A Washington community
Living in Meadow View Estates.
A small gated pocket in the Washington Fields, off Majestic Drive south of the Virgin River. This is the big-lot, big-house end of the Fields: half-acre parcels, larger two-story homes from around 2008 to 2012, and a gate that keeps the loop quiet while Telegraph Street and I-15 stay only minutes away.
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 this neighborhood offers, what it costs, and what I would check before you buy or sell behind the gate.
New to the area? Start with the Washington guide, then come back for the neighborhood.
Current listings
Homes for sale in Meadow View Estates.
Buying here
Be first in line when one lists.
A small gated loop of half-acre lots keeps its business quiet, which is exactly why Meadow View Estates needs a dedicated reader rather than a passive alert. My Washington County MLS review covers the gate daily; tell me a larger two story near Sullivan's river park is the goal and the next listing inside is relayed the hour it records.
Selling here
Own a home in Meadow View Estates?
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 behind the gate
A quiet loop in a busy field.
Meadow View Estates sits in the Washington Fields, the broad new-build band south of the Virgin River, but it does not behave like the open-street tracts around it. You enter off Majestic Drive through a gate, and the streets inside, W Meadow View Lane and W Meadow View Court, run as a short loop rather than a through-route. That one design choice changes the daily feel: no cut-through traffic, a small set of neighbors, and the kind of quiet that bigger lots and a closed loop tend to produce.
The lots do the rest of the work. At about half an acre, the parcels here are larger than the Fields norm, so the homes sit back from the street with room around them, and several have used that room for pools, sport courts, and covered patios. Majestic Fields Elementary is right up Majestic Drive, and Washington Fields Road carries you north to Telegraph Street, the grocery run, and I-15 in well under ten minutes.
I read this one as a move-up neighborhood, not a starter pocket. The buyers who do well here want space, a garage that fits the toys, and a gate at the front, and they are willing to comp against the right slice of the Fields to get it. Getting that comp set right is the single most useful thing you can do before you fall for any one home behind this gate.
Neighborhood highlights
Six things that set this loop apart.
A handful of specifics make this end of the Fields its own place: the gate, the half-acre lots, an elementary up the street, the river-trail park nearby, fast access to Telegraph and the freeway, and a build era that put real square footage on the ground.
A gated loop off Majestic Drive
Few Washington Fields neighborhoods are gated. The entry off Majestic Drive keeps W Meadow View Lane and Court as a closed loop, which is the rarest thing about this address out here.
Half-acre lots, three-car garages
Parcels run about half an acre, larger than the Fields average, with room for a pool, an RV pad, or a sport court. Most homes carry a three-car garage to match.
Majestic Fields Elementary up the street
Majestic Fields Elementary, grades K-5, sits at 675 Majestic Drive, a short hop from the gate. For these streets the morning school run is minutes, not a cross-town haul.
Virgin River Trail, ~8 min
Sullivan Virgin River Park and the paved Virgin River Trail sit toward the river to the north, about eight minutes out, with a playground, restrooms, and a path that runs for miles in both directions.
Telegraph and I-15, under 10 min
Washington Fields Road runs you north to Telegraph Street and I-15 Exit 13 at Washington Parkway in under ten minutes, putting the Walmart Supercenter and the freeway within an easy reach.
A build era with real square footage
Homes went up mostly around 2008 to 2012 and run larger than the Fields norm, roughly 2,900 to 3,200-plus finished square feet, so the floor plans were drawn for space from the start.
Homes & lots
Bigger homes on bigger lots.
Meadow View Estates is a small, fairly uniform neighborhood, and that makes it easier to read than the sprawling open-street tracts nearby. The homes went up mostly around 2008 to 2012, they are predominantly two-story, and they run larger than the Washington Fields average, generally in the 2,900 to 3,200-plus finished-square-foot range, often with five bedrooms and a three-car garage. The defining feature is the lot: about half an acre, which in the Fields is a meaningful step up from the quarter-acre and smaller parcels around it.
That half-acre is why the backyards vary so much from home to home. Some owners poured a pool, a hot tub, and a covered patio; others left room for an RV pad, a shop, or a sport court. When you compare two homes here that look similar on paper, the backyard build-out and the condition of the finishes are usually where the real price difference lives, not the floor plan.
Because these are larger homes on larger lots inside a gate, they trade above the Fields median, and the spread is wide. I will not put a single number on it here, because in a pool this small the right two or three comparables matter more than any neighborhood average. For buyers, weigh the lot and the build-out, not just the square footage. For sellers, the same rule decides your comps.
On a half-acre lot, the backyard is half the home. Price it like it matters, because here it does.
Trails & outdoors
The river path and the red-rock menu.
The everyday outdoor draw for this neighborhood is the Virgin River corridor to the north, with the bigger Southern Utah recreation a short drive beyond. Here is the honest tiering, from a quick after-dinner walk to a full day out.
Virgin River Trail (easy), ~8 min
The paved multi-use path follows the river. Sullivan Virgin River Park is the nearest trailhead with parking, restrooms, and a playground, and the path runs west toward St. George and east toward the Hurricane bridge.
Grapevine Trail, Red Cliffs, ~15 min
On the edge of the Red Cliffs Desert Reserve, the Grapevine trails offer classic slickrock hiking and mountain biking against red sandstone, about fifteen minutes from the gate.
Sand Hollow State Park, ~20 min
About twenty minutes east, Sand Hollow Reservoir delivers warm-water boating, red sand dunes, and OHV trails, with Quail Creek Reservoir and its trout fishing right beside it.
Washington City Community Center, ~10 min
On Community Center Drive, about ten minutes north, the city center runs an indoor pool with slides, courts, and a fitness floor, a year-round option when the desert sun is doing too much.
Farther out, Zion National Park's south entrance is about 40 minutes east, and Staheli Family Farm, a Washington Fields seasonal fixture for pumpkins and Christmas lights, is a few minutes from the gate. The wider outdoor picture, Zion and Snow Canyon included, is in the Washington guide.
Trail details come from Washington City parks pages and the BLM's Red Cliffs information.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from behind the gate." The short version: Washington Fields Road feeds north to Telegraph Street, so groceries, the freeway, and the hospital are all single-digit to mid-teens minutes. Times are measured from the gate at Majestic Drive; from the far end of the loop, add a minute.
| The errand | Where it happens | From the gate |
|---|---|---|
| Full grocery run | Walmart Supercenter, 625 W Telegraph St | ~9 min |
| Second grocery option | Lin's Fresh Market, Green Springs Dr | ~12 min |
| Pharmacy and urgent care | Telegraph Street clinics & pharmacies | ~9 min |
| Freeway on-ramp | I-15 Exit 13, Washington Parkway | ~9 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~15 min |
| Hardware and home improvement | The Home Depot, Telegraph corridor | ~11 min |
| Shopping | Red Cliffs Mall, St. George | ~13 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
| Boating and dunes | Sand Hollow State Park | ~20 min |
Farther out, the weekend map opens up fast: Zion National Park's south entrance is about 40 minutes east, Snow Canyon State Park is roughly 25 minutes northwest, and Brian Head's ski runs are about 90 minutes north. The full day-trip map lives in the Washington guide.
Schools & education
Schools, by the facts.
Meadow View Estates is part of the Washington County School District, on the Crimson Cliffs cone. The neighborhood is generally served by Majestic Fields Elementary (grades K-5) at 675 Majestic Drive, a few minutes from the gate, then Washington Fields Intermediate (grades 6-7), Crimson Cliffs Middle (grades 8-9) on Crimson Cliffs Way, and Crimson Cliffs High (grades 10-12). The district uses this cone structure of an elementary, an intermediate, a middle, and a high school across the Fields.
Boundaries shift as the Washington Fields keeps filling in, 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 in St. George is about fifteen minutes away.
I cover the bigger education picture in the Washington guide.
Why it's gated
The rare gate in the open Fields.
It is worth saying plainly, because it is the reason this section exists: most of the Washington Fields is open-street, and Meadow View Estates is not. The gate at Majestic Drive is the single thing that most sets this loop apart from the subdivisions on every side of it, and it shapes both the daily feel and the buyer pool. A gated entry plus half-acre lots is an uncommon combination this far into the new-build Fields.
For buyers, the gate is a genuine draw and also a practical detail to plan around. Showings, deliveries, and contractors all need entry, and a gated loop trades a little convenience for a lot of privacy and quiet. I always sort out gate access and any entry details for a specific home before a showing, so nobody is sitting at a closed gate on a Saturday.
For sellers, the gate is part of the story you are selling, but it does not replace honest pricing. The right comps are other larger, gated, half-acre homes, and where those are thin, the best nearby move-up homes adjusted for the gate and the lot. Lead with the privacy, back it with the right numbers, and the gate works for you instead of just sounding good in the listing.
What I check before I call a home here a good fit
- Gate access and entry details, so showings and deliveries are not a guessing game.
- The backyard build-out, since a pool, RV pad, or sport court drives the price as much as the floor plan.
- The comp set, drawn from other larger gated half-acre homes rather than the smaller open-street builds nearby.
- The current school assignment with the district, since Crimson Cliffs cone boundaries shift as the Fields fill in.
What locals know
The details I would slow down and check.
Meadow View Estates rewards a buyer who reads the small print: the gate, the lot, the backyard, and the comp set. These are the four things I would walk a friend through before they get attached to any one home behind this gate.
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The gate is the headline. Very few Washington Fields neighborhoods are gated. If a private, low-traffic loop is what you are after out here, this is one of the short list of places that delivers it.
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The half-acre is the value. A bigger lot in the Fields is genuinely scarce, and it is what lets these homes carry pools, RV pads, and sport courts. Buy the lot, not just the floor plan.
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The backyard is half the deal. Two homes with the same square footage can sit far apart on price once you account for a pool versus a blank slate. I always price the yard, not just the house.
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Comp against the right homes. The smaller open-street builds nearby are not the comp set. Larger, gated, half-acre homes are, and getting that right keeps the pricing honest both ways.
Buy or sell here
The buyer side and the seller side.
Buying in Meadow View Estates
Meadow View Estates is a small gated neighborhood in the Washington Fields, the new-build band south of the Virgin River. Homes line W Meadow View Lane and W Meadow View Court off Majestic Drive, near Majestic Fields Elementary, and the streets feed back to Washington Fields Road, Telegraph Street, and I-15 in a few minutes.
This is a big-lot, big-house pocket, not a starter tract. The homes went up mostly around 2008 to 2012, run larger than the Washington Fields average at roughly 2,900 to 3,200-plus finished square feet, and sit on half-acre lots, many with three-car garages. Several have pools and other backyard build-outs the lot size allows.
Meadow View Estates is in the Washington County School District, on the Crimson Cliffs cone. The neighborhood is generally served by Majestic Fields Elementary (grades K-5) just up Majestic Drive, then Washington Fields Intermediate (grades 6-7), Crimson Cliffs Middle (grades 8-9), and Crimson Cliffs High (grades 10-12). Boundaries shift as the Fields fill in, so confirm the current assignment for any home you are serious about directly with the district.
Yes. The Virgin River Trail and Sullivan Virgin River Park are a short drive north toward the river, the Washington City Community Center on Community Center Drive is about ten minutes, and the Grapevine trails on the edge of the Red Cliffs Desert Reserve are roughly fifteen minutes. Sand Hollow State Park is about twenty minutes east.
Because these are larger homes on half-acre lots, they trade above the Washington Fields median, and the range is wide. Price tracks square footage, lot position, pool and backyard build-out, and how updated the home is more than the address alone. Treat any figure as a starting frame and confirm against the live listings.
Ready to look? See what is on the market or tell me what you are after.
Selling in Meadow View Estates
It is one of the few gated pockets in the Fields, which is the single thing that most sets it apart from the open-street subdivisions around it. The gate keeps cut-through traffic out of a small loop of streets, and combined with the half-acre lots it gives the neighborhood a quieter, more private feel than its neighbors. I always confirm gate access and entry details for a specific home before a showing.
Comp against the right homes. A larger gated home on a half-acre lot should not be priced off the smaller open-street builds nearby just because they share the Washington Fields zip. Get that comp set right, weigh the pool or backyard build-out honestly, and the rest of the pricing gets a lot more accurate.
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 Meadow View Estates?
Buying, I can get you behind the gate, pull the current loop, and weigh the lot and the backyard build-out before you compare prices. Selling, I will position your home against the right slice of the Fields, larger gated half-acre homes, instead of the whole open-street side.
Selling in Meadow View Estates
Want to sell your home in Meadow View Estates? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that comps a gated half-acre home against the right homes and weighs the backyard before it ever names a number.