A Washington community
Living in Grace Villas.
Washington City's east side, just off Buena Vista Boulevard near Tortoise Rock Road, about half a mile in from Interstate 15 at Exit 13. Grace Villas is a tight enclave of attached townhomes built to one repeating plan, so the homes read alike. The Grapevine Trailhead sits near the same interchange, the Washington Parkway Trail runs along the road you live off of, and Telegraph Street is a few minutes south.
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 these townhomes offer, what they cost, and what I would check before you buy or sell one, including the part about how much the unit position changes the math.
New to the area? Start with the Washington guide, then come back for the enclave.
Current listings
Homes for sale in Grace Villas.
No active listings today. Grace Villas is a tight enclave built to one repeating floor plan, so there are only so many townhomes that can ever be for sale at the same time. New listings appear here the same day they hit the MLS. Prefer to hunt on your own? Open the map search or start from the homepage.
Buying here
Be first in line when one lists.
Nearly every Grace Villas townhome runs the same roughly 1,500 square foot plan, which turns end unit versus interior into the deciding question, one I answer on each Buena Vista Boulevard entry my daily Washington County MLS reading finds. Choose your answer and the next matching unit reports to you at once.
Selling here
Own a home in Grace Villas?
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 the enclave
Low-maintenance, right off the parkway.
Grace Villas is one of Washington City's tucked-in east-side names, sitting just off Buena Vista Boulevard near Tortoise Rock Road, about half a mile in from the Exit 13 interchange. You turn off the parkway and you are already home. The enclave is small and self-contained, the streets short, and because it is built to a single townhome plan the rooflines repeat in an orderly way as you drive through.
It reads as a low-maintenance place by design. These are attached townhomes with shared walls and compact yards, so the weekend is not built around mowing a big lot. The Grapevine Trailhead sits near the same Exit 13 interchange you came in on, the paved Washington Parkway Trail runs along the road out front, and Telegraph Street with its grocery and fuel is a few minutes south.
I tour it as a single-product neighborhood, because that is what it is. Walk three different listings here and you are largely walking the same floor plan three times, which sounds dull until you realize how much easier it makes a fair price. The variable is not the plan. It is condition, the level of finish, and whether the unit is an end or an interior townhome.
Around the corner
The east side has its own logic.
Six things make this corner its own place, and each one is specific: the freeway two minutes out, a trailhead near the same interchange, a paved path along the parkway out front, the Telegraph corridor for errands, Sand Hollow for the weekend, and a single floor plan that makes the math unusually clean.
I-15 Exit 13, ~2 min
The Washington Parkway interchange at Exit 13 is right at the end of Buena Vista Boulevard, so the freeway is a two-minute roll. St. George is south, Hurricane and Sand Hollow are east, and you barely touch a stoplight to reach either.
Grapevine Trailhead near the interchange
The Grapevine Trail into the Red Cliffs National Conservation Area launches from a trailhead near the Exit 13 interchange, a few minutes away. Real red-rock hiking that begins almost at the freeway off-ramp you live beside.
Washington Parkway Trail out front
A paved path runs along Washington Parkway from Main Street out toward the Grapevine area near Exit 13. It is the after-dinner walk you take without driving anywhere, right along the road the enclave opens onto.
The Telegraph Street corridor
Washington City's commercial spine runs along Telegraph Street, a few minutes south, with the Walmart Supercenter at 625 W Telegraph St and fuel, dining, and services clustered nearby. Details in the errands table below.
Sand Hollow, ~20 min east
Sand Hollow State Park, blue water against red dunes, is about twenty minutes east via SR-9, with Quail Creek State Park on the way. Boating, paddleboarding, and a beach that fills early on a summer Saturday.
One plan, one clean comp set
Nearly every home is the same townhome floor plan, around 1,500 square feet, so pricing is tighter and easier to read than in a mixed neighborhood. The comps practically line themselves up for you.
The townhomes
One plan, repeated with care.
Grace Villas is genuinely a single-product enclave, and that is the part most online searches miss. Under one name you have attached townhomes built to essentially one floor plan: around 1,500 square feet, three bedrooms and two bathrooms, with a two-car attached garage. The finishes are consistent too, granite counters, first-floor tile, a barn door at the primary bath, and a raised entry ceiling that gives the front hall a little lift.
So I read it differently than a mixed neighborhood. There is no detached-versus-attached split to untangle, no lot-size lottery, no four-bedroom outlier dragging the average. The two things that actually move value here are condition and unit position. An end townhome carries an extra window wall and a touch more separation, while an interior unit trades that for being tucked in the middle of the building. The level of finish, original versus updated, does the rest.
That uniformity is a real buying advantage. When you can compare your candidate against three near-identical neighbors that just sold, the number stops being a guess. For sellers it cuts both ways: your competition is the other look-alike units on the market, so condition and presentation carry more weight than they would in a one-of-a-kind home.
For buyers, focus on the unit, not the plan. For sellers, do the same before you set a price. Confirm everything against the live listings, because in a tight, single-plan pool the two or three on-market comparables matter more than any neighborhood average.
When every home is the same plan, the price stops being about the floor plan and starts being about the unit.
Trails & outdoors
Three kinds of walk, all close by.
The east side stacks its trails by type, and Grace Villas sits within reach of all three: a paved path out front, a desert hike near the interchange, and a river trail a few minutes south. Here is the honest tiering, from walk-from-home to weekend.
Washington Parkway Trail (easy)
A paved, flat path that follows Washington Parkway along the road out front, running from Main Street toward the Grapevine area near Exit 13. The kind of stroll, jog, or stroller loop you take after dinner without getting in the car.
Grapevine Trail (moderate)
From the trailhead near Exit 13, the Grapevine Trail runs an out-and-back into the Red Cliffs National Conservation Area, a moderate route through sandstone and red-rock canyon with real desert scenery and a few hundred feet of climb.
Virgin River Trail
Where Washington Parkway meets East Telegraph Street, a few minutes south, the paved Virgin River Trail picks up and follows the river corridor through Washington City. Flat, shaded in stretches, and good for a longer ride or a riverside walk.
Sand Hollow & Quail Creek, ~20 min
About twenty minutes east via SR-9, Sand Hollow State Park opens up boating, paddleboarding, and the dunes, with Quail Creek State Park on the way for a quieter swim and a shorter drive.
Farther out, Zion National Park is roughly forty minutes east, and the wider Red Cliffs Desert Reserve adds dozens of miles of trail across the north side of the metro. The full outdoor picture is in the Washington guide.
Trail details come from Washington City's parkway-trail project pages and Red Cliffs National Conservation Area resources. The wider outdoor map, Zion and Snow Canyon included, is in the Washington guide.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from out here." The short version: Buena Vista Boulevard feeds straight onto Washington Parkway and the freeway, so the interstate, groceries, and the hospital are all single-digit to mid-teens minutes. Times are measured from Buena Vista Boulevard near Tortoise Rock Road; from the back of the enclave, add a minute.
| The errand | Where it happens | From the enclave |
|---|---|---|
| Full grocery run | Walmart Supercenter, 625 W Telegraph St | ~7 min |
| Second grocery option | Harmons at Sienna Hills, near Exit 10 | ~9 min |
| Pharmacy and urgent care | Telegraph Street clinics & pharmacies | ~7 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~2 min |
| Healthcare | St. George Regional Hospital, Medical Center Dr | ~14 min |
| Big-box and shopping | Red Cliffs Mall, St. George | ~12 min |
| Wholesale club | Costco, St. George | ~13 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
| Lake day | Sand Hollow State Park, via SR-9 | ~20 min |
Farther out, the weekend map opens up fast: Zion National Park is about 40 minutes east, Snow Canyon State Park is roughly 25 minutes northwest, and Las Vegas is about two hours south on I-15. The full day-trip map lives in the Washington guide.
Schools & education
Schools, by the facts.
Grace Villas is part of the Washington County School District. The area is generally served by Majestic Fields Elementary (grades PK and K-5), then Washington Fields Intermediate (grades 6-7), Pine View Middle School (grades 8-9), and Pine View High School (grades 10-12). The intermediate-then-middle structure is Washington County's standard cone-site path, so a student here moves through four buildings across the K-12 run.
Boundaries can shift as the east side keeps growing, 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 guide.
The one-plan advantage
Why a single floor plan helps you.
It is worth saying plainly, because it is the reason this section exists: Grace Villas is built almost entirely to one townhome plan. In most neighborhoods that would be a footnote. Here it is the single most useful thing to understand, because it changes how you price, how you shop, and how you sell.
When the floor plan barely changes from door to door, the comps stop being apples-to-oranges. A near-identical unit that sold last quarter is a genuine read on yours, not a rough analogy. That means less guesswork on value, faster clarity on whether a list price is fair, and a tighter range overall. The flip side is that you cannot hide behind a unique floor plan, so condition and finish do the heavy lifting.
Within that sameness, two things still separate one home from the next. The first is unit position: an end townhome carries an extra exterior wall, more windows, and a bit more buffer, while an interior unit sits between two neighbors. The second is the level of finish and how the home has been kept. Those two variables, not the plan, are where the real price spread lives, and they are exactly what I weigh first.
What I check before I call a unit here a good buy
- Whether it is an end or interior townhome, and how the extra windows and buffer change the feel.
- The condition and level of finish against the two or three near-identical units that recently sold.
- The shared wall and the garage placement, since on an attached plan those shape day-to-day living.
- How the listing is priced against the on-market look-alikes, not a stale neighborhood average.
This is general guidance, not an appraisal. Confirm any specific property and its comps with me and a qualified inspector before you rely on it. Sources: the local MLS, recorded plats, and Washington County GIS.
What locals know
The details I would slow down and check.
Grace Villas rewards a buyer who reads the small print: the unit position, the shared wall, the way to the parkway, and how the freeway noise lands. These are the four things I would walk a friend through before they get attached to any one door here.
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End units price differently than interior. An end townhome carries an extra window wall and a bit more buffer, and the market knows it. Do not assume two listings here are interchangeable just because they share a floor plan.
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Exit 13 is the whole point. Buena Vista Boulevard runs you onto Washington Parkway and the interstate in about two minutes, which is why this corner commutes so easily to St. George and out to Sand Hollow without fighting Telegraph Street traffic.
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The Grapevine Trailhead is your secret weapon. A real Red Cliffs hike launches near the same Exit 13 interchange you drive through daily, so you can be on red rock minutes from your garage. Most townhome buyers do not realize it is that close.
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Listen at the shared wall. On an attached plan, sound and the neighbor's garage matter. I stand in the rooms that back the party wall before I call a unit quiet, and I would have you do the same on a second showing.
Buy or sell here
The buyer side and the seller side.
Buying in Grace Villas
Grace Villas sits on Washington City's east side, off Buena Vista Boulevard near Tortoise Rock Road, about half a mile in from Interstate 15 at Exit 13. The townhomes line interior streets just off the parkway corridor, with Telegraph Street and the Virgin River a short drive south and the Grapevine Trailhead near the same Exit 13 interchange.
Grace Villas is one product, not three. It is an enclave of attached townhomes, the bulk of them around 1,500 square feet, three bedrooms and two bathrooms with a two-car attached garage. Finishes run to granite counters, first-floor tile, a barn door at the primary bath, and a raised entry ceiling. Because the plan barely changes from door to door, the homes read alike.
Grace Villas is in the Washington County School District. The area is generally served by Majestic Fields Elementary (grades PK and K-5), Washington Fields Intermediate (grades 6-7), Pine View Middle School (grades 8-9), and Pine View High School (grades 10-12). Boundaries shift as the east side grows, so confirm the current assignment for any specific home with the district.
Yes. The Grapevine Trailhead into the Red Cliffs National Conservation Area sits near the Exit 13 interchange a few minutes away, the paved Washington Parkway Trail runs along the parkway you live off of, and the Virgin River Trail picks up where Washington Parkway meets East Telegraph Street. Three different kinds of walk, all reached without driving far.
Because nearly every home is the same floor plan, the pricing is tighter and easier to read here than in a mixed neighborhood. The number still moves with condition, upgrades, and whether the unit is an end or an interior townhome. Treat any figure you see as a starting frame and confirm it against the live listings, which is what I do on every comp.
It feels low-maintenance by design. These are attached units with shared walls and compact yards, so weekends are not built around a big lot. Where you sit in the building matters more than usual: end units get an extra window wall and a little more separation, while interior units trade that for being tucked in the middle. I walk the specific unit and listen to the shared wall before I call any one a buy.
Ready to look? See what is on the market or tell me what you are after.
Selling in Grace Villas
Your competition is your neighbors, almost literally. When most units share a floor plan, buyers compare yours side by side with the others on the market, so condition, upgrades, and end-versus-interior position carry the pricing. Get those three right and the home stands out in a field of look-alikes instead of getting lost in it.
I start with live MLS comps inside the enclave, which is a real advantage here because the floor plan is so consistent. From there I adjust for condition and upgrades, for whether it is an end or interior unit, and for the level of finish, then sanity-check against the broader east-side townhome market.
List it with me and your home is featured across MovingUtah, on this page, on the Washington hub, and in the featured listings buyers browse on this site. The get featured page walks through exactly how that works.
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 Washington
Want a closer look at Grace Villas?
Buying, I can pull the current Grace Villas listings and tell you honestly which units are end versus interior and how each one is priced against the look-alikes already sold. Selling, I will position your townhome against the right slice of the enclave instead of a stale neighborhood average.
Selling in Grace Villas
Want to sell your home in Grace Villas? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that reads your unit against the right look-alikes before it ever names a number.