A Washington City community
Living in Frontier.
A newer custom-home enclave on the southeast edge of Washington Fields, platted in 2022 for bigger lots than most of the Fields. One name covers two things here: finished custom homes, many built with deep RV garages, and bring-your-own-builder lots that buyers are still putting houses on. St. George sits just over the Mall Drive bridge, and the open desert toward Warner Valley starts off the far end of the street.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This is the honest version of what Frontier offers, what it costs, and what I would check before you buy a finished home or a lot up here.
New to the area? Start with the Washington City guide, then come back for the neighborhood.
Current listings
Homes for sale in Frontier.
No active listings today. Half of Frontier is finished custom homes and half is bring-your-own-builder ground still going vertical, a mix that keeps ready resales scarce by design. Home or lot, the next filing registers here as the MLS takes 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 check the Washington County MLS daily and will call you the moment something lists in Frontier, a finished custom build with one of those deep RV garages or one of the larger bring-your-own-builder lots running toward half an acre. Because it is a mixed lot-and-home pool, I will help you sort which type actually fits your plan before you make an offer.
Selling here
Own a home in Frontier?
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 Frontier
The quiet edge of the Fields.
Frontier sits where Washington Fields stops being a wall of tract roofs and starts to feel like the desert again. You reach it off Washington Fields Road, with Frontier Drive and Tombstone Drive making up the heart of it, on the southeast end where the lots run larger and the next street over is open ground toward Warner Valley. It is a newer neighborhood, platted in 2022, so on any given week you may see a finished custom home next to a lot that is still framed or still bare dirt.
That mix sets the rhythm. Mornings are quiet, with the occasional contractor truck headed to a build, and the light comes up clean over the Fields with the Pine Valley Mountain off to the northwest. This is a part of town that drew people who wanted space, so you see boats, trailers, and side-by-sides parked behind deep garage doors rather than crowding the street.
The trade for that elbow room is being on the far edge: you are a few minutes farther from a grocery store than the inner Fields, and you cross the Mall Drive bridge to reach most of St. George. For the buyer who wants a bigger lot and room for toys, that is an easy trade. I tour it as exactly what it is, a build-out neighborhood where the lot and the garage matter as much as the floor plan.
Around the neighborhood
What sits right outside your front door.
A handful of things make this corner its own place, and each one is specific: bigger lots than the inner Fields, a working family farm minutes away, the Virgin River corridor to the north, Sand Hollow to the east, and the open desert that starts right off the edge of the street.
Staheli Family Farm, ~4 min
The working family farm at 3400 S Washington Fields Road runs corn mazes in October and a drive-through Christmas light show in December. It is the seasonal heartbeat of the Fields, and from Frontier it is a four-minute drive up the road.
Sand Hollow State Park, ~15 min
Warm blue water against red sand dunes, about fifteen minutes east toward Hurricane. Boating, paddleboarding, swimming, and the Sand Mountain dunes for OHVs. The deep garages in Frontier exist partly so the toys that go here have a home.
Washington Fields ballfields, ~6 min
The Washington City sports complex and the Fields parks sit a few minutes back toward the river, with baseball and softball diamonds, splash play, and the youth leagues that fill spring and summer evenings across this side of town.
Open desert off the edge
Frontier sits on the outer rim of the Fields, so the BLM ground and the dirt roads toward Warner Valley, where the dinosaur tracks are, start within a couple of minutes. It is the rare in-town address that backs up to genuine open space.
Homes & lots
Two markets under one name.
Frontier is not a production tract where one builder repeats a handful of plans. It was platted in 2022 as a custom and semi-custom subdivision, and that shapes everything about how it trades. Under one name you have two distinct things: finished custom homes built from the early 2020s on, and bring-your-own-builder lots that buyers are still developing. Lump them together and the numbers mislead you, because a bare lot and a finished six-figure-upgrade home are not the same market wearing the same street.
The finished homes lean larger and more bespoke than the inner Fields. Expect single-family construction with the heavier custom touches, things like 2x6 framing, taller ceilings, and the deep RV or oversized garages that show up again and again here, on lots that often run from about a quarter acre up toward 0.41 acre. Square footage is genuinely varied because each home was designed, not picked from a plan sheet, so it pays to read each listing rather than assume a neighborhood average.
The lots are their own market. Bring-your-own-builder parcels here have generally sold in the high $200,000s to the mid $300,000s depending on size, and the finished custom homes range much higher, with the largest builds reaching into seven figures. Bare land is priced on size, utilities, and what you can fit on it, not on what the neighbor's finished house sold for.
For buyers, decide first whether you want to buy finished or build. For sellers, the same split drives your comps. In a small, still-building pool, the right three comparables matter far more than any average, so confirm everything against the live listings before you settle on a number.
A bare lot and a finished custom home can share a street and still be two completely different sales. The first job is keeping them in separate piles.
Trails & outdoors
Open ground starts off the edge.
Being on the rim of the Fields is the outdoor story here: the developed parts of Washington are behind you and the desert is in front. Here is the honest tiering, from a paved walk by the river to a full day at the lake.
Virgin River Trail (easy)
The paved Virgin River Trail follows the river corridor across Washington and into St. George, flat and good for walking, jogging, or an easy bike ride. The nearest Washington Fields access is a short drive north, about five minutes from Frontier.
Warner Valley dinosaur tracks (moderate)
The dirt road toward Warner Valley starts off the edge of the neighborhood, leading to the preserved dinosaur trackway and quiet desert riding and walking. A high-clearance vehicle helps, and it is one of the closest true-desert outings to any in-town home.
Sand Hollow and Sand Mountain (day)
About fifteen minutes east, Sand Hollow State Park pairs a reservoir with the Sand Mountain dune system, the region's marquee spot for boats and side-by-sides. Quail Creek State Park sits just beyond for fishing and flatwater paddling.
Red Cliffs Desert Reserve (day)
North and west of town, the Red Cliffs Desert Reserve protects red rock and slickrock trails for hiking and mountain biking. The closer reserve trailheads are roughly ten to twelve minutes from Frontier across the river.
Farther out, Zion National Park's south entrance is about forty minutes east through Hurricane and Springdale, and Snow Canyon State Park is roughly half an hour northwest. The full day-trip map lives in the Washington City guide.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from out here." The honest version: Frontier trades a few extra minutes to the store for a bigger lot, so most errands run to the Mall Drive corridor in St. George just across the river. Times are measured from the corner of Frontier Drive and Tombstone Drive; from the far lots, add a minute or two.
| The errand | Where it happens | From the neighborhood |
|---|---|---|
| Full grocery run | Smith's Marketplace, 565 S Mall Drive | ~10 min |
| Second grocery option | Walmart Supercenter, 625 W Telegraph St | ~12 min |
| Pharmacy and urgent care | Mall Drive medical corridor, St. George | ~10 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~10 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~12 min |
| Dinner out | Mall Drive and Red Cliffs dining, St. George | ~10 min |
| Wholesale club | Costco, St. George off Exit 6 | ~15 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
Farther out, Sand Hollow and Quail Creek are about fifteen minutes east, Zion National Park is roughly forty minutes, and Las Vegas is about two hours south on I-15. The full day-trip map lives in the Washington City guide.
Schools & education
Schools, by the facts.
Frontier is part of the Washington County School District, inside the Crimson Cliffs cone that serves the Washington Fields area. The district runs this side of town as a feeder chain: a neighborhood elementary (grades K-5), then Washington Fields Intermediate (grades 6-7), Crimson Cliffs Middle School (grades 8-9), and Crimson Cliffs High School (grades 10-12) at 4430 S Crimson Cliffs Way. The Fields are served by elementaries including Majestic Fields and Horizon, and the exact one depends on the address.
Boundaries shift as Washington Fields keeps building, and the district has run boundary reviews on this side of town recently, so confirm the current assignment for any home you are serious about directly with the district rather than guessing from a map. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself. Utah Tech University and Dixie Technical College are both about fifteen minutes away in St. George.
I cover the bigger education picture, including Utah Tech and Dixie Tech, in the Washington City guide.
Build it your way
The bring-your-own-builder option.
The thing that genuinely sets Frontier apart from the tract neighborhoods around it is the bring-your-own-builder lot. Most of Washington Fields is sold as a finished product by a production builder; Frontier was platted with a run of larger parcels you can buy and build on with the builder of your choice. That is why the street reads the way it does, with custom homes, framed shells, and bare dirt all on the same block at the same time.
It opens a door that a finished tract home does not. You can size the garage to the boat and the side-by-side instead of squeezing into a standard two-car, set the floor plan around how you actually live, and pick finishes rather than inherit them. The larger lots, running up toward 0.41 acre, are what make that possible. It is also more work: you are managing a build, a timeline, and a budget instead of touring a model and signing.
I help on both sides of that decision. If you are buying a lot, I read the parcel, the utilities, the setbacks, and the still-building lots next door before you commit, and I keep lot comps separate from finished-home comps so you are not overpaying for dirt. If you would rather buy finished, I will tell you honestly which of the existing custom homes is priced to its lot and garage and which one is hoping you will not notice the difference.
What I check before you buy a Frontier lot
- The lot dimensions and setbacks against the home and garage you actually want to build, before the dirt is bought.
- Utilities to the parcel, the grading, and how the lot drains, since the edge of the Fields meets open desert.
- Recent lot sales kept separate from finished-home sales, so a bare-dirt price never gets confused with a built one.
- The build-out picture next door, because the lots still under construction shape what your street feels like for the next year or two.
This is general guidance, not construction, lending, or legal advice. Confirm lot specifics with Washington City, your builder, and your lender before you rely on them. Sources: recorded plats, Washington County GIS, and the local MLS.
What locals know
The details I would slow down and check.
Frontier rewards a buyer who reads the small print: the lot, the garage, the build-out around them, and the drive. These are the four things I would walk a friend through before they get attached to any one address out here.
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Do not price a lot off a finished home. A few bare lots in the listings can make the area look cheaper than the built market really is. Keep lot sales and finished-home sales in separate piles and the picture gets honest fast.
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The garage is part of the value here. Frontier's deep RV and oversized garages are a real selling point, not a footnote. Measure the door height and bay depth against the boat or side-by-side you plan to park, before you fall for the kitchen.
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Look at the lots still being built. This is a 2022 subdivision that is not finished. The empty parcels next to your house will be construction sites for a while, so know what is platted around you before you decide the street is quiet.
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Budget the extra drive honestly. The trade for a bigger lot is being on the far edge of the Fields. Most errands run across the Mall Drive bridge into St. George, so drive your real grocery and school route at the time of day you would actually use it.
Buy or sell here
The buyer side and the seller side.
Buying in Frontier
Frontier sits in the Washington Fields area of Washington City, on the southeast edge of the Fields where the streets are newer and the lots run larger. You reach it off Washington Fields Road, with Frontier Drive and Tombstone Drive threading the neighborhood. It is south of the Virgin River, with St. George just over the Mall Drive bridge and the open desert toward Warner Valley off the far end.
Frontier is a newer custom and semi-custom subdivision platted in 2022, not a production tract. You will find single-family homes built from the early 2020s on, plus a set of bring-your-own-builder lots that buyers are still building on. Homes lean larger, with oversized and RV-depth garages a recurring feature, on lots that often run from about a quarter acre up toward half an acre.
Larger than most of the Fields. Recorded lots have run from roughly a quarter acre up to about 0.41 acre, which is part of why so many homes here carry deep RV garages, extra parking, and room to spread out. If you want a custom home with space for toys, this is one of the corners of Washington that was platted with that in mind.
There are two markets here. Bring-your-own-builder lots have generally sold in the high $200,000s to the mid $300,000s depending on size, and finished custom homes range much higher and have reached into seven figures for the largest builds. Because it is a mixed lot-and-home pool, treat any single number 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 Frontier
Values in Frontier swing on lot size, square footage, garage setup, and how custom the build is, more than in a tract neighborhood where every plan repeats. Automated online estimates struggle with custom homes. Start with the home valuation page and I will run a real comparison against the right Frontier and Washington Fields sales, no obligation.
List it with me and your home is featured across MovingUtah, on this page, on the Washington City 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 weight the things a custom build actually trades on: lot size, the garage and RV setup, square footage, finish level, and whether the next-door lots are still being built out. I keep lot sales and finished-home sales in separate piles so a bare-lot price never drags a finished home's number.
Yes, and it is common here. 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 Washington City
Want a closer look at Frontier?
Buying, I can pull the current Frontier mix and keep lots and finished custom homes separate before you compare prices. Selling, I will position your home against the right slice of Washington Fields instead of the whole Fields, garage and lot included. Either way, we start with a conversation.
Selling in Frontier
Want to sell your home in Frontier? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that weighs the lot, the garage, and the custom build instead of leaning on a tract average.