A Santa Clara community
Homes for sale in Point at Snow Canyon.
A view-premium subdivision on Santa Clara's northern edge where the city meets the red rock. Snow Canyon State Park is three minutes out the driveway, the homes are built to face the view, and the price of a good sightline is the one thing the MLS square-footage column does not measure.
I am Scott Buehler. I have spent 20+ years in Southern Utah, and this page is the honest version of what the Snow Canyon edge costs, what it delivers, and what the market looks like right now.
New to the area? Start with the Santa Clara guide, then come back for this edge of town.
Current listings
Homes for sale in Point at Snow Canyon.
Buying here
Be first in line when one lists.
I check the Washington County MLS daily for activity on this bench, and a home with a real Snow Canyon sightline here can move before it ever reaches a public search site. Tell me what view and lot position you are after and I will call you the moment one of these northern edge homes comes up.
Selling here
Own a home in Point at Snow Canyon?
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 at the canyon's edge
What a day here looks like.
The morning starts with light on the canyon walls. From a west-facing or north-facing lot in Point at Snow Canyon, the first direct sun hits the red Navajo sandstone across Snow Canyon Parkway, and the whole ridgeline glows rust and copper while the valley is still in shadow. The park entrance in Ivins is three to five minutes away, close enough that an early hike through the Petrified Dunes or a quick loop on the Lava Flow trail is a weekday reality, not a weekend plan.
The mid-day rhythm here is quieter than you would expect for a neighborhood this close to a state park. The streets do not connect through to any major arterial, so the only vehicles are residents and the occasional service truck. Harmons on Pioneer Parkway is about five minutes south, past the newer construction on the bench and across the intersection at Snow Canyon Parkway. The combination of dead-end streets and a view corridor that cannot be built over means the neighborhood feels set apart in a way that is hard to replicate closer to the freeway.
Evening is what you pay for. The canyon walls hold the sunset color long after the sun drops behind the ridge, and the view lots deliver a light show that changes every ten minutes from gold to copper to deep rust. The park empties out, the trailhead parking clears, and the neighborhood settles into a quiet that is interrupted mostly by the sound of the breeze moving through the sage and the occasional distant call from a canyon wren.
The Snow Canyon gateway
The draw, in six parts.
Snow Canyon views
This is why the neighborhood exists. The west-northwest sightline looks straight into the mouth of Snow Canyon, and the best lots capture the full sweep from the Petrified Dunes to the lava-capped ridges above. The view is the asset that does not depreciate, and the homes here are designed around it.
The park as your backyard
Snow Canyon State Park is three to five minutes away. Thirty-eight miles of trails through petrified dunes, lava tubes, and sandstone canyons, accessible for a morning hike or an evening walk without crossing town. The Ivins entrance puts the best trailheads inside a five-minute radius.
Newer construction stock
Most homes in Point at Snow Canyon were built from the mid-2010s forward, with a concentration in the 2020s. The build quality reflects the lot premium: higher-end finishes, open floor plans oriented to the view, and three-car garages are the norm, not the exception.
Tuacahn Amphitheatre
Broadway-scale outdoor productions in a red rock canyon about five minutes west in Ivins. The summer and fall season is the west metro's cultural anchor, and living on this edge of Santa Clara means you can decide to go at the last minute and still be home before the parking lot empties.
Santa Clara River Reserve access
The Cove Wash trailhead is about eight minutes southwest, adding the BLM mesa-and-river singletrack to the menu. Barrel Roll, Suicidal Tendencies, and the Tempi'po'op petroglyph trail give you a second outdoor system that complements the canyon trails.
The Pioneer Parkway corridor
Harmons, fuel, and daily errands sit five minutes south on Pioneer Parkway. The grocery run does not involve crossing town, and the newer commercial development along the corridor means the essentials keep getting closer.
Homes & lots
Built to face the view.
Point at Snow Canyon is a newer subdivision, with most homes built from about 2015 forward and some lots still going in. The home count is compact, likely forty to sixty homes when fully built out, which keeps inventory tight and resale activity low. Homes here were designed with the view as the organizing principle: open floor plans with large windows facing west-northwest, great rooms that open to covered patios, and primary suites positioned to wake up to the canyon light.
Lot sizes vary but generally run a quarter acre to half an acre, with the premium lots on the higher streets and the northern edge commanding the strongest sightlines. Architecture leans contemporary with some Craftsman and modern-desert influences, and finishes tend toward the upper end of the Santa Clara market. Single-level and two-story plans both appear, with three-car garages common and RV parking on some lots.
The view is the square footage that does not show up on the assessor's card.
One thing to know if you are comparing two homes here: the view premium is not linear. A lot that sits fifty feet higher or angles five degrees more toward the canyon mouth can sell for a meaningful premium over an otherwise identical home one street over. If a specific sightline matters to you, walk the lot at sunset before you write the offer. Morning showings do not tell you what the living room looks like at golden hour.
Snow Canyon at your doorstep
Seven thousand acres of red rock, three minutes from the garage.
Snow Canyon State Park is the primary outdoor anchor for this neighborhood, and the proximity is not an exaggeration: the Ivins entrance is three to five minutes from the driveway. The park holds 7,400 acres of protected land, thirty-eight miles of trails, and a geology that runs from petrified sand dunes to black lava tubes to sheer red Navajo sandstone walls that look lit from within at sunset. For a resident of Point at Snow Canyon, the park functions as an extension of the neighborhood, the place you go for a morning walk, an after-work hike, or a weekend scramble without planning it like a trip.
The Santa Clara River Reserve adds a second system about eight minutes southwest, with the Cove Wash trailhead giving access to purpose-built mountain bike trails like Barrel Roll, Suicidal Tendencies, and Sidewinder, plus the Tempi'po'op trail with thousand-year-old petroglyphs. Between the two systems, a buyer who values outdoor access is choosing between slickrock and singletrack, and both are closer than the grocery store.
Jenny's Canyon
A short, family-friendly slot canyon hike off the main park road, about five minutes from the entrance. The trail squeezes through a narrow sandstone cleft and opens to a sheltered amphitheater.
Petrified Dunes & Lava Flow
Two of the park's signature trails: the Dunes trail crosses cross-bedded sandstone that was once wind-blown dunes, and the Lava Flow trail takes you through a black basalt field from a geologically recent eruption.
Butterfly & Scout Cave trails
Butterfly climbs to a perch overlooking the canyon, and Scout Cave takes you to a lava-created cave with panoramic views, both reachable in under ten minutes from the neighborhood.
Trail facts: Utah State Parks Snow Canyon pages. The wider outdoor picture, including Gunlock Reservoir and the Santa Clara River Reserve, is in the Santa Clara guide.
Errands & drive times
Errands, from the canyon edge.
This is the practical answer to "how far is everything from the north edge of Santa Clara." The short version: Harmons is five minutes south on Pioneer Parkway, and the rest of the metro is layered behind it.
| The errand | Where it happens | From the neighborhood |
|---|---|---|
| Full grocery run | Harmons, 3520 Pioneer Pkwy | ~5 min |
| Second grocery option | Lin's Fresh Market, 1930 W Sunset Blvd | ~10 min |
| Big-box and shopping | Smith's, 20 N Bluff St, St. George | ~15 min |
| Costco run | Costco, 835 N 3050 E, St. George | ~18 min |
| Movie night | Megaplex, Pineview Stadium | ~15 min |
| Fuel | Maverik, Pioneer Pkwy at Rachel Dr | ~5 min |
| Dinner downtown | Ancestor Square, downtown St. George | ~15 min |
| Healthcare | Intermountain St. George Regional, 1380 E Medical Center Dr | ~18 min |
| Flights | St. George Regional Airport (SGU), 4550 S Airport Pkwy | ~22 min |
Farther out, Gunlock Reservoir is about fifteen minutes west on Old Highway 91, Sand Hollow and Quail Creek reservoirs are about thirty minutes east, and Zion National Park is about fifty-five minutes. The full map is in the Santa Clara guide.
Schools & education
Schools, by the facts.
Point at Snow Canyon is served by the Washington County School District. Feeders typically include Santa Clara Elementary (2950 Crestview Dr, grades K-5) or Arrowhead Elementary (545 Arrowhead Trail, grades K-5), Lava Ridge Intermediate (2425 Rachel Dr, grades 6-7) in town, and Snow Canyon Middle School (1215 N Lava Flow Dr, St. George) and Snow Canyon High School (1385 N Lava Flow Dr, St. George). Which specific schools serve a given address can change as the district adjusts boundaries, so confirm the current assignment for any home you are serious about directly with the district. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself. Charter options in Ivins include Vista School and Tuacahn High School for the Performing Arts, both about five minutes away.
I cover the bigger education picture in the Santa Clara guide.
What locals know
Notes from the canyon edge.
No listing photo tells you this part. After more than 20 years in Southern Utah, here is what I would tell a friend about living where the pavement ends and the red rock begins.
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The wind is part of the deal. The canyon channel funnels the prevailing breeze, and the north-edge lots feel it more than the lower streets. In summer it is a gift, a natural air conditioner that kicks in around late afternoon. In spring the gusts can be strong enough to rearrange patio furniture. A good covered patio with a windbreak is not a luxury up here.
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The park crowds follow a calendar. Snow Canyon gets busy during spring break, fall break, and the mild weekends in between. Locals learn the rhythm: early morning and late afternoon avoid the midday rush, and weekdays in the shoulder seasons feel like having a national park to yourself. The best months are October and April.
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The sun sets differently every night. Because the canyon walls are irregular, the light hits different faces at different angles depending on the season. A west-facing great room in December gets a low, golden light that stretches across the whole living space. In June the sun is higher and the show runs shorter but more intense. You do not get bored of it.
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Ivins is your errand town too. Because Point at Snow Canyon sits at the Ivins line, a lot of day-to-day life happens west of the city boundary. Tuacahn, the park, and the Ivins retail along Snow Canyon Parkway are often closer than the Santa Clara town center. People who live here tend to think of the west metro as one continuous place, not three separate cities.
Buy or sell here
The buyer side and the seller side.
Buying in Point at Snow Canyon
Point at Snow Canyon sits on the northern edge of Santa Clara, where the city meets the Ivins line and the land tilts up toward Snow Canyon State Park. Pioneer Parkway and Snow Canyon Parkway converge nearby, and the neighborhood occupies a bench position that looks directly into the mouth of the canyon.
Homes here are predominantly newer single-family builds, many from the 2010s and 2020s, with architecture designed to maximize the Snow Canyon views. You will see a mix of single-level and two-story floor plans, with higher-end finishes, three-car garages common, and lots that prioritize a west-northwest sightline toward the red rock.
The Ivins entrance to Snow Canyon State Park is roughly three to five minutes from the neighborhood. The park is close enough that residents treat it as an extension of the backyard, a morning hike or an evening walk through the petrified dunes, without needing to plan it like an outing.
Point at Snow Canyon commands a view premium. Recent sales have generally ranged from the high $600,000s into the low $1,000,000s, depending on lot position, square footage, and how directly the home captures the canyon sightline. Prices move, and view premiums are specific to the lot, so treat this as a starting point and confirm against the live listings.
Ready to look? See what is on the market or tell me what you are after.
Selling in Point at Snow Canyon
View-premium homes are the hardest for automated models to price because the value is in the sightline, not the square footage. Start with the home valuation page and I will run a real comparison against recent Point at Snow Canyon sales, with the view factored in properly.
List with me and your home is featured across MovingUtah, on this page, on the Santa Clara hub, and in the featured listings buyers browse on this site. The get featured page walks through exactly how that works.
It depends on what is active on this edge of Santa Clara right now. Inventory in the Snow Canyon-view segment usually runs thin, and a well-positioned lot with a clean canyon sightline draws attention when there is not much else to look at. Tell me your timeline and I will give you a straight read.
Yes, and it is common here. Timing the two is mostly a sequencing problem, and I cover the playbook in the buy and sell at once guide. Because I am dual-licensed, I can keep the sale, the search, and the financing on one desk.
Want to sell your home in Point at Snow Canyon? List it with Scott and get featured on MovingUtah. See how it works or start with a valuation.
Buy and sell at once?
If you are selling here and buying your next home, the timing and the financing can sit on one desk. I keep the sale, the search, and the mortgage on my plate so the handoffs between them do not become your problem. Here is the full playbook.
I am dual-licensed as a real estate agent (Real Broker, LLC) and a loan officer (Guild Mortgage, NMLS #1794818). On a home purchase, I take one role only, never both on the same transaction, and every role is disclosed in writing. You are always free to choose your own agent and your own lender. The coordinator model is laid out in full on the How I Work page.
Want to see a home at the canyon's edge? Let me get you inside.
Buying, I can walk you through which lots face the Snow Canyon view corridor and how much that sightline adds to the price, because those premiums do not show up in the MLS square-footage column. Selling, I will run your comp against other canyon-edge sales and give you a straight number. Either way, we start with a conversation.
Selling in Point at Snow Canyon
Want to sell your home in Point at Snow Canyon? List it with Scott Buehler and get featured on MovingUtah.
View-premium lots on the Snow Canyon edge in the high $600s to $1M+ occupy a niche where the sightline and proximity to the park drive value as much as square footage.