A Washington community
Living in Horizons West.
An age-restricted 55-plus community tucked off East Telegraph Street in Washington, built for the kind of single-level, low-maintenance living that lets you lock the door and drive to Zion for the weekend. Every home shares the 504 East Telegraph address and a unit number, the streets are quiet and private, and a community clubhouse anchors the calendar. It is a short hop to the Walmart on Telegraph and to I-15.
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 Horizons West offers, what it costs, and what I would check before you buy or sell in an age-restricted community like this one.
New to the area? Start with the Washington City guide, then come back for the Telegraph corridor.
Current listings
Homes for sale in Horizons West.
Fed straight from the MLS and limited to homes inside the community: new Horizons West listings appear here the day they list, and sold homes drop off. Because the homes share one Telegraph Street address with separate unit numbers, read each listing on its own age, square footage, and condition.
No homes available? Be sure to check out all Washington City listings.
Want the map view? Open the full Horizons West search. Selling instead? Start with what your home is worth.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
On this page
Life on Telegraph
A quiet enclave on a busy street.
Horizons West is one of those places you would drive past on East Telegraph Street without realizing how settled it is behind the entrance. Turn in off Telegraph and the noise drops away: a private interior road, single-level homes with covered patios, and the kind of compact, tidy lots that mean a Saturday is yours instead of the yard's. Every home carries the 504 East Telegraph address with its own unit number, which is just how this community is platted.
The location is the quiet sell. You are on the established Telegraph corridor side of Washington, so the Walmart Supercenter is a two-minute drive, Lin's and Smith's are both within about six minutes, and the I-15 ramp at Exit 13 is right there when you want to point the car toward St. George or Zion. The Virgin River Trail and the Washington City Community Center are close enough to be part of a normal week.
I walk this one as a lifestyle buy, not a square-footage buy. People come here for single-level living, a clubhouse that keeps a calendar, and the freedom to lock the door and leave for a month. Getting clear on that, and on the 55-plus rules, is the first honest step before you fall for any one home in here.
Community highlights
What makes this enclave its own.
Six things define Horizons West, and each one is specific: a clubhouse on the calendar, single-level homes built for easy living, rare in-community RV parking, brand-new 2026 builds dropped into an established enclave, the Walmart two minutes west, and freeway access at Exit 13.
A clubhouse on the calendar
The community clubhouse is the social anchor, running activities through the month. It is steps from most homes on the private road, which is a real difference from a plain street of detached houses.
Single-level, low-maintenance homes
No stairs to fight, compact lots, and many homes with step-free entries and wider hallways. The whole point of the design is that upkeep does not run your week.
Rare in-community RV parking
RV parking is available within the community, and some homes even have a dedicated pad alongside. For Southern Utah travelers that is hard to find in an age-restricted enclave.
Brand-new 2026 Cavco builds
A run of new 2026 Cavco manufactured homes, two bedrooms and two baths, has been added on the open pads, putting current construction inside an otherwise established community.
Walmart two minutes west
The Walmart Supercenter at 625 West Telegraph Street is about a two-minute drive. Day-to-day errands stay on Telegraph instead of turning into a trip across town.
Freeway at Exit 13, ~3 min
Interstate 15 at Exit 13, the Washington Parkway and Telegraph interchange, is about three minutes out. St. George is minutes south and Zion is an easy day trip east.
Homes & pricing
Two eras, one small pool.
Horizons West is a compact community, and the homes split cleanly into two eras. Most are single-level houses built from the mid 1990s into the 2000s, in the neighborhood of 1,100 square feet, two bedrooms and two baths, on small lots that keep the yard work minimal. Then there is the newer wave: brand-new 2026 Cavco manufactured homes on the open pads, the same two-bed two-bath footprint but current finishes and warranties.
That two-era split is the thing to get right before you read a single price. An established 1990s home and a brand-new build do not trade on the same terms, even with the same Telegraph address. Recent sales have generally landed from the mid $200,000s up into the mid $300,000s, with the older homes at the lower end and the new Cavco builds near the top. Because only a handful of homes change hands in a year, one sale can pull an average around, so the right two or three comparables matter far more than any community-wide number.
For buyers, decide early whether you want move-in-ready new construction or an established home you can update on your own timeline. For sellers, comp to the right era and lead with the lifestyle, because in here that is what the buyer is shopping for. Confirm everything against the live listings before you lean on any figure.
In a pool this small, the right two comparables tell more truth than any average ever will.
Recreation & outdoors
The good stuff is a short drive out.
You are not buying trails out your back door here, you are buying easy access to all of them. From the entrance on Telegraph, the recreation map opens up fast, from a paved riverside walk to a red-sand reservoir. Here is the honest tiering, from a normal weekday to a day trip.
Virgin River Trail, ~6 min
The paved Virgin River Trail follows the river through Washington and on toward St. George, a flat, easy walk or ride. It is the everyday outdoor option, no elevation required.
Washington City Community Center, ~5 min
At 350 North Community Center Drive, the city center has an indoor pool, courts, and a fitness area, all about five minutes from the Telegraph entrance.
Sand Hollow State Park, ~15 min
About fifteen minutes east toward Hurricane, Sand Hollow Reservoir brings boating, swimming, red-rock dunes, and an off-road playground at Sand Mountain.
Green Spring Golf Course, ~6 min
Up Green Spring Drive, the city's Green Spring course is a familiar morning round about six minutes away, with the canyon holes that give it its reputation.
Farther out, the weekend map keeps going: Quail Creek State Park sits beside Sand Hollow, the Red Cliffs Desert Reserve and its Anasazi Valley petroglyphs are a short drive northwest, and Zion National Park is roughly forty minutes east on SR-9. The full day-trip picture lives in the Washington City guide.
Recreation details come from Washington City and Utah State Parks. The wider outdoor menu is covered on the Washington City guide.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from in here." The short version: the community sits right on Telegraph Street, so groceries, the freeway, and the city center are all single-digit minutes. Times are measured from the community entrance at 504 East Telegraph Street; add a minute from the back of the private road.
| The errand | Where it happens | From the entrance |
|---|---|---|
| Big-box and groceries | Walmart Supercenter, 625 W Telegraph St | ~2 min |
| Full grocery run | Lin's Fresh Market, Green Spring Dr | ~6 min |
| Pharmacy and grocery | Smith's Food & Drug, Red Cliffs Dr | ~5 min |
| Healthcare | St. George Regional Hospital, Medical Center Dr | ~12 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~3 min |
| Pool and rec | Washington City Community Center, 350 N Community Center Dr | ~5 min |
| A round of golf | Green Spring Golf Course, Green Spring Dr | ~6 min |
| Downtown errands | Downtown St. George | ~12 min |
| Lake day | Sand Hollow State Park | ~15 min |
Farther out, the weekend map opens up fast: Zion National Park is about 40 minutes east on SR-9, the St. George Regional Airport is roughly 20 minutes south, and Cedar City sits about 50 minutes up I-15. The full day-trip map lives in the Washington City guide.
Schools & education
Schools, by the facts.
Horizons West is part of the Washington County School District, in the Pine View cone. By address the area is generally served by Washington Elementary (grades K-5) at 300 North 300 East, then Pine View Intermediate at Fossil Ridge (grades 6-7), Pine View Middle School (grades 8-9), and Pine View High School (grades 10-12).
Because Horizons West is an age-restricted 55-plus community, school assignment rarely comes up for the people buying here, but it can matter for a visiting grandchild or a future resale story, so I list it plainly. Boundaries can shift as Washington grows, 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.
I cover the bigger education picture for the area in the Washington City guide.
The 55+ side of it
What age-restricted actually means.
This is the part that makes Horizons West different from a regular street, so it gets its own section. The community is an age-restricted 55-plus community. That status is legally protected, which means qualifying-age documentation is part of every purchase, and it is the single most important thing to verify in writing before you get attached to a specific home. I confirm it up front so nobody discovers a problem at the closing table.
The flip side is the appeal. Age-restricted, single-level, low-maintenance living is exactly what a lot of buyers want at this stage, and it is genuinely hard to find with a clubhouse and RV parking at this price point in Washington County. The compact lots and the design are not a compromise here, they are the product: lock the door, drive to Zion or to see family, and come back to a yard that did not grow into a project while you were gone. For the wider picture of what this stage of life can look like across Utah, our retirement guide is worth a look.
So I treat the rules as a feature, not fine print. I would rather walk you through the age qualification and the community documents on the front end than have a deal fall apart over a surprise. That is how you buy in an age-restricted community without regret.
What I check before I call a home here a fit
- The age qualification and the documentation a buyer needs to provide, confirmed in writing before we write an offer.
- Whether the home is an established 1990s build or one of the new 2026 Cavco homes, because the two price and inspect differently.
- The accessibility features in the specific home, since step-free entries and wider halls vary unit to unit.
- Whether the home includes or has access to RV parking, which is a real value driver for travelers in this community.
This is general guidance, not legal advice. Confirm the age qualification and community documents for any specific home with the community and your closing professionals before you rely on it. Sources: the local MLS, recorded plats, and community listing detail.
What locals know
The details I would slow down and check.
Horizons West rewards a buyer who reads the small print: the age rules, the era of the home, the lifestyle features, and the small-pool pricing. These are the four things I would walk a friend through before they get attached to any one home in here.
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Confirm the 55+ rules in writing. The age restriction is the defining feature of the community. Verify the qualification and documentation up front, not at the closing table.
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An old build and a new build are different math. A 1990s home and a 2026 Cavco share the Telegraph address but trade on different terms and need their own comps.
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RV parking is a real value driver. In-community RV parking, and a pad beside some homes, is rare in age-restricted Washington County. Check what a given home actually includes.
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Read the pool, not the average. Only a handful of homes sell here in a year, so one sale can swing an average. The right two or three comparables tell the real story.
Buy or sell here
The buyer side and the seller side.
Buying in Horizons West
Horizons West sits on the south side of East Telegraph Street, with every home sharing the 504 East Telegraph Street address and its own unit number off a private interior road. It is the established Telegraph corridor side of Washington, a couple of minutes from the Walmart Supercenter and a short hop to I-15 at Exit 13.
Single-level homes built for low-maintenance living. Most date from the mid 1990s into the 2000s, and a run of brand-new 2026 Cavco manufactured homes, two bedrooms and two baths, has been added on the open pads. Floor plans are open, lots are compact, and many homes carry accessibility features like step-free entries and wider hallways.
Yes. Horizons West is an age-restricted 55+ community, so qualifying-age documentation is part of every purchase. That status is the single most important thing to confirm in writing before you fall for a specific home, and I check it on the front end so there are no surprises at closing.
The Walmart Supercenter at 625 West Telegraph Street is about a two-minute drive west, Lin's Fresh Market on Green Spring Drive is roughly six minutes, and Smith's on Red Cliffs Drive is about five. St. George Regional Hospital is around twelve minutes, the I-15 ramp at Exit 13 is about three, and the Washington City Community Center is roughly five.
Recent sales have generally landed in the mid $200,000s to the mid $300,000s, with the older established homes at the lower end and the newer Cavco builds near the top. Treat that as a starting frame, because the pool is small and a single sale can move the picture, then confirm against the live listings.
Horizons West is in the Washington County School District, Pine View cone: Washington Elementary (K-5) at 300 North 300 East, Pine View Intermediate at Fossil Ridge (6-7), Pine View Middle School (8-9), and Pine View High School (10-12). Because this is an age-restricted community it rarely matters here, but boundaries can shift, so confirm the current assignment with the district.
Ready to look? See what is on the market or tell me what you are after.
Selling in Horizons West
Comp the right product. A new 2026 Cavco home and an established 1990s home should not be priced off the same handful of sales just because they share the Horizons West address. Lead with the single-level, low-maintenance, 55+ lifestyle, because that is what the buyer here is actually shopping for.
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.
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 Horizons West?
Buying, I can pull the current Horizons West homes, separate the established builds from the new 2026 Cavco homes, and walk you through the 55-plus rules before you compare prices. Selling, I will position your home against the right slice of the community instead of the whole Telegraph corridor.
Selling in Horizons West
Want to sell your home in Horizons West? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that comps the right era and leads with the single-level, 55-plus lifestyle this community is known for.