An Ivins community
Living in Silver Sage.
A newer pocket of central Ivins on the open desert flats east of 200 East, where single-level desert-contemporary homes sit on compact xeriscape lots. Snow Canyon is a short drive north, the Santa Clara River Reserve trails are minutes south, and the town center and your daily errands stay close.
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 Silver Sage offers, what it costs, and what I would check before you buy or sell on the central flats, the build details included.
New to the area? Start with the Ivins guide, then come back for the central flats.
Current listings
Homes for sale in Silver Sage.
No active listings today. Silver Sage is a compact, newer subdivision built out on the central flats, so there are simply few homes here to begin with and a bare page is expected between sales. A listing appears the moment it hits 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.
Silver Sage's single-level desert contemporaries near the Ivins City Center check boxes that half my buyer list carries, so I read the Washington County MLS for it each day with names in mind. Add yours and the next newer build to post gets presented to you before the open house exists.
Selling here
Own a home in Silver Sage?
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 central flats
One floor, in the middle of town.
Silver Sage sits on the flat central ground of Ivins, east of 200 East, where the desert is even and the streets run on a tidy grid. It is one of the newer pockets in town, and it shows: the homes are recent, the landscaping is xeriscape with native plantings, and the whole subdivision reads as built to be lived in rather than maintained. Most of the floor plans are single-level, and on this flat ground that usually means one floor and no stairs.
It feels different from the foothill communities west of here. You are not up against the wilderness boundary, and you will not get the sweeping Red Mountain panorama from a back patio. What you get instead is a short, even drive to almost everything, the town center, the elementary school, and the errand loop are all minutes away rather than a haul, and the trails are close enough to fold into a normal week.
Mornings are quiet because the streets are residents only, not through-routes, and a lot of people walk the neighborhood loop with a coffee or a dog. Evenings settle in early. If your priority is a recent, low-maintenance home on one level in the heart of Ivins, at a price point a tier below the foothills, this central pocket is built for exactly that.
Central-Ivins highlights
A central spot with its own draw.
Six things make this central pocket of Ivins its own place, and each one is specific: recent single-level construction, a short even drive to the town center, three kinds of recreation within minutes, low-water xeriscape by default, compact lots that keep upkeep light, and a price point that sits a tier below the foothills.
Snow Canyon State Park, ~10 min
North 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.
Ivins City Center, ~3 min
The town center, Ivins City offices, Ivins City Park, and the elementary school all sit a few minutes from the subdivision, so the daily basics stay close to home.
Santa Clara River Reserve, ~5 min
A roughly 6,500-acre reserve of desert singletrack and equestrian trails south of the neighborhood, with the petroglyph and Cove Wash routes among the closest trailheads.
Single-level on flat ground
Most plans are true one-level homes, and because the lots are flat rather than benched, single-level here usually means no basement and no stairs to manage.
Low-water by design
Xeriscape with native plantings is the default streetscape, so the yards are built to survive a Washington County summer without a heavy water bill or a weekend of mowing.
A middle-of-the-market price
Compact lots and recent, efficient builds put Silver Sage in the approachable middle of the Ivins market, a genuine tier below the foothill communities to the west.
Homes & lots
A recent, single-level market.
Silver Sage is a single-family neighborhood, built from roughly 2015 onward in desert-contemporary styles, with a strong lean toward true single-level floor plans and attached two- to three-car garages. Stucco, stone, and clean lines are the common vocabulary here, and because the subdivision went up in one recent stretch, the homes share an era of systems and finishes rather than spanning decades.
The lots are compact, generally a fifth to a quarter acre, which keeps the yards low and the upkeep light. On this flat central ground a single-level home usually means exactly that, one floor with no basement and no stairs, which is a cleaner read than the sloped bench communities where a one-story plan can sit over a walkout. The trade for the compact footprint is that the lots back to each other rather than open desert, so the view here is the streetscape, not a panorama.
On price, detached homes here have generally run from the high $400,000s into the mid $600,000s, with square footage, finish level, and lot position setting the spread. Because the subdivision is small, a single high or low sale can drag an 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 central flats, single-level usually means one floor and no stairs, which is exactly what a lot of buyers come here for.
Trails & outdoors
Three kinds of desert within a short drive.
A central location trades the off-the-back-fence wilderness of the west edge for an even, short drive to all of it. From Silver Sage you can be on river-corridor singletrack, on Red Mountain routes, or inside a state park inside fifteen minutes. Here is the honest tiering, from minutes south to a short drive.
Santa Clara River Reserve (easy to moderate)
About five 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 over the north side of town 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.
Snow Canyon State Park (all levels)
Ten 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 central-Ivins convenience, in minutes.
This is the practical answer to "how far is everything from here." The honest version: a central location keeps both the recreation and the daily errands on a short, even drive toward Santa Clara and St. George. Times are measured from the Silver Sage streets east of 200 East in Ivins.
| The errand | Where it happens | From the central flats |
|---|---|---|
| Full grocery run | Lin's Fresh Market, Santa Clara | ~7 min |
| Town basics | Ivins City Center, Center St | ~3 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 | ~16 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 | ~5 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.
Silver Sage 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.
Newer & on the flat
What recent, single-level building means for a buyer.
The one thing that sets Silver Sage apart from the older parts of Ivins is that it is recent and it is flat. The homes went up from roughly 2015 onward, which means newer roofs, newer mechanical systems, and finishes from this era rather than a remodel layered over a 1990s shell. For a buyer, that usually translates to fewer near-term replacement surprises, though recent is not the same as flawless, so a build this age still earns a full inspection.
The flat ground is the other half of the story. On the sloped Ivins bench a single-level plan can sit over a walkout or daylight basement, so one-level living is not always no-stairs living. Here, the even lots mean a single-level home is usually just that: one floor, slab on grade, no basement. If no-stairs living is the whole point, the central flats are a cleaner fit than the benched communities, and it is still worth confirming on each specific home rather than assuming it from the listing.
And because the landscaping is xeriscape by default, the yard is a feature, not a chore. The flip side of the compact lot and the recent build is that the homes read more alike than the custom foothill product, so the buyer's job here is to compare like with like.
What I check on a newer single-level home
- Who the builder and the floor plan were, since a recent subdivision usually has a handful of plans and the differences in layout and quality matter.
- How the lot is oriented for sun and heat, because on a compact flat lot the patio direction and the shade decide how livable the outdoor space is in summer.
- Whether the yard is true xeriscape or has turf that will run up the water bill, and how the landscaping was finished out behind the standard build.
- That single-level really means no stairs on this specific home, and that the systems, even at this age, check out under a real inspection.
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 local MLS.
What locals know
The details I would slow down and check.
Silver Sage rewards a buyer who compares like with like: the plan, the finish level, the lot orientation, and the real meaning of single-level. These are the four things I would walk a friend through before they get attached to any one address out here.
-
Compare plan to plan. A recent subdivision has a handful of floor plans, so two homes the same size can live very differently. Match layout and finish level, not just square footage.
-
Single-level means no stairs here. On the flats a one-story plan is usually just that, but confirm the layout on the specific home rather than assuming it, especially if no-stairs living is the point.
-
Read the lot for sun and shade. On a compact flat lot the patio direction and the afternoon shade decide how usable the outdoor space is through a Washington County summer.
-
Small subdivision, thin comps. Few homes list here at once, 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 Silver Sage
Silver Sage sits in central Ivins, on the open desert flats east of 200 East, between the Red Mountain wall to the north and the Santa Clara River Reserve to the south. It is a compact subdivision a few minutes off the heart of town, which keeps the Ivins City Center, the elementary school, and the daily errand loop all close, with Snow Canyon Parkway feeding the rest of the valley.
Mostly single-family homes built from roughly 2015 onward, in desert-contemporary styles, with a strong lean toward true single-level floor plans. Lots are compact, generally a fifth to a quarter acre, and the landscaping is xeriscape with native plantings by default. Because the ground is flat, single-level here usually means no basement and no stairs, which is part of the draw.
Silver Sage 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 Santa Clara River Reserve trail network is about five minutes south, the Snow Canyon State Park entrance is roughly ten minutes north up Snow Canyon Parkway, and the Red Mountain wall stands over the north edge of town. From a central location like Silver Sage you trade the off-the-back-fence wilderness of the west edge for a shorter, more even drive to almost everything.
Silver Sage sits in the approachable middle of the Ivins market rather than the high end, because the lots are compact and the homes are recent, efficient builds. Detached homes here have generally sold from the high $400,000s into the mid $600,000s, with square footage, finish level, and lot position setting the spread. Treat that as a starting frame and confirm against the live listings, because in a small subdivision a single sale moves the average.
On the flat central ground, a single-level home in Silver Sage is usually exactly that: one floor, no basement, no stairs. That is different from the sloped communities on the Ivins bench, where a one-story plan can sit over a walkout basement. If no-stairs living is the point, the flats are a cleaner fit, though I still confirm the layout on each specific home before I call it.
Ready to look? See what is on the market or tell me what you are after.
Selling in Silver Sage
Price against the other recent, single-level homes, because that is what your buyer is comparing you to. In a compact subdivision the question is usually whether another home like yours is also listed at the same time. Get the right three comparables, lead on the single-level layout and the newer systems, 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 Silver Sage and the neighboring central-Ivins streets, then adjust for square footage, finish level, lot position, and build age. Because most of these homes were built in the last decade and the subdivision is small, 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 Silver Sage?
Buying, I can pull the current Silver Sage homes and read each one against the floor plan, the finish level, and whether single-level really means no stairs before you compare prices. Selling, I will position your home on the recent build and the one-level layout that actually move a buyer here, not on square footage alone.
Selling in Silver Sage
Want to sell your home in Silver Sage? 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 floor plan, the finish level, and the one-level layout before it ever names a number.