An Ivins community
Living in Window Rock
Window Rock is in central Ivins and is named for the natural sandstone window worn through the rock on its southern edge.
LocationCentral Ivins, off Snow Canyon Parkway
Homes for sale in Window Rock
No active listings today
Tell me what you are looking for, and I will watch for it
Window Rock is a small group of view lots curved around its sandstone arch. Homes here come up for sale one at a time, so an empty page is normal. When one lists, it shows up on the Ivins homes for sale page.
The arch is the whole point of Window Rock, and not every lot frames it equally. I check that on every home the site's MLS watch turns up. Rank the views you would accept, and the next home with a true line of sight to the sandstone gets to you before its first weekend on the market.
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 around the rock and Neighborhood highlights
Life around the rock
Where the rock sets the tone
In shortThe lots were laid out to face the formation (the rock with the window), and the streets curve to follow the land instead of cutting through it. The rock shapes the feel of the whole neighborhood. Snow Canyon, Tuacahn, and town are all a short drive away.
Window Rock sits in the middle of Ivins. The Red Mountain foothills rise to the north, and the Santa Clara River basin (the low ground along the river) lies to the south. The sandstone window that gives the community its name is a real arch worn through the rock on the southern edge, and the neighborhood was built around it. The streets curve to follow the land instead of running in a flat grid, and the lots were placed to face the formation and the open desert.
It feels quieter than a drive-by on Snow Canyon Parkway would suggest. From a central lot you are close enough to errands and the park entrance to keep daily life easy. The curving streets and the rock soften the noise, and the main sound is wind moving through the gaps. Unlike a neighborhood on the far edge of town, Window Rock keeps errands truly close. Quiet is usually the thing you have to go looking for, and here you get it too.
What draws people here is the golden hour (the hour before sunset). The sandstone wall holds the last light longer than anything else in the neighborhood, and the color shifts from amber to copper to deep rust as the sun drops behind Red Mountain. There is no clubhouse and no pool. The view and the silence are the whole point.
Neighborhood highlights
Central Ivins with its own draw
Six things set this corner of Ivins apart. Snow Canyon State Park, Tuacahn, and the Santa Clara River Reserve are all within minutes. The lots are set up for the view, and the night skies off Red Mountain are dark. Few homes come up for sale, so it pays to be ready when the right one lists.
Snow Canyon State Park, ~5 min
It is a straight drive up Snow Canyon Drive from the raised ground in the middle of Ivins. The park covers 7,400 acres of petrified dunes, lava tubes, and red sandstone. It switched to fully dark-sky lighting (lights that do not wash out the stars) before it was named an Urban Night Sky Place in 2025.
Tuacahn, ~7 min
The amphitheatre (an outdoor theater) at the mouth of Padre Canyon seats 2,500 and runs a Broadway-style season from May through October. From the raised ground in the middle of Ivins, the drive is short enough that an evening show still fits on a weeknight.
Santa Clara River Reserve, ~10 min
The reserve covers roughly 6,500 acres of desert singletrack (narrow trails for bikes and hikers) and horse trails south of town. The petroglyph (ancient rock carving) route and the Cove Wash route are among the closest trailheads.
Lots set up for the view
The plat (the recorded map of the lots) placed homes to face the sandstone window and the open desert. That makes the view from each lot a real part of what it is worth, not an afterthought.
Dark skies off Red Mountain
It is far enough from the valley lights that the stars stay bright at night. The Red Mountain wilderness rises above the north side of Ivins, beyond the neighborhood.
Few homes, and the lot sets the price
Few homes sell here in a year, and the lot and the view set the price more than the floor plan does. That is why the right three 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, recorded plats, Washington County GIS, 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
Here, the lot matters more than the floor plan
Window Rock is a neighborhood of single-family detached homes (each on its own lot), built across the 2000s and 2010s in modern Southwest and desert-contemporary styles. You will find both single-level ramblers and two-story plans, and stucco, tile roofs, and low roof lines are common. What ties them together is placement. Most homes were set on the lot to catch the sandstone formation or the open desert, and that is why two houses a street apart can feel very different.
The curving streets follow the land, and on sloped ground a single-level home will often sit over a walkout or daylight basement (a basement with doors or windows at ground level). That means one-level living is not always the same as no stairs. The slope is also why a good view adds real value. A home with a clean line of sight to the window is a different property than an interior lot two streets in, even at the same square footage.
In Washington County MLS records, detached homes here have generally run from the mid $400,000s up into the $700,000s. The strongest view lots and the larger builds sit at the top of that range. Few homes sell here in a year, so one high or low sale can pull a neighborhood average far off. That is why I look at the most recent sales of similar homes and the homes now for sale, not a blended number. Before you trust any figure, check it against the live listings.
In Window Rock, two homes the same size are two different prices once you look at the view.
Trails & outdoors
Trails and water within a short drive
A central lot in Ivins still puts the outdoors within easy reach. In fifteen minutes you can be on slickrock (smooth red rock), on singletrack along the river, or inside a state park. The Red Mountain trails rise above the north side of town. The list below starts close to home and ends at the reservoirs, about 25 minutes out.
Red Mountain trails (hard)
The wall above the north side of Ivins is the Red Mountain plateau (a high, flat area). Routes up to the rim and the overlook above Snow Canyon are a real climb, and the payoff is a long view of the valley.
Santa Clara River Reserve (easy to moderate)
South of the raised ground in central Ivins, the reserve has the Anasazi Valley petroglyph route and the Land Hill country. These are easy desert miles that pair well with the paved trail network already running through the middle of town.
Snow Canyon State Park (all levels)
The entrance is a straight shot up Snow Canyon Drive. Inside are the slickrock, the lava-tube caves, the Petrified Dunes, and Jenny's Canyon. You can spend a single evening there or a whole Saturday, depending on how far in you want to walk.
Gunlock Reservoir (~25 min)
Gunlock is roughly 13 miles northwest by way of Old Highway 91, and it is the closest open water outside the city limits. Fire Lake Park keeps a sandy swim beach inside the city limits, which is rare in this desert.
Closer to home than any of that, about 14 miles of paved trail for walking, biking, and more tie the middle of town together. Unity Park's courts, skate park, and splash pad are on the same network. When the low desert gets tiresome in July, the escape is north up SR-18. There is more on all of it in the Ivins guide.
Trail information comes from Ivins City for the paved network and from Utah State Parks and the BLM for everything past the pavement. Check current conditions before you go.
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 The sandstone window
Errands & drive times
Errands and trails, measured in minutes
A central Ivins lot keeps both the trails and the daily errands close, and the grocery run is east toward Santa Clara and St. George. Times are estimated, measured from near the Window Rock streets in central Ivins. From the upper lots, add a minute or two.
- Full grocery runHarmons, Santa Clara~8 min
- Errands and city hallIvins City Center, 85 N Main~4 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~17 min
- A night outTuacahn Center for the Arts~7 min
- State park daySnow Canyon State Park entrance~5 min
- FlightsSt. George Regional Airport (SGU)~30 min
- Higher educationUtah Tech University, St. George~18 min
Beyond the local area, Zion is roughly an hour east, Sand Hollow is about 35 minutes away, and Las Vegas is a two-hour drive to the southwest. That is close enough to check fares at both airports before you book. The Ivins guide has the day-trip map.
Schools & education
Schools, by the facts
Window Rock is part of the Washington County School District. The neighborhood is generally served by Red Mountain Elementary (grades K-5), inside Ivins at 263 East 200 South. Students then go on to Lava Ridge Intermediate (grades 6-7) in Santa Clara. After that come Snow Canyon Middle (grades 8-9) and Snow Canyon High (grades 10-12), both in St. George. Most of Ivins is served by this same set of schools.
Assignments shift as homes fill in on the raised ground in the middle of Ivins. For any address you are serious about, get the current answer from the district. GreatSchools and Niche both publish independent school data that you can weigh yourself. I do not rate schools.
I cover the bigger education picture for the area in the Ivins guide.
The sandstone window
What the formation means for a buyer
The window is the one thing about Window Rock that is not true of any other Ivins neighborhood. It is a real natural arch worn through the sandstone on the southern edge of the community, and the place is named for it. It is permanent, it does not move, and the whole neighborhood was laid out to face it.
As a feature, it is hard to beat. It is the centerpiece of the view and holds the warm light late in the day. It is also why the streets curve the way they do instead of running in a straight grid. When you are buying, that is exactly why I take extra time on it. Not every lot in Window Rock actually sees the formation, and the curved streets mean two homes a block apart can have very different views. A clear line of sight today can be partly blocked tomorrow, as homes are built on the nearby parcels (lots of land). None of that is a problem. It is simply something I want to understand on a specific property before I call it a good buy.
That is why, in Window Rock, I check the open line of sight to the rock as part of the inspection, not only the house on the lot.
What I check before I call a home with a view a good buy
- Whether the lot actually sees or backs onto the formation, and from which rooms. Being in the same neighborhood is not enough.
- Which way the curved street turns the home. The same plan faces a different direction from one lot to the next.
- How long the view will last. That includes any open parcels nearby that could be built on and block the view later.
- How the flat spot the house sits on was cut and filled where the street curves around the rock. I also check the window wells, the grading (the slope of the ground), and any sign of past moisture on a daylight level.
None of this is an engineering opinion or an inspection report. Put any specific property in front of a qualified inspector and the right specialists before you rely on it. Sources: Washington County GIS, recorded plats, and field observation of the formation.
What locals know
What I would check before you get attached
Before a friend got attached to any one address here, I would walk them through four things. They are the view, which way the home faces, the slope, and why an old sale can mislead.
The view sets the price
Two homes the same size are not the same home. One may frame the sandstone window, and the other may look at the house next door. Look at the view first.
The curve changes which way a home faces
The streets bend with the land, so the same floor plan faces a different way from one lot to the next. Check which rooms catch the view, and do not assume it from the plan.
Where the streets curve around the land, the slope changes from house to house
A single-level plan on one side of the block can sit over a lower level on the other. Check the plan before you assume a listing has no steps.
With so few homes, an old sale can mislead
Few homes list here, so I price off the most recent sales and the homes now for sale, not an old average.
Buy or sell here
The buyer side and the seller side
Buying in Window Rock
Window Rock sits in the central part of Ivins, with the Red Mountain foothills to the north and the Santa Clara River basin to the south. The community is named for a natural sandstone window, an arch in the rock, on its southern edge, and its streets curve to follow the land. Town, Harmons in Santa Clara, and the Snow Canyon park entrance are all a short drive away.
Window Rock is mostly single-family detached homes on lots set up for the view. They were built across the 2000s and 2010s in modern Southwest and desert contemporary styles, and many were placed to catch the sandstone and the open desert. Stucco, tile roofs, and low roof lines are common. You will find both single-level ramblers and two-story plans. On the sloped lots, a single-level home can still sit over a walkout basement (a lower level with doors or windows at ground level).
Window Rock is part of the Washington County School District, generally served by Red Mountain Elementary (grades K-5) inside Ivins. Next is Lava Ridge Intermediate (grades 6-7) in Santa Clara. Then come Snow Canyon Middle (grades 8-9) and Snow Canyon High (grades 10-12) in St. George. Boundaries can shift as Ivins and Santa Clara grow. For any home you are serious about, check the current assignment directly with the district.
Yes. The Snow Canyon State Park entrance is roughly five minutes up Snow Canyon Drive. The Santa Clara River Reserve trail network is about ten minutes south. The Red Mountain trails rise off the north side of town. From a central lot in Window Rock you can be on slickrock, on singletrack along the river, or inside a state park in fifteen minutes.
Window Rock sits in the middle of the Ivins market. The lot and the view set the price more than square footage alone. In Washington County MLS records, detached homes here have generally sold from the mid $400,000s up into the $700,000s. The lots that face the formation or hold an open view sit at the top of that range. Use that as a starting point and check it against the live listings. In a small group of homes, a single sale moves the average. For a citywide measure, my 2025 market report puts the Ivins median (middle) sale price at $721,500.
The window is a real natural arch worn through the sandstone on the southern edge of the neighborhood. The community is named for it. It is a permanent landmark and a fixed view feature, not a marketing name. The streets were laid out to curve around the rock and the land it sits in. The arch is why I look closely at which lots actually see or back onto the formation 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 Window Rock
Price on the lot and the view, not just the floor plan. In Window Rock the strongest homes have a clear view of the sandstone formation or an open desert view. Get the right three recent sales of similar homes, then separate the true view lots from the interior ones. That keeps the price honest.
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 Window Rock 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 sales and live listings from the MLS inside Window Rock and the neighboring central-Ivins streets. Then I adjust for where the lot sits, how good the view toward the formation is, how new the home is, and how nice the finishes are. Few homes sell here, so I lean on the most recent sales and the homes now for sale. I do not use 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
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 Window Rock?
Buying? I can pull the current Window Rock homes and look at each one's lot, view, and which way the curved street turns it before we compare prices. Selling? I will price and market your home around the view and the setting that actually draw buyers here, not around square footage alone.
Why work with me
- I look at the lot, not just the house.Send me a Window Rock 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 Window Rock
Want to sell your home in Window Rock?
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 view, and the sandstone setting before it ever names a number.
Call or text (435) 357-4345. I reply within one business day.
More about Ivins
Beyond this neighborhood
Streets are the first half of the question. The town around them is the second. These are my Ivins guides on The Local, the editorial side of MovingUtah. I wrote them from time spent here, not from a listing search.
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 guideThe 8 best hikes near Ivins
Ranked by effort, from a paved warm-up to a full morning on the Red Mountain.
Read the guideBlack Desert Resort, golf on the Ivins lava
Black Desert Resort in Ivins, Utah built a championship golf course on a lava flow and put the town on national television during tournament week.
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