An Ivins community
Living in Redstone Estates.
A central Ivins neighborhood on convenient streets a short drive from the Snow Canyon entrance, where many homes are set to capture Red Mountain to the north or the Snow Canyon corridor to the northwest. Southwest-style homes on quarter- to half-acre lots, with the recreation close but the grocery run even closer.
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 Redstone Estates offers, what it costs, and what I would check before you buy or sell here, the view orientation included.
New to the area? Start with the Ivins guide, then come back for the neighborhood.
Current listings
Homes for sale in Redstone Estates.
No active listings today. A modest count of view-oriented homes means whole seasons here can pass without a deed changing hands. The page and the MLS move together, so the next listing appears without delay. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
Redstone Estates gets its own named search in my Washington County MLS workflow because corridor sightlines to Snow Canyon and Red Mountain deserve better than a citywide filter. Define the exact outlook you are holding out for and the next matching entry is dialed to you at once.
Selling here
Own a home in Redstone Estates?
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 central Ivins
The view without the long drive.
Redstone Estates sits in the middle of Ivins rather than out on a remote edge, which is the quiet advantage that shapes daily life here. Red Mountain frames the northern skyline, the Snow Canyon corridor opens to the northwest, and yet the grocery store, the city offices, and the parkway on-ramp are all a few minutes away. You get the outlook people move to Ivins for without trading away the errands.
The homes went in from the early 2000s onward, so the streets have settled into themselves: mature desert landscaping, established shade, and houses that read as part of the neighborhood rather than fresh dirt. Mornings are unhurried, the early traffic is mostly dog-walkers and riders heading for the trails, and a hike at Snow Canyon fits into a regular weekday because the entrance is just up Snow Canyon Parkway.
What sells people on this central spot is the evening. As the sun drops, Red Mountain turns copper, Tuacahn's amphitheater fires up its season a short drive away, and the neighborhood settles into the kind of quiet that comes with sitting back from the busier St. George corridor. The desert does the talking, and you did not have to drive twenty minutes to get home to it.
Neighborhood highlights
A central spot with its own draw.
Six things make this corner of Ivins its own place, and each one is specific: the Red Mountain and corridor views, a short drive to Snow Canyon, three kinds of recreation within minutes, the convenience of a central location, Southwest-style homes on real lots, and an inventory thin enough that the right home is worth moving on.
Red Mountain views
Many lots are oriented so Red Mountain fills the northern skyline from the front yard or living room. At sunset the wall glows rust-red, and on winter mornings the snow line reads like a postcard.
Snow Canyon State Park, ~6 min
A short drive north up Snow Canyon Parkway: red and white Navajo sandstone, lava tubes, dunes, and a trail menu from easy paved paths to real scrambles, all on 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 to the south, with the petroglyph and Cove Wash routes among the closest trailheads.
Central convenience
Lin's Fresh Market in Santa Clara, the Ivins city center, and the Snow Canyon Parkway corridor are all a few minutes away, so the daily errands stay close. Details in the errands table.
Thin, view-driven inventory
Few homes trade here in a given year, and the view orientation sets 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.
Redstone Estates is a single-family detached neighborhood, built from the early 2000s onward in modern Southwest and desert-contemporary styles. Stucco exteriors, tile roofs, and covered patios that actually get used are common, and you will find both single-level ramblers and two-story plans. The common thread is orientation: many homes were sited to capture Red Mountain to the north or the Snow Canyon corridor to the northwest.
Lot sizes run from roughly a quarter-acre to half an acre, with most falling in the middle and the terrain mostly level, so you get usable yard rather than slope you pay for and never use. Where the lot grade does change, a single-level plan can sit over a walkout or daylight basement, which means one-level living is not always the same as no stairs. That detail and the view orientation are the two things I read first on any specific home.
On price, detached homes here have generally run from the mid $400,000s into the mid $600,000s, with the cleanest view lots and larger or updated homes pushing the top. Because so few homes sell in Ivins 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 Ivins, the view corridor is the thing. A house with a clean Red Mountain sightline lives differently than one that lost it to a neighbor's roofline.
Trails & outdoors
Three kinds of desert within reach.
From a central spot you can be on slickrock, on river-corridor singletrack, or inside a state park inside fifteen minutes, with Red Mountain rising across the northern skyline. Here is the honest tiering, from a quick run to a short drive.
Snow Canyon State Park (all levels)
A short drive 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.
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.
Red Mountain (hard)
The wall across the northern skyline 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.
Gunlock and Baker reservoirs (~30 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, 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 central-Ivins payoff, in minutes.
This is the practical answer to "how far is everything from here." The honest version: from a central spot, both the recreation and the daily errands stay close. Times are measured from the Redstone Estates streets in central Ivins; from the far corners of the subdivision, add a minute or two.
| The errand | Where it happens | From central Ivins |
|---|---|---|
| Full grocery run | Lin's Fresh Market, Santa Clara | ~7 min |
| City errands | Ivins City Center, 55 N Main | ~4 min |
| Hardware and home improvement | Lowe's, Sunset Blvd, St. George | ~14 min |
| Healthcare | St. George Regional Hospital | ~18 min |
| Freeway on-ramp | I-15 at Bluff Street, St. George | ~16 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 |
| Trailhead | Santa Clara River Reserve | ~10 min |
Farther out, the weekend map opens up fast: Zion National Park is about an hour east, 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.
Redstone Estates 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.
Views from the middle
The view and the corridor.
The one thing about Redstone Estates that is not true of every Ivins neighborhood is the combination it offers: a convenient, middle-of-town location that still holds a real desert outlook. Red Mountain sits to the north and the Snow Canyon corridor opens to the northwest, so a well-sited home here gets the view people drive to the remote edges of town for, without the long errand loop that usually comes with it.
That said, the view is not a given just because the subdivision has it. A lot oriented toward Red Mountain or the corridor is a different property than an interior lot two streets in that looks at the house next door, and the two can be the same size and the same age. The first thing I read on any specific home here is whether it actually holds the sightline, and from which rooms, because that is what carries the premium and what a future buyer will pay for too.
The other half of the question is durability. A view corridor is only worth paying for if it is likely to last, so I look at what sits between the home and the mountain: open space, lot grade, the height a neighbor could build to, and where the established homes already stand. In a built-out neighborhood like this one, much of the corridor is already set, which is part of why the central, established lots tend to hold their outlook better than a fresh edge still filling in.
What I check before I call a view lot a clean buy
- Whether the home actually holds the Red Mountain or corridor sightline, and from which rooms, not just from the curb.
- What sits between the lot and the view, including open space, lot grade, and how high a neighbor could build.
- Whether a single-level plan sits over a walkout or daylight basement where the lot grade changes, since one-level is not always no-stairs.
- How the convenience and the view price together against the interior lots, because in central Ivins the outlook carries as much value as the floor plan.
This is general guidance, not an appraisal or inspection report. Confirm any specific property with a qualified professional before you rely on it. Sources: Washington County GIS, recorded plats, and the local MLS.
What locals know
The details I would slow down and check.
Redstone Estates rewards a buyer who reads the view before the listing: the outlook, the lot, the level living, and how the central location prices. These are the four things I would walk a friend through before they get attached to any one address here.
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The view sets the price. Two homes the same size are not the same home if one holds an open Red Mountain or corridor outlook and the other looks at the house next door. Read the view first.
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Confirm the corridor lasts. A view is only worth the premium if it holds, so check the open space, the lot grade, and how high a neighbor could build before you fall for the outlook.
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Single-level can still mean stairs. Where the grade changes, 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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Thin inventory cuts both ways. Few homes list in Ivins, 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 Redstone Estates
Redstone Estates sits in central Ivins, on convenient streets a short drive from the Snow Canyon State Park entrance off Snow Canyon Parkway. From this middle-of-town spot, Tuacahn, the Santa Clara River Reserve, Lin's Fresh Market in Santa Clara, and the Ivins city center are all close, with Red Mountain and the Snow Canyon corridor framing the views to the north and west.
Mostly single-family detached homes built from the early 2000s onward, in modern Southwest and desert-contemporary styles with stucco, tile roofs, and covered patios common. Lots run roughly a quarter-acre to half an acre, and you will find both single-level ramblers and two-story plans, many oriented to capture a Red Mountain or Snow Canyon corridor view.
Redstone Estates 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 much of the draw of the central location. The Snow Canyon State Park entrance is a short drive north up Snow Canyon Parkway, the Santa Clara River Reserve trail network sits to the south, and the Red Mountain wall rises across the northern skyline. You get that recreation without being out on a remote edge of town.
Detached homes in Redstone Estates have generally sold from the mid $400,000s into the mid $600,000s, varying with square footage, lot size, and view orientation. A clean Red Mountain or Snow Canyon corridor sightline pushes the top of that range. Treat the figure as a starting frame and confirm against the live listings, because in a thin Ivins pool a single sale moves the average.
From a convenient central spot, many Redstone Estates lots are set to capture Red Mountain to the north or the Snow Canyon corridor to the northwest, which is the combination people pay for here: an open desert outlook without living on a remote edge of town. The catch is that not every home in the subdivision actually holds that view, so the difference between a true view lot and an interior one is the first thing I read.
Ready to look? See what is on the market or tell me what you are after.
Selling in Redstone Estates
Price on the view and the lot, not just the floor plan. In a central Ivins pool, the homes that command attention are the ones that hold a clean Red Mountain or Snow Canyon corridor outlook paired with the convenient location. 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 Redstone Estates and the neighboring central-Ivins streets, then adjust for lot size, the quality of the Red Mountain or Snow Canyon corridor view, build age, and finish level. Because inventory in Ivins 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 Redstone Estates?
Buying, I can pull the current Redstone Estates homes and read each one against the lot, the view, and whether it holds the corridor before you compare prices. Selling, I will position your home on the outlook and the central location that actually move a buyer here, not on square footage alone.
Selling in Redstone Estates
Want to sell your home in Redstone Estates? 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 view, the lot, and the central location before it ever names a number.