Live Virgin listings, filtered
Luxury homes in Virgin
The high end of the Virgin market, fed straight from the MLS and sorted newest first, with a grounded read on what luxury means in a small Zion-corridor town where the view is red rock and the supply barely moves.
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Newest first
The newest luxury listings
Fed straight from the local MLS and sorted newest first, weighted toward the upper end of the Virgin market. The read on what the high end really means out here is just below.
Buying here
Here the land and the view set the price.
Top homes here sit on big bench lots with red rock views, or on private land by the river. Before you fall for a lot, check the floodplain, the water, and the zoning. Tell me your budget and the view you want, and I will flag the next one.
Selling here
Own a big view or river property in Virgin?
Buyers on this page want land, privacy, and a setting on the road to Zion. List it with me, Scott Buehler. Your home gets featured on MovingUtah.
See every Virgin listing on the map, with list view and filters. No account needed.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What luxury means in Virgin
Luxury in Virgin is not a finish package. It is land, views, and position that cannot be reproduced. What carries the price out here is the setting: a large parcel on the benches or along the Virgin River at about 3,500 feet, red rock close in every direction, dark skies overhead, and Zion's south entrance about twenty minutes east on SR-9. The town is small, with no production builder and limited water connections, so the supply of genuinely high-end homes is tight, and a single sale can swing reported prices by a big jump.
So the high end here means the best version of a scarce, scenic place. It looks like a custom home on view acreage on the benches framing the canyon walls and the high country, a riverside parcel with irrigation history and real privacy, or the rare cabin-and-acreage estate up Kolob Terrace thousands of feet above the valley. Because every build runs through the water and access realities and the town's land use rules, the genuinely well-sited, code-clean homes carry a premium on top of the premium. Many of the marquee customs are single-level, so they also show up on the single-story page, while the ones that step up a level to capture the view sit with everything else on the all-listings page.
One honest distinction that shapes high-end Virgin pricing more than buyers expect: whole-house nightly rental is banned. Since March 19, 2024, Virgin has prohibited it in its residential, agricultural and commercial zones, and the one exception, the STR Development Overlay, has been closed to new applications since June 20, 2023. So do not price a high-end home as if it can carry nightly rental income. Renting a room or a casita while the owner lives there needs a Residential Hosting permit from the town. On the mountain there is a second wrinkle: a Kolob cabin is a second home, taxed differently than a primary residence and accessed differently in winter. Buying the wrong lot with the wrong plan is the most expensive mistake this market offers.
The pure price filter and the luxury page are not the same tool. The homes over $1M page is a clean price cut; this page is about the homes where the land, the views, the build, and the privacy justify the top of the market. In a town this scarce there is heavy overlap, and both are worth watching. Earlier in the process than show me listings? Start with the Virgin guide for the full picture, and when a home below looks right, that is the moment to reach out.
What the high end looks like here
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View acreage on the benches: custom homes on large parcels above the valley, prized for the red-rock and high-country sightlines and the privacy. The siting and the view carry the price more than the square footage, and dark skies protect the night.
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Riverside parcels: land along the Virgin River with irrigation history and real seclusion. Floodplain status and water shares decide the value as much as the house does, so both belong at the top of the diligence list.
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Kolob mountain estates: the rare cabin-and-acreage property thousands of feet up the terrace, in the county outside the town limits. A second-home purchase, taxed and accessed differently, with winter access and buildability as the first questions.
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Plan without nightly rental income: whole-house nightly rental has been banned in Virgin since March 19, 2024. Do not assume rental income on a high-end parcel.
The local map
Where the high-end homes actually are
Virgin trades in view lots and river benches, not named subdivisions, so the high end concentrates by land and sightline rather than by community. Here is where the top of the market tends to sit, and what to weigh in each. Inventory anywhere is a handful at a time.
View acreage on the benches
The larger parcels on the slopes around the valley are where the big acreage and the privacy live, which is why the upland customs sit at the top of the range. The land and the sightlines are the asset, and water connection or well feasibility, septic, and access decide what a lot is really worth.
Riverside and the river bottom
Parcels along the Virgin River near the town center trade on irrigation history, mature trees, and seclusion. The river is the draw and the caution at once, so pull the FEMA flood zone and inspect the bank on any river-bench parcel before you fall for it.
Custom builds in the valley
A thin layer of newer customs on the remaining large valley lots, built through the water, access, and zoning realities, is where the highest finishes and the cleanest modern siting show up. These are rare and price at the top when they list.
Kolob Terrace estates
Up the road, the rare cabin-and-acreage property thousands of feet above the valley prices on different math, as a second home with seasonal access. Confirm winter access, water, and whether a parcel can be built on before paying for the view.
The SR-9 corridor frontage
Large parcels along the highway are the one place a high-end property might also carry commercial or lodging potential, which prices differently. Confirm the zone and any permit with the town before paying for a use that may not exist.
Toward Rockville and the back roads
Properties on the quiet land toward Rockville and the byways trade on scenery and seclusion. The rural access and services are part of the deal, so weigh the remoteness honestly against the privacy you are paying for.
Before you tour: what to actually check
Nightly rental is banned: whole-house nightly rental has been prohibited in Virgin since March 19, 2024. If your high-end plan assumes rental income, it does not work here. This is the costliest mistake in town.
The view, verified: walk the home and confirm the sightlines to the red rock and the high country match the listing, and ask what could be built or grown to block them. The view is most of the premium out here.
The river and the floodplain: on any river-bench parcel, pull the FEMA flood maps and inspect the bank. The Virgin River has a long flooding history here, and it matters at every price.
Water and what conveys: a high-end parcel may combine a contract culinary connection, a private well, and separate irrigation shares with deep local history. Confirm exactly what serves the property and what conveys, in writing, since water is a title question on acreage.
Buildability on a custom or lot: on a custom, confirm the build quality and that the water, septic, access, and zoning were handled cleanly. A well-sited, code-clean home is worth more than a bigger one that fought the constraints.
Comps over averages: with so few sales, a citywide median is noise. Price a high-end home against the closest genuine comparables, and I will pull them with you.
Want the high-end shortlist without the homework?
Tell me your budget, the views and privacy you want, and whether the goal is a residence to live in or a property to hold. As the southern Utah agent who covers the Zion area, I will line up the showings and do the homework with you. You get straight answers on which lots carry the floodplain and water questions, which views are protected, and what the top of this very scarce market actually supports. I can help you find the home or handle the loan, one role per purchase.
Quick answers
Luxury shopping, answered
More than the town's size alone would suggest, because the location on the Zion corridor adds a premium. Virgin is a very low-volume market where the homes that sell at the top tend to be large-lot, view, or acreage properties, so reported prices jump from month to month, and a single sale can swing them by a large amount. The honest read at the high end comes from the closest comparable sales, not a citywide average. I will pull those sales with you.
Out here the land and the setting are the luxury: a large parcel on the benches or the river, red-rock and high-country views, dark skies, and real privacy about twenty minutes from Zion, on a supply the town keeps tight with no production builder and limited water. On top of that, the genuine high end is the well-sited custom or the rare riverside or mountain estate, built and kept within the water, access, and zoning realities. The location, the views, and the build carry the premium more than the square footage does.
No, not a whole house. Since March 19, 2024, Virgin has banned whole-house nightly rentals in its residential, agricultural and commercial zones, and the one exception, the STR Development Overlay, has been closed to new applications since June 20, 2023. Renting a room or a casita while the owner lives there is possible with a Residential Hosting permit. So a high-end home cannot be assumed to carry rental income. Confirm any lodging plan with the town before you write.
The homes over $1M page is a clean price filter, every listing above that number. This page is about the homes where the land, the views, the build, and the privacy justify the top of the market. In a town this scarce the two overlap heavily, so both are worth watching, but they answer slightly different questions.
Virgin trades in view lots and river benches, not subdivisions, so the high end concentrates by land and sightline. The large bench parcels carry the acreage and the privacy, the riverside lots trade on irrigation history and seclusion, and the rare custom or Kolob mountain estate rounds out the tier. The live listings above are the honest count on any given week.
Tell me your budget, the views and privacy you want, and whether you are buying to live in or to hold, and I will track the top price range and flag the right one the day it lists. At this scarcity a standing alert matters, because the best homes here do not wait for a slow buyer. Pair it with a pre-approval so you can move decisively when it appears.