A St. George community
Living in Cotton Acres.
An established Middleton-area neighborhood on the northeast side of St. George, where settled 1990s streets sit a few minutes below the Red Hills and the Pine View schools.
I am Scott Buehler. I have spent 20+ years in Southern Utah, and this page is the honest version of what this neighborhood offers, what it costs, and what the surrounding area delivers.
New to the area? Start with the St. George guide, then come back for the neighborhood.
Current listings
Homes for sale in Cotton Acres.
Fed straight from the MLS and limited to homes inside the neighborhood: new Cotton Acres listings appear here the day they list, and sold homes drop off. Cotton Acres is a small, built-out neighborhood, so it is normal for the count to be low, or zero, at any given moment.
No homes available right now? Be sure to check out all St. George listings.
Want the map view? Open the full St. George search. Selling instead? Start with what your home is worth.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
On this page
Life in the neighborhood
What a day here looks like.
Cotton Acres sits in the Middleton part of town, the older northeast quadrant tucked below the Red Hills between St. George Boulevard and the ridge. Mornings here are quiet and shaded by trees that have had thirty years to grow in. The streets around 2200 East are close to Panorama Elementary, so the early hours carry the usual walk-to-school and dog-walking rhythm, with the red cliffs of Pioneer Park standing over the top of the neighborhood.
Midday errands point a few minutes toward the Red Cliffs Mall corner, where the practical stops cluster: Lin's Fresh Market on Mall Drive, the mall itself, and the retail along Red Cliffs Drive between the two I-15 exits. It is one of the most convenient corners in St. George for a full grocery run, and it has been since the mall opened in 1990. Downtown St. George and the hospital are a straight shot in from here.
Evenings settle early. This is not a view-lot showpiece neighborhood or a brand-new subdivision, and it does not pretend to be. What it is: an established, walkable, close-in pocket of town where the homes are a sensible size, the trailheads are near, and you are minutes from everything the northeast side of St. George runs on.
Area highlights
The northeast corner, all within reach.
Lin's Fresh Market on Mall Drive
A full-service grocery at 2928 E Mall Drive, next to Red Cliffs Mall, is the neighborhood's everyday stop. It sits about five minutes from the streets around 2200 East.
Red Cliffs Mall
Open since 1990 on Red Cliffs Drive, the mall holds a Megaplex theater and sixty-plus retailers, sitting between I-15 Exit 8 and Exit 10 about five minutes from the neighborhood.
Middleton Wash Trail
The paved Middleton Wash Trail starts near Red Cliffs Mall and runs about a mile and a half down Mall Drive to the Virgin River Trail, tying this side of town into the citywide path network.
Pioneer Park and the Red Hills
Pioneer Park, the Dixie Rock overlook, and the Red Hills Desert Garden sit on the ridge directly above the neighborhood, reached in a few minutes by Red Hills Parkway.
Panorama Elementary next door
Panorama Elementary sits at 301 N 2200 E, on the edge of the neighborhood, part of what makes this a genuinely walk-to-school pocket rather than a drive-across-town one.
St. George Regional Hospital
Intermountain's St. George Regional Hospital, the region's main campus at 1380 E Medical Center Drive, is a straight run of about ten minutes from this side of town.
Homes & lots
Settled homes on compact lots.
Cotton Acres is an established single-family neighborhood, built out over the 1980s, 1990s, and into the early 2000s, with a heavy share of homes from the mid-1990s. These are sensibly sized homes on compact lots, many of them single-level, in the pattern common across the older Middleton streets. It is not an acreage or view-lot enclave, and reading it as one is the first mistake buyers make from a distance.
Because the neighborhood is built out, everything that comes to market here is a resale. Landscaping is mature, the streets have long since settled, and there is no builder sales office setting a price down the block. That means condition and updates do most of the work in separating one home from the next, since the bones of these homes date to the same era.
In a built-out neighborhood, the comps are neighbors, not builder inventory.
One advantage of a settled neighborhood like this: there is no new-construction price sheet to compete against. Value comes from recent resales on the surrounding streets, which gives buyers and sellers a cleaner read. The flip side is that two homes built the same year can sell far apart depending on whether the kitchen, roof, and systems have been touched, so I read updates before I read square footage.
Trails & the Red Hills
The ridge and the wash, on foot.
The best part of living below the Red Hills is that two very different kinds of trail are close. The Middleton Wash Trail is the easy paved one: it starts near Red Cliffs Mall and runs about a mile and a half down Mall Drive to where it meets the Virgin River Trail, so you can walk or ride from this side of town into the citywide path system without touching a highway.
For the bigger view, the Red Hills Parkway Trail runs the ridge above the neighborhood for roughly four miles, passing Pioneer Park, the Dixie Rock overlook, and the Red Hills Desert Garden, with the city spread out on one side and the sandstone on the other. Both are reachable in well under fifteen minutes, which is the kind of thing a listing photo never tells you.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to how the errand pattern works from Cotton Acres. The short version: the Red Cliffs Mall corner handles the daily stops, and the rest of St. George is about ten minutes from there.
These are normal-conditions estimates measured from the streets around 2200 East near Panorama Elementary, not from any single address. Confirm from a specific home before you lean on them.
| The errand | Where it happens | From the neighborhood |
|---|---|---|
| Full grocery run | Lin's Fresh Market, Mall Drive | ~5 min |
| Big-box and shopping | Red Cliffs Mall, Red Cliffs Drive | ~5 min |
| Movie night | Megaplex at Red Cliffs Mall | ~5 min |
| Freeway on-ramp | I-15 Exit 8, St. George Boulevard | ~6 min |
| Dinner downtown | Historic St. George downtown | ~10 min |
| Healthcare | St. George Regional Hospital | ~10 min |
| Campus and events | Utah Tech University | ~10 min |
| Ridge trailhead | Red Hills Parkway Trail, Pioneer Park | ~7 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
Farther afield, Snow Canyon State Park is roughly 20 minutes northwest, Sand Hollow and Quail Creek reservoirs about 20 minutes east, and Zion National Park about 45 minutes northeast. The full day-trip map lives in the St. George guide.
Schools & education
Schools, by the facts.
Cotton Acres is served by the Washington County School District. The neighborhood pattern is Panorama Elementary, right on 2200 East at the edge of the neighborhood and serving grades Pre-K through 5, feeding into Pine View Middle School and then Pine View High School, both on the northeast side of town. Boundaries can shift as the district adjusts them, 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.
I cover the bigger education picture in the St. George guide.
The attainable pocket
Close-in and sensibly sized.
The thing that sets Cotton Acres apart from its newer neighbors is not a signature view or a marquee builder. It is scale and location together. The homes were built at a modest, sensible size on compact lots, in a spot that is already close-in to the Red Cliffs Mall corner, the schools, and the freeway rather than out on an expanding edge. That combination puts it toward the more attainable end of the northeast St. George market.
That matters for two kinds of buyer. For someone getting into St. George without a builder-lot budget, an established Middleton home on a settled street is often the shorter path in. For an owner who has been here since the 1990s, the same qualities that keep entry prices sensible, single-level homes, low upkeep, everything a few minutes away, make it a place people stay. I would rather tell you that plainly than dress it up as something it is not.
What locals know
Notes from below the Red Hills.
No listing photo tells you this part. Here is what I would tell a friend about living in the Middleton pocket around Cotton Acres.
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The Red Cliffs Mall corner is the real draw. Lin's on Mall Drive, the mall, and the retail on Red Cliffs Drive sit about five minutes away, between I-15 Exit 8 and Exit 10. Few close-in St. George neighborhoods put a full grocery run that near the front door.
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Read updates, not just year built. These are 1980s-to-early-2000s homes, so two houses built the same year can sell far apart. A refreshed kitchen, roof, and systems move value here more than a floor plan does. I check those before I read square footage.
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It is a walk-to-school pocket. Panorama Elementary is right on 2200 East at the edge of the neighborhood, and Pine View Middle and High are both on this side of town, so the school run stays local instead of crossing the city.
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The trailheads are closer than people expect. The Middleton Wash Trail links to the Virgin River path near the mall, and the Red Hills Parkway Trail runs the ridge past Pioneer Park just above the neighborhood. Both are a short hop, not a drive across town.
Buy or sell here
The buyer side and the seller side.
Buying in Cotton Acres
Cotton Acres is in the Middleton area on the northeast side of St. George, in the pocket around 2200 East near Panorama Elementary, below the Red Hills. It sits an easy few minutes from Red Cliffs Mall and St. George Boulevard, and it feeds into the Pine View schools rather than the newer subdivisions on the south and east edges of town.
Established single-family homes, most of them built from the 1980s through the early 2000s, with a good share from the mid-1990s. These are modest-footprint homes on modest lots, many of them single-level, on settled streets with mature landscaping. It is a built-out neighborhood, so what comes to market is resale, not builder inventory.
Cotton Acres is in the Washington County School District, and the neighborhood pattern is Panorama Elementary on 2200 East, Pine View Middle School, and Pine View High School, all on the northeast side of town. Boundaries can shift as the district adjusts them, so confirm the current assignment for any home you are serious about directly with the district.
Because the homes are modest in size and the lots are compact, Cotton Acres tends to sit toward the more attainable end of the northeast St. George market rather than the top. What a given home fetches depends heavily on updates and condition, since these are 1980s-to-early-2000s homes. Treat any range 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 Cotton Acres
Yes. The Middleton Wash Trail starts near Red Cliffs Mall and runs down Mall Drive to meet the Virgin River Trail, and the Red Hills Parkway Trail runs the ridge above town past Pioneer Park and the Red Hills Desert Garden. Both are reachable in well under fifteen minutes from the neighborhood.
In a built-out neighborhood like this, value comes down to condition, updates, and what else is listed nearby, because you are not competing with a builder's price sheet. Recent resale sales on and around 2200 East give the cleanest read. Start with the home valuation page and I will run a real comparison against recent Cotton Acres sales, no obligation.
List with me and your home is featured across MovingUtah, on this page, on the St. George hub, and in the featured listings buyers browse on this site. The get featured page walks through exactly how that works.
Yes, and it is common here, especially for owners moving up out of a starter-scale home. 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.
Thinking about it? Start with your number or see how featuring works.
Keep exploring St. George
Want a closer look at Cotton Acres?
Buying, I can pull the current Cotton Acres listings and tell you honestly which homes have been updated and which are priced for the work they still need. Selling, I will position your home against the right resale comps on this side of town instead of the whole city. Either way, we start with a conversation.
Selling in Cotton Acres
Want to sell your home in Cotton Acres? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that reads your updates and condition against recent resale comps before it ever names a number.