A St. George community
Living in Meadows Edge.
A small recorded plat off Bentley Road in St. George's Little Valley, the rural-residential pocket of the city where half-acre lots and horse-property roots still show. Meadows Edge is two quiet phases, not a big production subdivision, tucked among the larger RE-20 lots east of Bloomington Hills.
I have spent 20-plus years in Southern Utah as a licensed REALTOR and lender. This page tells you what the county's own records confirm about Meadows Edge, and what to check before you buy or sell here.
New to the area? Start with the St. George guide, then come back for Little Valley.
Current listings
Homes for sale in Meadows Edge.
No active listings today. Meadows Edge is just two small phases of half-acre lots, so there is not always a home on the market inside a plat this size. As soon as one is listed, this page will show it. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
I watch the Washington County MLS for Little Valley, and a plat this small, two phases recorded in 2016 and 2018 on RE-20 half-acre lots off 3970 South, is easy for me to flag the second it moves. Let me know you are interested and I will call before it reaches a portal.
Selling here
Own a home in Meadows Edge?
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 in Little Valley
A quiet plat inside a bigger rural pocket.
Meadows Edge is a small recorded plat on the north side of 3970 South Street, west of Bentley Road, in the part of St. George most people know simply as Little Valley. Washington County's records show it going in over two phases, an initial plat legally recorded in April 2016 and a second, eight-lot phase recorded in May 2018.
Little Valley itself is the bigger story here. It grew up as an agricultural and equestrian pocket of southeast St. George, and even as the city has filled in around it, the area has held onto larger lots and a rural feel that is unusual this close to town. Meadows Edge sits inside that character rather than apart from it, on land zoned RE-20, Washington County's residential estate designation that requires at least 20,000 square feet per lot, about half an acre.
Because it is such a small plat, do not expect Meadows Edge to behave like a large production subdivision with its own clubhouse or marketing brochure. It is two phases of larger residential lots inside a much bigger rural-residential area, and the honest way to understand it is in that context.
Meadows Edge highlights
What makes this pocket of Little Valley its own place.
Four things are specific and confirmed about Meadows Edge and the ground it sits on: the half-acre minimum lot size, the two-phase recorded history, the elementary school inside the wider area, and a large public pickleball complex a short drive away.
RE-20 zoning, half-acre minimum
Washington County's RE-20 designation sets a 20,000-square-foot minimum lot size here, roughly half an acre, larger than most St. George subdivisions built in the last two decades.
Two small, deliberate phases
County plat records show Phase 1 recorded in 2016 and an eight-lot Phase 2 recorded in 2018, on the north side of 3970 South Street west of Bentley Road. This is a small plat, not a large master-planned build-out.
Little Valley Elementary nearby
Little Valley Elementary, grades K-5, serves the broader Little Valley area from Horseman Park Drive. Confirm the exact attendance boundary for any specific address with the district.
Little Valley Pickleball Complex
A 33-court public complex on Horseman Park Drive, with lights for evening play, is one of the larger organized recreation amenities in this part of the city.
Homes & lots
A small plat, priced against a wider market.
Because Meadows Edge is only two small phases, roughly a dozen or so lots total between them, it rarely generates enough active listings or closed sales on its own to support a reliable median price. That is not a knock on the plat, it is simply what small recorded subdivisions look like in the data.
What is confirmed is the zoning: RE-20 across both phases, meaning every lot here started at a 20,000-square-foot minimum, about half an acre. That lot size is consistent with the larger rural-residential parcels found across Little Valley, where properties often carry room for a shop, an RV pad, or horse-property features, though any specific amenity on a given lot needs to be confirmed listing by listing rather than assumed from the plat.
The honest way to price a home here is to pull live Meadows Edge listings first, then widen the comparison set to other RE-20 sales across Little Valley when Meadows Edge itself does not have enough recent activity. I do that comparison for buyers and sellers rather than quoting a number the plat records cannot support.
A two-phase plat this size will not always have its own comps. When it doesn't, the surrounding Little Valley RE-20 market is the honest next step, not a guess.
Trails & outdoors
Room to spread out, plus organized recreation.
Little Valley's outdoor draw is less about a single trailhead and more about the space itself: bigger lots, a rural road grid, and one of the city's largest dedicated recreation complexes nearby.
Little Valley Pickleball Complex
Thirty-three lighted courts on Horseman Park Drive, with shade structures, parking, and restrooms, make this one of the larger dedicated recreation facilities in southeast St. George.
Equestrian and rural roads
Little Valley's road grid grew up around horse and hobby-farm properties, and equestrian-friendly stretches remain nearby. Confirm any equestrian easement or trail access for a specific address rather than assuming it.
Snow Canyon and Red Cliffs, a drive away
The signature St. George trail systems, Snow Canyon State Park and the Red Cliffs Desert Reserve, sit on the opposite side of the city. Both are a genuine drive from Little Valley, not a walk, so plan errands and hikes as separate trips.
St. George Regional Airport nearby
The airport sits close to Little Valley without being under the flight pattern, which locals treat as one of the area's practical perks: quick access without the noise.
Sources: the Little Valley Pickleball Complex facility listing and Greater Zion venue information. The wider St. George outdoor picture is in the St. George guide.
Errands & drive times
A little farther out than the core.
Little Valley trades some proximity for space, and it is worth saying plainly: this is one of the more removed pockets of St. George, not a walk to downtown. Times below are measured from the Bentley Road corridor near the subdivision, not an exact address.
| The errand | Where it happens | From Bentley Rd |
|---|---|---|
| Nearest big-box grocery | Walmart Supercenter, 2610 Pioneer Road | ~12 min |
| Full-service grocery | Harmons, 1189 E 700 South | ~15 min |
| Hospital | St. George Regional Hospital, 1380 E Medical Center Dr | ~15 min |
| Freeway on-ramp | Interstate 15, nearest southside interchange | ~12 min |
| Flights | St. George Regional Airport (SGU), 4550 S Airport Pkwy | ~10 min |
| Recreation | Little Valley Pickleball Complex, Horseman Park Dr | ~5 min |
Snow Canyon State Park, downtown St. George, and the Red Cliffs Desert Reserve all sit on the far side of the city and are a genuine cross-town drive from here, not a quick trip. The full city picture, including those distances, is in the St. George guide.
Schools & education
Schools, by the facts.
Meadows Edge falls within the Washington County School District. Little Valley Elementary (grades K-5), on Horseman Park Drive, is the named elementary school for the surrounding Little Valley area. The broader southeast St. George zone generally continues through Sunrise Ridge Intermediate (grades 6-7), Desert Hills Middle (grades 8-9), and Desert Hills High School (grades 10-12).
Washington County has redrawn several elementary and intermediate boundaries in this part of the county as new subdivisions fill in, so I would not guess the exact assignment for a specific Meadows Edge lot from a map alone. Confirm the current attendance boundary for any address 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.
A two-phase plat
What it means to buy or sell in a plat this small.
This is the thing that genuinely sets Meadows Edge apart from its bigger Little Valley neighbors: it is not one development, it is two. County records show a first phase legally recorded in April 2016 and a second, eight-lot phase recorded more than two years later in May 2018. That gap, and the small lot count in each phase, tells you this was built out gradually rather than platted all at once as a single large subdivision.
For a buyer, that history matters less for what it says about the past and more for what it means today: a small, slow-building plat like this will not always have a listing active, and it will rarely have five or six recent comparable sales sitting inside its own boundary. That is normal for a plat this size, not a warning sign.
For a seller, it means comps have to be built carefully. I would never price a Meadows Edge home off a single recent sale two doors down without also checking what similar RE-20 lots have done across the rest of Little Valley. Small plats reward careful, honest comping more than most.
What I check before I quote a number here
- Whether the property is in Phase 1 or Phase 2, since the two were recorded two years apart.
- How many active and recently closed sales actually sit inside Meadows Edge right now.
- Comparable RE-20 sales across the rest of Little Valley when the plat itself is too thin to comp alone.
- The recorded plat itself against the county GIS parcel layer, rather than assuming lot lines from a listing photo.
Sources: Washington County recorded subdivision plat data (legal dates April 11, 2016 and May 28, 2018) and the county GIS parcel layer.
What locals know
The details I would slow down and check.
Meadows Edge rewards a buyer who checks the plat and the boundary before falling for a listing photo. These are the things I would walk a friend through first.
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It is not the whole neighborhood. Meadows Edge is one small plat inside the much larger Little Valley area. Other named Little Valley subdivisions sit nearby and are not the same community, even if a search engine blurs them together.
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RE-20 lots mean real due diligence. A 20,000-square-foot minimum lot is a genuine feature, but well, septic, or outbuilding questions come up more often on larger rural-residential lots. Ask early.
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It sits farther from the core than most St. George pages assume. Little Valley is a real drive from downtown and from River Road shopping. Confirm the commute for your actual routine before you commit.
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Thin public data is not a red flag. Small plats like this rarely have marketing pages of their own. The plat and the live MLS are the real record, and I am glad to pull both for you.
Buy or sell here
The buyer side and the seller side.
Buying in Meadows Edge
Meadows Edge is a small recorded plat in St. George's Little Valley area, on the north side of 3970 South Street and west of Bentley Road, roughly at 2150 East and 3970 South. It sits in southeast St. George, east of Bloomington Hills and a short drive from St. George Regional Airport.
Meadows Edge is zoned RE-20, Washington County's residential estate designation with a 20,000-square-foot minimum lot size, about half an acre. It was recorded in two small phases, Phase 1 in 2016 and an eight-lot Phase 2 in 2018, which puts it among the smaller rural-residential plats inside Little Valley rather than a large production subdivision.
Meadows Edge falls within Washington County School District. Little Valley Elementary, grades K-5, is the named elementary school for the surrounding Little Valley area, and the broader zone generally feeds into Sunrise Ridge Intermediate, grades 6-7, Desert Hills Middle, grades 8-9, and Desert Hills High School, grades 10-12. Boundaries can be redrawn as this end of the county grows, so confirm the current assignment for any specific address directly with the district.
No. Little Valley is the broader southeast St. George area, roughly 1,000 acres, that grew up around horse and hobby-farm properties. Meadows Edge is one small recorded plat inside that area, distinct from the many other named subdivisions that also sit within Little Valley.
With only two small phases on record, Meadows Edge does not generate enough turnover to quote a reliable median with confidence. The honest path is to check the live MLS for anything currently active or recently closed on Meadows Edge streets and compare it against nearby Little Valley RE-20 sales, which I am glad to help pull.
Ready to look? See what is on the market or tell me what you are after.
Selling in Meadows Edge
List it 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.
I start with live MLS comps, then widen the comparison set to RE-20 sales across the rest of Little Valley, since Meadows Edge alone rarely has enough recent activity to price off by itself. From there I adjust for lot size, horse-property features, garage or shop space, and condition.
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 St. George
Want a closer look at Meadows Edge?
Buying, I can pull the current Meadows Edge listings and, when the plat itself is thin, widen the comp set across Little Valley so you are pricing against real data. Selling, I will position your home against the right RE-20 comparables, not a citywide average.
Selling in Meadows Edge
Want to sell your home in Meadows Edge? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest comps that widen to the rest of Little Valley when a plat this small needs the extra data.