A St. George community
Living at Zion Promenade.
A condo-hotel at 245 Red Cliffs Drive, right where I-15 Exit 8 meets St. George Boulevard and River Road. You own a deeded hotel-style unit, not a house, and that trade-off is the whole story here.
I am Scott Buehler. I have spent 20+ years in Southern Utah real estate and lending, and this page is the straight version of what owning at Zion Promenade actually looks like.
New to the area? Start with the St. George guide, then come back for the building.
Current listings
Units for sale at Zion Promenade.
No active listings today. One condo-hotel building holds every deeded Zion Promenade unit, so availability arrives one owner at a time, with long gaps between. The next unit to file appears here alongside its MLS record. 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 deeded units coming up at 245 Red Cliffs Drive, right where I-15 Exit 8 meets St. George Boulevard and River Road. Since this is a condo-hotel rather than a house, tell me your unit preference and I will reach out the moment one lists.
Selling here
Own a home in Zion Promenade?
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 Promenade
A condo-hotel at the center of everything.
Zion Promenade is not a subdivision of houses. It is a condominium building at 245 Red Cliffs Drive, in the Middleton area of St. George, where individual hotel-style units are deeded and privately owned. Washington County records the plat as Zion Promenade Hotel. The building sits right where I-15 Exit 8, St. George Boulevard, and River Road come together, one of the busiest interchanges in the city, and it still operates as a working hotel alongside the individually owned units.
The building dates to 1995 and has been through a renovation, with the ownership and management side reorganized more recently under a new condo-hotel structure. Units are compact, hotel-style rooms, mostly one-bedroom layouts around 286 square feet, and the property functions day to day like a hotel: front desk, housekeeping, and guests checking in and out, whether or not the unit in front of you is owner-occupied that week.
The rhythm here has nothing to do with a residential street. Mornings mean the lobby breakfast or a walk across the parking lot to a cafe in the shopping center. Afternoons bring interstate traffic, retail customers, and hotel guests. This is an ownership decision built around a location and a rental model, not a neighborhood.
On-site amenities
What comes with the unit.
Outdoor pool and hot tub
A shared outdoor pool and hot tub on-site for guests and owners, listed consistently across the property's marketing and management materials.
Fire pits and BBQ grills
Fire pits and barbecue grills in the pool area, part of the property's standard amenity set for guests and owners alike.
Complimentary breakfast
A daily complimentary breakfast is part of the hotel operation. For an owner using the unit personally, it functions like a hotel stay without the nightly room charge.
Guest laundry and business center
On-site guest laundry facilities and a business center are part of the standard hotel amenity package.
Across from The Shoppes at Zion
The Shoppes at Zion, an open-air retail and dining center at 250 N Red Cliffs Drive, sits directly across the street. Restaurants, retail, and services are a short walk across the road.
The Exit 8 interchange
I-15 Exit 8 is the St. George Boulevard interchange, rebuilt as a diverging diamond in 2013 to move interstate and local traffic through the same corridor. For a rental unit, that is year-round visibility from travelers heading to and from Zion National Park.
Units & layout
A different kind of ownership.
Zion Promenade units are deeded condominiums built and finished as hotel rooms, not apartments or houses. Two units independently listed on the MLS this year both measured 286 square feet, one bedroom, one bathroom, built in 1995. They priced at $239,000 and $249,000, and both listings noted the building's short-term rental use and a builder-offered leaseback in the first year.
This is not the product for someone who wants a three-bedroom house with a garage. It is a small, deeded footprint at a specific corner of St. George, bought either to use personally on trips, to run as a nightly rental, or both. The building's rental structure means nightly stays are the default use, not an exception you have to negotiate. For the broader picture of investing in Utah real estate, including how to underwrite a purchase like this, see the investing overview.
The question is not square footage. The question is whether the Exit 8 location and the rental model work for your plan.
Parks & outdoors
No trailhead at the door, but you are close to plenty.
This is a shopping-center address, not a trailhead. The closest green space is Middleton Park, a neighborhood park in the Middleton area about a mile from the building. For real trail mileage, the Virgin River Trail system through Confluence Park and the Bloomington/Bearclaw Poppy trail network are both a short drive south, and Snow Canyon State Park is a longer drive north through town. None of those are a walk from the front door, and I would not tell you otherwise.
Errands & drive times
Short drives from the interchange.
Estimates below are measured from the Red Cliffs Drive frontage at Zion Promenade, driving distance under normal traffic.
| The errand | Where it happens | From Red Cliffs Drive |
|---|---|---|
| Shopping and dining | The Shoppes at Zion, 250 N Red Cliffs Drive | ~1 min, across the street |
| Grocery run | Smith's, 1770 Red Cliffs Drive | ~3 min |
| Freeway access | I-15 Exit 8, St. George Boulevard interchange | ~2 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~4 min |
| Neighborhood park | Middleton Park | ~4 min |
| Downtown | Historic Town Square, St. George Boulevard | ~6 min |
| Flights | St. George Regional Airport (SGU) | ~13 min |
Zion National Park's south entrance is roughly an hour east on SR-9. The full outdoor and day-trip map lives in the St. George guide.
Schools & education
Schools, by the facts.
Zion Promenade is served by the Washington County School District. MLS records for this address list Heritage Elementary (kindergarten through 5th grade), Dixie Middle School, and Dixie High School as the assigned schools. A condo-hotel address rarely sends children to school from the building itself, but the assignment is on the public record for the property. Boundaries can shift, so confirm the current assignment directly with the district for any unit you are serious about. 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 recorded plat
A brand-new plat on a 1995 building.
This is the one fact about Zion Promenade that separates it from almost every other property page on this site: the recorded subdivision plat is new. Washington County's GIS records show "Zion Promenade Hotel" recorded April 9, 2026, well after the 1995 building itself went up. That gap tells you what happened here. The property was reorganized into its current condo-hotel ownership structure recently, layering a fresh condominium plat onto a hotel that has operated on this corner for three decades.
Reported unit counts vary depending on the source. The property's own sales materials describe 47 individually deeded condo-hotel units. A hospitality management firm that has advised on the property separately describes it as a 52-key operation with standard rooms, king suites, and kitchenette units. Both can be true if not every key in the building is individually deeded and sold, so confirm the specific unit count and deeded-versus-hotel-operated split for any unit you are evaluating.
What locals know
Notes from the interchange.
I have watched the Exit 8 corridor grow for two decades. Here is what I would tell a friend looking at Zion Promenade.
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This is an investment property first. The unit sizes, the rental structure, and the location all point at nightly rental income and 1031-exchange buyers more than a personal residence. Go in with that lens.
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Confirm which entity manages the unit. A condo-hotel typically has a rental management structure tied to the deed. I would want the current management agreement in hand before making an offer, not after.
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The plat is new, the building is not. Zion Promenade Hotel was recorded as a subdivision plat in April 2026 on a building that dates to 1995. Ask what has and has not been updated in the renovation before you assume everything is new.
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Know your unit's position. Units face the pool courtyard, the parking lot, or the shopping center. Two units at the same square footage are not the same product once you factor in view and noise.
Buy or sell here
The buyer side and the seller side.
Buying at Zion Promenade
Zion Promenade sits at 245 Red Cliffs Drive in the Middleton area of St. George, right at the I-15 Exit 8 interchange where St. George Boulevard, River Road, and Red Cliffs Drive come together. The Shoppes at Zion sits directly across Red Cliffs Drive, and a Smith's grocery store is on the same street a few blocks north.
It is a condo-hotel: a recorded condominium plat, filed with Washington County as Zion Promenade Hotel, where individual hotel-style units are privately owned and can be used personally, rented nightly, or both. Units run around 286 square feet, mostly one-bedroom layouts, and the property still operates as a branded hotel alongside the individually owned units.
The property includes an outdoor pool, a hot tub, fire pits, BBQ grills, guest laundry, a business center, and complimentary breakfast. A renovation of the building and its amenities has been underway. Confirm the current amenity list and any rental program details before you buy, since a renovation in progress can change what is finished and what is not.
Recent MLS-listed units have priced in the $239,000 to $249,000 range for roughly 286-square-foot one-bedroom condo-hotel units. That is a thin, specific market, not a broad comp set, so check the live listings above for what is actually available right now.
Ready to look? See what is on the market or tell me what you are after.
Selling at Zion Promenade
The condo-hotel structure is built around nightly rental, and the Exit 8 location puts it in one of the busiest travel corridors in St. George. I would still confirm the current rental program, any manager requirements, and the real numbers before you buy, not after.
Condo-hotel value depends on unit size, floor, view, and whether the unit has been through the building's renovation. Generic online estimators are not built for this product type. Start with the home valuation page and I will pull real comps from inside the building.
List with me and your unit 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.
With the building mid-renovation and the Exit 8 corridor as busy as it is, a well-presented, correctly priced unit tends to draw attention. Tell me your timeline and I will give you a straight read on your specific unit, not a generic pitch.
Thinking about it? Start with your number or see how featuring works.
Keep exploring St. George
Want a closer look at Zion Promenade?
Buying, I can pull the current listings and tell you honestly which units make sense for what you are after. Selling, I will give you a straight number and a plan to get your unit featured in front of the buyers already on this site. Either way, we start with a conversation.
Selling at Zion Promenade
Want to sell your home in Zion Promenade? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that treats a condo-hotel unit like the specific product it is.