A Santa Clara community
Real estate & homes in Village On The Heights.
An established bench subdivision with mature landscaping and valley views, built when Santa Clara was still the quiet town the freeway bypassed. Harmons is about five minutes down the Parkway, Cove Wash trailhead is about the same distance, and Snow Canyon State Park sits eight minutes through Ivins.
I am Scott Buehler. I have spent 20+ years in Southern Utah, and this page is the honest version of what Village On The Heights offers, what it costs, and whether it fits what you are actually looking for.
New to the area? Start with the Santa Clara guide, then come back for the Village.
Current listings
Homes for sale in Village On The Heights.
No active listings today. With no new construction left to feed it, this bench moves only when a current owner steps aside, and few do. The next MLS entry is mirrored to this page the moment it records. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
An established bench like Village On The Heights sells so seldom that most portals treat it as background noise, which is why I read the Washington County MLS on it personally each day. Rambler or two story with the skyline you want, tell me once and the next entry finds you informed before the market is.
Selling here
Own a home in Village On The Heights?
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 Village bench
What a day on this bench looks like.
Morning on the bench starts with light catching the Red Mountain skyline to the west and the Santa Clara River valley below. If you ride, the Cove Wash trailhead is five minutes out for Barrel Roll and the BLM singletrack network. If you are after coffee and groceries, Harmons on Pioneer Parkway is five minutes in the other direction.
The middle of the day keeps the errands close. Harmons, the pharmacy, fuel, and the Pioneer Parkway corridor sit at the bottom of the bench. St. George is about twelve minutes east on Sunset when you need Costco or a bigger dinner out. Tuacahn's Broadway season is about seven minutes into Ivins. And if you work in St. George, the commute is a straight shot: Sunset becomes Santa Clara Drive as it enters town, and you are home fast.
Evening is the bench paying its rent. The valley cools, the sandstone holds the last color, and the neighborhood goes quiet. You can hear the Swiss Days parade route from up here in late September, winding down the historic drive below. Village On The Heights trades the flat grid for elevation, and at sunset, the trade feels like a bargain.
The Heights vantage
The highlight reel, all within minutes.
Bench views, established feel
Mature landscaping, finished yards, and Red Mountain skyline views from bench lots. The neighborhood has been settled long enough that the trees cast real shade and the streets feel lived in, not staged.
Santa Clara River Reserve
Thirty miles of BLM singletrack about five minutes away: Barrel Roll, Suicidal Tendencies, Sidewinder, and Precipice at the Cove Wash trailhead. Tempi'po'op has thousand-year-old petroglyphs.
Snow Canyon State Park
About eight minutes through Ivins: 7,400 acres of petrified dunes, lava tubes, and 38 miles of hiking. Jenny's Canyon and Petrified Dune Loop are the popular entry hikes.
Tuacahn Center for the Arts
Outdoor Broadway amphitheater about seven minutes into Ivins. Summer and fall season runs May through October. Saturday market draws a loyal crowd.
Swiss Days & historic core
Late September parade, pancake breakfast, and community dinner. Jacob Hamblin Home (1863) tours are free year-round. Frei's Market has been selling produce since 1956.
Pioneer Parkway corridor
Harmons grocery, pharmacy, fuel, and day-to-day shopping about five minutes away. Lin's on Sunset is about seven minutes. St. George Costco is about fifteen minutes east.
Homes & lots
Built across a generation, one lot at a time.
Village On The Heights built out from the 1990s into the 2000s, which gives the subdivision its settled character: mature trees, finished yards, and streets that do not repeat themselves. You will see ramblers and two-story traditionals on bench lots, with many homes positioned to capture the Red Mountain and valley views. Lot sizes generally run from a quarter-acre to half an acre, and the bench grading means your back patio has something to look at.
Because the build window spans more than a decade, condition varies. Some homes have been updated with modern kitchens and baths. Others are waiting for their next owner's taste. An established subdivision like this one tends to reward buyers who know the difference between cosmetic needs and structural ones, and I can help you tell which is which.
On the bench, the view is part of the value. Know which direction you are facing before you fall in love with a floor plan.
Trails & outdoors
Singletrack, slickrock, and ancient rock.
The Santa Clara River Reserve is the outdoor anchor for this end of Washington County: about thirty miles of BLM singletrack with Barrel Roll, Suicidal Tendencies, Sidewinder, and Precipice. Cove Wash trailhead is about five minutes from the Village, with a gravel lot and trail kiosk. Tempi'po'op adds a thousand-year-old petroglyph panel to your hike or ride.
Snow Canyon State Park is about eight minutes through Ivins: petrified dunes, lava tubes, and 38 miles of trail in red Navajo sandstone. Gunlock Reservoir is fifteen to twenty minutes west on Old Highway 91 for fishing, boating, and seasonal waterfall spills. Zion is about an hour east when you have a full day.
Cove Wash Trailhead
Gravel lot, trail kiosk, direct access to Barrel Roll and Suicidal Tendencies. About five minutes. BLM-managed, day use.
Tempi'po'op Trail
Ancestral Puebloan petroglyphs along a moderate hike. Interpretive signage at the panel. About seven minutes.
Snow Canyon State Park
Day-use fee, 38 miles of trail. Petrified dunes, lava tubes, Navajo sandstone. Enter through Ivins, about eight minutes.
Trail facts: BLM, Utah State Parks. The wider outdoor picture is in the Santa Clara guide.
Errands & drive times
Errands, measured in minutes.
The practical answer to "how far is everything." Groceries and daily stops sit on Pioneer Parkway and Sunset, and the rest of the west metro is inside fifteen minutes.
| The errand | Where it happens | From the Village |
|---|---|---|
| Full grocery run | Harmons, 3520 Pioneer Pkwy | ~5 min |
| Second grocery option | Lin's Fresh Market, 1930 W Sunset Blvd | ~7 min |
| Big-box and shopping | Smith's, 20 N Bluff St, St. George | ~12 min |
| Costco run | Costco, 835 N 3050 E, St. George | ~15 min |
| Fuel | Maverik, Pioneer Pkwy at Rachel Dr | ~5 min |
| Dinner and a show | Tuacahn Center for the Arts, Ivins | ~7 min |
| Downtown dining | Ancestor Square, downtown St. George | ~13 min |
| Healthcare | Intermountain St. George Regional, 1380 E Medical Center Dr | ~15 min |
| Flights | St. George Regional Airport (SGU), 4550 S Airport Pkwy | ~20 min |
Farther out, Zion is about an hour east, Brian Head skiing about an hour and fifteen north, and Las Vegas about two hours south. The full day-trip map lives in the Santa Clara guide.
Schools & education
Schools, by the facts.
Village On The Heights is served by the Washington County School District. Most Santa Clara addresses feed to 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), Snow Canyon Middle School (1215 N Lava Flow Dr, St. George, grades 8-9), and Snow Canyon High School (1385 N Lava Flow Dr, St. George, grades 10-12). Boundaries can change, so confirm the current assignment for any specific address with the district. GreatSchools and Niche publish independent school data. Charter options in Ivins include Vista School and Tuacahn High School for the Performing Arts.
I cover the bigger education picture in the Santa Clara guide.
What locals know
Notes from the bench, where the view comes with caveats.
No listing photo tells you this part. After years of showing homes on the Santa Clara bench, here is what I would tell a friend about the Village.
You see the weather coming. From the bench, storms cross the valley west to east and you watch them cross the Red Mountain skyline before they reach your driveway. You learn to read the clouds from up here, and you will find yourself checking the western horizon before you decide whether to water the yard.
Swiss Days is the neighborhood's calendar anchor. Late September, the parade closes the historic drive below you, and the pancake breakfast and community dinner turn Santa Clara into a festival. If you live on the bench, you hear the band warm up before the floats roll.
The bench breeze is real. Exposure means summer evenings cool off faster than they do down in the St. George bowl, and spring gusts hit a little harder. A covered patio earns its keep up here, and a fire pit extends the season a month on either end.
Frei's Market is the secret grocery stop. The fruit stand on Old Highway 91 has been selling local produce since 1956. It is the last survivor of the two dozen stands that once lined the old highway, and the tomatoes in August are worth the extra five minutes.
Buy or sell here
The buyer side and the seller side.
Buying in the Village
Village On The Heights is a bench subdivision in Santa Clara, Washington County, near the Pioneer Parkway corridor about 12 minutes west of St. George. It sits above the Santa Clara River valley with views toward the Red Mountain and Snow Canyon skyline, with Harmons grocery about five minutes away.
Village On The Heights is an established subdivision of single-family homes, mostly built from the 1990s into the 2000s. You will see ramblers and two-story traditionals on bench lots, with mature landscaping, finished yards, and many homes positioned to capture the valley and mountain views.
The bench subdivisions each have their own character, and Village On The Heights tends to draw buyers who want the view angle and the settled feel of an established neighborhood with the Pioneer Parkway conveniences close by. It shares the bench with Santa Clara Heights, Heights West, and others, each with its own street layout and mix of homes.
Recent activity has generally been in the mid to upper $400,000s to the low $600,000s, with view lots and updated homes pulling toward the higher end. Prices move, so treat that as a starting point and confirm against the live listings on this page.
Ready to look? See what is on the market or tell me what you are after.
Selling in the Village
Bench values vary with view direction, lot size, and finish level. Start with the home valuation page and I will run a comparison against recent Village On The Heights sales specific to your home, no obligation.
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 current inventory on the bench. Established subdivisions with view lots tend to hold their appeal, and a well-kept home with mature landscaping often stands out when competition is light. Tell me your timeline and I will give you an honest read.
Yes, and it is common here. The buy and sell at once guide covers the playbook, and because I am dual-licensed, I can keep the sale, the search, and the financing on one desk.
Want to sell your home in Village On The Heights? List it with Scott and get featured on MovingUtah. See how it works.
Disclosure: Scott Buehler is dual-licensed as a real estate agent (Real Broker, LLC) and mortgage lender (Guild Mortgage, NMLS #1794818). On any home purchase, Scott takes one role only, never both, and every role is disclosed. You are always free to choose your own agent and your own lender. See How I Work for the full picture.
Want a closer look at Village On The Heights?
Buying, I can pull the current listings and tell you honestly how the Village stacks up against the other bench subdivisions. Selling, I will give you a straight number and a plan to get your home featured. Either way, we start with a conversation.
Selling in Village on the Heights
Want to sell your home in Village on the Heights? List it with Scott Buehler and get featured on MovingUtah.
Established bench homes on quarter-acre to half-acre lots with valley and Red Mountain views draw consistent buyer interest. I know what the 1990s and 2000s construction here is worth and how to price it against newer inventory on the bench.