Village, Center St | ~8 min |
| Hardware and home improvement | Lowe's, Sunset Blvd, St. George | ~16 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 | ~6 min |
| Flights | St. George Regional Airport (SGU) | ~25 min |
| City errands and offices | Ivins City Center, 55 N Main | ~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.
Red Mountain Terrace 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.
Stepping up the slope
What the terraces mean for a buyer.
The terraces are the reason this section exists, because they are the one thing about Red Mountain Terrace that is not true of the flat bench in town. The neighborhood is platted as stepped rows on the slope, each tier graded to sit higher than the one in front of it. That layout is the whole value proposition: by lifting every row, the design lets a home look out over the rooftops below to Red Mountain or the valley, so even an interior home can hold a real view corridor instead of staring at a neighbor's wall.
For a buyer, the practical takeaway is that the terrace row is not a detail, it is the price. An upper-tier lot with an open, uninterrupted outlook is a different property than a lower interior lot two rows down, even at the same square footage and finish. The flip side is that a lower row trades a little elevation for more shelter and usually a gentler driveway, which some buyers prefer. Before you fall for a listing, stand on the actual deck and confirm the view corridor is open and likely to stay that way as the rows above and below build out.
The grade is also a due-diligence item. Stepped lots mean retaining walls between terraces, cut-and-fill pads, and drainage that has to move water down the slope without dumping it on the row below. On a single-level plan, the downhill side often becomes a walkout or daylight basement, so one-level living is not automatic. 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.
What I check before I call a terraced home a clean buy
- The view corridor from the actual deck, and whether the rows above and below are built out or could still rise and block it.
- The retaining walls between terraces, including how they were engineered for the grade and any sign of movement or cracking.
- Where water goes when it comes down the slope, since a stepped lot has to shed runoff without sending it onto the row below.
- The walkout or daylight basement on a single-level plan, including the window wells, the driveway grade, and any sign of past moisture.
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 firsthand knowledge of this slope.
What locals know
The details I would slow down and check.
Red Mountain Terrace rewards a buyer who reads the row before the listing: the terrace, the view corridor, the grade, and the drive to town. These are the four things I would walk a friend through before they get attached to any one address on the slope.
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The row sets the price. Two homes the same size are not the same home if one sits on an upper terrace with an open outlook and the other is a lower interior lot. Read the row first.
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Single-level can still mean stairs. On the slope, a one-story plan often sits over a walkout basement on the downhill side. If no-stairs living is the point, confirm the layout, do not assume it from the elevation.
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Stand on the deck before you fall for it. A view corridor that is open today can close if the row in front builds higher. Confirm the outlook on site and check what is left to build above and below.
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Thin inventory cuts both ways. Few homes list on the slope, 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 Red Mountain Terrace
Red Mountain Terrace sits on the lower slopes of Red Mountain in northern Ivins, where the streets step up the grade in rows and each row of homes sits a little higher than the one below it. You reach it off Snow Canyon Parkway, which puts the Snow Canyon State Park entrance, the Santa Clara River Reserve, and Tuacahn all within a short drive, while town and Santa Clara sit to the southeast.
Mostly single-family detached homes on terraced view-deck lots that run from roughly a quarter acre to a half acre, in modern Southwest and desert-contemporary styles. You will find both single-level ramblers and two-story plans, most oriented to catch the Red Mountain face or the valley below, and on the stepped lots a single-level home can still sit over a walkout basement on the downhill side.
Red Mountain Terrace 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 the access is most of the reason to live this high on the slope. The Snow Canyon State Park entrance is roughly six minutes east up Snow Canyon Parkway, the Red Mountain trail system rises straight off the back of the neighborhood, and the Santa Clara River Reserve is a short drive south. From an upper terrace, the recreation is genuinely closer than the grocery store.
Red Mountain Terrace runs toward the upper end of the Ivins market because the terraced lots are hard to replicate and the views carry a real premium. Detached homes here have generally sold from the mid $500,000s up into the $800,000s, with the upper-row view lots and larger custom builds pushing the top. Treat that as a starting frame and confirm against the live listings, because the terrace row a home sits on moves the price as much as the floor plan.
The neighborhood is built as stepped rows on the slope, so each tier sits higher than the one below it and gets its own view corridor over the rooftops in front. An upper-terrace lot with an open Red Mountain or valley outlook is a different property than a lower interior lot two rows down, even at the same square footage. The grade is also why I look closely at retaining walls, drainage between terraces, and any walkout basement before I call a specific home a clean buy.
Ready to look? See what is on the market or tell me what you are after.
Selling in Red Mountain Terrace
Price on the terrace row and the view, not just the floor plan. On the slope, the homes that command attention are the ones with the strongest uninterrupted Red Mountain or valley outlook and a usable view deck. Get the right three comparables, separate the upper-row view lots from the lower 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 Red Mountain Terrace and the neighboring slopes of Red Mountain, then adjust for the terrace row, the quality of the view corridor, lot size, build age, and finish level. Because inventory on the slope 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 Red Mountain Terrace?
Buying, I can pull the current homes on the slope and read each one against the terrace row, the view corridor, and the grade before you compare prices. Selling, I will position your home on the outlook and the row that actually move a buyer up here, not on square footage alone.
Selling in Red Mountain Terrace
Want to sell your home in Red Mountain Terrace? 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 terrace row, the view corridor, and the grade before it ever names a number.