A Washington community
Living in Cotton Meadow
Cotton Meadow is a small, established subdivision of single-family homes in east Washington City.
LocationCotton Meadow Lane, east Washington, north of the river
Homes for sale in Cotton Meadow
No active listings today
Tell me what you are looking for, and I will watch for it
Most of Cotton Meadow was finished in the late 1990s and 2000s. It has little room left to grow, and owners feel less push to sell. When a home lists, it shows up on the Washington homes for sale page.
The foothill blocks above Telegraph, near the old Cotton Mill, hold Cotton Meadow's quarter-acre resales, and they come up too rarely to leave to chance. The site watches the MLS for you and emails you when one lists. Tell me if you want a rambler (a one-story home) or a two-story. The site watches the MLS for you and emails you when one lists.
Or shop Washington by budget
Listing information comes from the Washington County Board of Realtors MLS and is deemed reliable but not guaranteed.
Part 1 of 3
The area
Life in Cotton Meadow and Around the neighborhood
Life in Cotton Meadow
A quiet, settled corner of east Washington
In shortIts streets sit on and around Cotton Meadow Lane, north of the Virgin River, tucked against the foothills above Telegraph Street. The name nods to the area's Cotton Mission roots, and the historic Washington Cotton Mill sits just down the hill. The river trail, the freeway, and the community center are all a few minutes away.
Cotton Meadow is one of the small, established subdivisions on the east side of Washington City. Its streets sit off Cotton Meadow Lane, north of the Virgin River, up toward the foothills above Telegraph Street. The Hobble Creek area is right next door. From the street, it is just what it looks like: a settled single-family neighborhood that filled in years ago and has stayed quiet ever since. It is not a master-planned community (one a developer laid out as a single project), and nothing here is still being built. That is part of the appeal.
Most homes here were built from the late 1990s through the 2000s, so the trees have grown up and the yards are mature. The streets carry local traffic, not cut-through commuters. Mornings are quiet, afternoons bring the school run, and evenings are sprinklers and a few garage doors going up.
The location works because it is close to everything without sitting on top of it. The historic Cotton Mill and the Washington City Community Center are a few minutes down the hill. The Virgin River Trail and the I-15 ramp at Main Street are just as close. St. George opens up the moment you hit the freeway.
Around the neighborhood
What sits a few minutes from your door
Six things show what this part of east Washington is really like. Five sit a few minutes down the hill: the old Cotton Mill, the city's rec center, the river trail, the freeway ramp, and the historic core. The sixth is the street itself, a small subdivision that does not change much.
The historic Cotton Mill, ~4 min
The 1860s Washington Cotton Factory on Telegraph Street is the landmark behind the neighborhood's name. The restored mill sits just down the hill and is on the National Register (the federal list of historic places). The city's Cotton Mission story centers on this building.
Washington City Community Center, ~5 min
You will find it at 350 N Community Center Drive, a few minutes down toward Telegraph. Inside are an indoor pool with a lazy river and a tube slide, a gym, courts, and programs all year. One building covers most of what you would otherwise pay several memberships to get.
Virgin River Trail, ~6 min
The paved river path and Sullivan Virgin River Park sit down toward the river. The path runs flat along the water and ties into the wider Washington and St. George trail network for walks, rides, and runs.
I-15 at Exit 13, ~5 min
The Main Street interchange, Exit 12, is the closest way onto the freeway. From there, St. George is a quick drive west, and Hurricane and Zion open up to the east.
Washington's historic core, ~5 min
Old-town Washington is a few minutes down the hill, along Telegraph. Horizon Elementary, the city offices, and the original pioneer grid (the first street layout) are all here. This settled, walkable area is the heart of the first townsite.
A small, finished subdivision
Cotton Meadow is a short run of established single-family homes, not a subdivision still being built. It has about 40 homes, and they do not come up for sale often. That keeps the street quiet and the listings scarce.
About the facts in the bar at the top of this page. Sources: Washington County GIS, Washington County MLS, the Washington County School District, and Washington City history pages. Prices move, so ask me for current numbers. Citywide data lives on the Washington City guide.
Part 2 of 3
The homes and the land
Homes & lots and Trails & outdoors
Homes & lots
Established single-family, mature lots
Cotton Meadow is a single-family neighborhood, plain and simple. There are no townhomes, condos, or mixed-use buildings, just detached homes on Cotton Meadow Lane and the streets around it. Most of the subdivision went in from the late 1990s through the 2000s. These are settled homes on settled lots, with the landscaping and trees that come with a couple of decades in the ground.
Floor plans are single-level ramblers (one-story homes) and two-story plans, the styles that defined this stretch of east Washington when it was built. Lots are typically a quarter acre and larger. That gives you a real yard, room for an RV or a garden, and some space between you and the next fence. The neighborhood was built over a short span of years, so the streets look consistent, not like a patchwork of eras.
The main thing to know here is that few homes are for sale at one time. Cotton Meadow is small, so it does not produce a steady flow of listings the way a big new development does. When a home does come up, a handful of nearby sales of similar homes matters far more than any neighborhood average. I price from those sales for buyers and sellers alike. Check everything against current listings before you settle on a number.
In a small, finished subdivision, the right three sales of similar homes tell you more than any neighborhood average ever will.
Trails & outdoors
Water and red rock, both close by
East Washington sits between the river and the red rock, so the outdoor choices run from a flat after-dinner walk to a full day on the water. They are listed from close to home to a weekend drive.
Virgin River Trail (easy)
The paved river path and Sullivan Virgin River Park are about six minutes down toward the river. The path is flat and shaded in stretches, so it works for a walk or ride that does not need a drive to a trailhead.
Red Cliffs Desert Reserve (moderate)
The reserve's slickrock (smooth, bare red rock) and sand trails wrap the north side of Washington and St. George. The Grapevine and Cottonwood Springs trailheads are a short drive northwest, and they are good for desert hiking and biking.
Sand Hollow & Quail Creek (day out)
Sand Hollow has warm blue water and red dunes, and Quail Creek has a cooler reservoir. Both are out toward Hurricane, roughly twenty minutes east, with boating, paddling, swimming, and fishing in season.
Zion National Park (road trip)
The south entrance at Springdale is roughly fifty minutes east, by I-15 and State Route 9. It is close enough for a Saturday you did not plan, and far enough that you still feel like you left town.
The Washington City guide has the wider list of day trips, from the state parks to Warner Valley's dinosaur tracks.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
Scott is an amazing loan officer. Our refinance went smoothly and closed within 2 weeks. He was very conscientious with every detail and professional. He was in contact often throughout the process. We will definitely use him in the future for our real estate needs.
Part 3 of 3
Daily life
Errands & drive times, Schools & education and The Cotton Mission name
Errands & drive times
Errands, measured in minutes
Cotton Meadow Lane feeds down toward Telegraph Street, so groceries, the freeway, and the community center are all under ten minutes away. Times are estimated, measured from near Cotton Meadow Lane at the foothills. From the lower streets, take off a minute.
- Full grocery runAlbertsons, Red Cliffs Dr~6 min
- Second grocery optionWalmart Supercenter, 625 W Telegraph St~7 min
- Pharmacy and urgent careTelegraph Street clinics and pharmacies~6 min
- Freeway on-rampI-15 at Exit 13, Washington Pkwy~5 min
- Community centerWashington City Community Center, 350 N Community Center Dr~5 min
- HealthcareSt. George Regional Hospital, Medical Center Dr~12 min
- Big-box and shoppingRed Cliffs Mall area, St. George~10 min
- Sand Hollow State ParkBoating and red sand beaches, toward Hurricane~20 min
- Zion National ParkSouth entrance, via I-15 and SR-9~50 min
From east Washington, the lakes and parks out toward Hurricane and Zion are close. St. George shopping and medical care are a quick drive the other way. The Washington City guide has the full list of day trips.
Schools & education
Schools, by the facts
Cotton Meadow is part of the Washington County School District, and its students go on to the Pine View group of schools. The neighborhood school in the historic core is Horizon Elementary (grades K-5) at 1970 South Arabian Way, in Washington Fields. After that come Pine View Intermediate (grades 6-7) and Pine View Middle (grades 8-9). Pine View High (grades 10-12) is over in St. George.
The district changes its boundaries as the county grows. A 2024 change, which took effect in 2025, moved parts of northern and eastern Washington Fields from one group of schools to another. For any home you are serious about, ask the district which school it uses today, and do not guess from a map. For outside school data, GreatSchools and Niche both publish numbers you can weigh yourself. Utah Tech University is about fifteen minutes away in St. George.
I cover the bigger education picture in the Washington City guide.
The Cotton Mission name
Where the cotton in the name comes from
The name is not decoration. Washington City was settled in 1857 as part of the Cotton Mission, when Brigham Young sent families south to grow cotton in the warm Virgin River bottoms. That effort earned this whole corner of the state the nickname "Dixie." Cotton Meadow points straight back to that history, and so do Cotton Meadow Lane and a handful of other local names.
You can still see that history at the Washington Cotton Factory on Telegraph Street, a few minutes down the hill. The sandstone mill went up in the early 1860s to spin and weave the valley's cotton. Today it is restored for modern use and listed on the National Register of Historic Places. Few original pioneer factory buildings like it still stand in Southern Utah. The cotton crop itself never really paid off in the desert heat, but the mill and the names it left behind did.
I mention it because it sets this neighborhood apart. This is not a brand-new development with a made-up theme. It is an established east-Washington neighborhood, and its name ties back to the reason the town exists at all. The mill itself is only a few minutes away.
Cotton-history landmarks within a few minutes
- The Washington Cotton Factory on Telegraph Street, the restored 1860s mill on the National Register of Historic Places.
- The original 1850s pioneer townsite grid along Telegraph, the walkable historic core of old-town Washington.
- Washington City's history pages, which lay out the Cotton Mission story behind the local "cotton" names.
What locals know
The details I would slow down and check
A listing photo will not tell you this part. I have lived in Southern Utah for more than 20 years. Here is what I would walk a friend through before they get attached to any one address up here.
It is north of the river, not Washington Fields
Plenty of online listings lump every Washington neighborhood together, but Cotton Meadow sits on the established east side near Pine View Estates. That is a different market from the newer homes in the Fields south of the river.
Having few homes for sale cuts both ways
A small subdivision means few recent sales to price against, for buyer and seller alike, and few other homes listed at the same time. A buyer should be ready to move when the right home actually appears.
These homes have history to inspect
Homes built in the late 1990s and 2000s are well past new. I look hard at the roof, the heating and cooling (HVAC), the water heater, and any updates. At this age, those things shape value more than square footage does.
Telegraph Street is your shortcut
Cotton Meadow Lane feeds straight down to Telegraph and Exit 13. That is why groceries and the freeway stay under ten minutes away, and St. George about ten, from a street that still feels tucked away.
Buy or sell here
The buyer side and the seller side
Buying in Cotton Meadow
Cotton Meadow sits in established east Washington City, north of the Virgin River. Its streets run on and around Cotton Meadow Lane, near the foothills above Telegraph Street, right next to the Hobble Creek area. The historic Cotton Mill, the Washington City Community Center, and I-15 are all within a few minutes.
Mostly established single-family homes, a mix of single-level ramblers (one-story homes) and two-story plans. Most were built from the late 1990s through the 2000s, on quarter-acre and larger lots. Cotton Meadow is small and settled, with no new homes going up, so most homes here come up as resales.
Cotton Meadow is in the Washington County School District, and its students go on to the Pine View group of schools. The neighborhood school in the historic core is Horizon Elementary (grades K-5) on Arabian Way. Next come Pine View Intermediate (grades 6-7), Pine View Middle (grades 8-9), and Pine View High (grades 10-12). The district changes its boundaries as the area grows, so for any home you are serious about, ask the district which school it uses today.
The Virgin River Trail and Sullivan Virgin River Park are about six minutes south of Cotton Meadow, down toward the river. The paved trail runs along the river and ties into the broader Washington City path network for walking, biking, and early-morning runs.
Selling in Cotton Meadow
Prices here change with lot size, condition, view, and which street a home sits on. The subdivision is small, so the right few sales of similar homes matter more than any neighborhood average. Start with the home valuation page, and I will run a real comparison against recent Cotton Meadow and nearby east-Washington sales, with no obligation.
When you list with me, your home is featured on MovingUtah where it fits best. It shows first on the Washington listings and on this Cotton Meadow page, where buyers are already looking. It can also show in the Washington City guide. The get featured page explains how it works. If you are thinking about selling, I would be glad to talk it through with you.
It depends on what is active in the neighborhood right now. Cotton Meadow is small, so only a few homes are ever for sale here at one time. Tell me your timeline and I will tell you plainly what I see, not a pitch.
Yes. It is common here. Most of the work is getting the order and the timing right. I cover the steps in the buy and sell at once guide. I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Washington
How my dual role works. I am licensed in both real estate and mortgage lending. On any single purchase I take one role only, never both at once, and every role is disclosed. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
Talk to Scott
Want a closer look at Cotton Meadow?
Buying? I can pull the current listings and tell you honestly which homes on this east-side street fit what you are after. The site watches the MLS for you and emails you when one lists. Selling? I will price your home against the right nearby sales in east Washington, then get it featured in front of the buyers already on this site.
Why work with me
- I look at the lot, not just the house.Send me a Cotton Meadow listing you like. I will tell you what the photos leave out, and the catch if there is one.
- I can show you any home listed here.It does not matter which brokerage listed it. Tell me which ones you like, and I set up the showings.
- A lender's eye on the listing.I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
- A reply within one business day.Call or text, and I get back to you within one business day.
Or call me: (435) 357-4345I reply within one business day.
Selling in Cotton Meadow
Want to sell your home in Cotton Meadow?
List it with Scott Buehler and get featured on MovingUtah.
I will not tell you I am the best agent, and I will not promise a price. You get honest pricing built on the right sales of similar homes, because this is a small east-Washington subdivision where few homes are for sale at one time.
Call or text (435) 357-4345. I reply within one business day.
More about Washington
Beyond this neighborhood
Picking the right street is half of the decision. The town it sits in is the other half. These are my Washington City guides on The Local, the editorial side of MovingUtah. I wrote them from time on the ground, not from a search results page.
My Washington guides on The Local
The top 10 things to do
The flagship list, ranked by a local, from the reserve on the north edge to the mill downtown.
Read the guideYour first year here
Season by season in a town ten minutes from St. George and nothing like it in feel.
Read the guideGolf in Washington City
Green Spring and Coral Canyon, two very different courses inside the city limits.
Read the guideThe 8 best hikes in Washington
The 8 best hikes in Washington, Utah, ranked easiest to hardest: the river path, dinosaur tracks, Elephant Arch, the Red Reef waterfall, and the canyon route.
Read the guideTen guides in all for Washington City. Browse the Washington City companion, or see every town I cover on The Local.
The town, and tools for your move