A Washington community
Living in Red Field.
A residential pocket in Washington's Washington Fields, the wide build-out band south of the Virgin River. The Red Cliffs rise to the north, the river trail runs along the bottoms, and Telegraph Street with its big-box errands and the I-15 ramps are a short drive 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 where Red Field sits, what it costs, and what I would check before you buy or sell inside a neighborhood this small in an area this large.
New to the area? Start with the Washington guide, then come back for the Fields.
Current listings
Homes for sale in Red Field.
Buying here
Be first in line when one lists.
Red Field is a sliver of the Washington Fields near the intermediate school and the river bottoms, and slivers get buried in wide-area searches unless someone reads for them by name. That is the point of my daily Washington County MLS review; assign me your criteria and the next listing surfaces to you instead of into the pile.
Selling here
Own a home in Red Field?
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 Fields
Suburban streets with the river just below.
Red Field sits in the Washington Fields, the broad residential plain that fills the bench south of the Virgin River. Morning light here lands first on the Red Cliffs to the north, and the streets stay calm because the Fields are a destination rather than a cut-through to anywhere. You are out in the newer part of Washington, away from the historic Telegraph Street core, with room between the houses and a long view in most directions.
Day-to-day errands run north toward Telegraph Street, where the Walmart Supercenter, the freeway ramps, and the bulk of Washington's shopping sit in one corridor. From the Fields it is a short, mostly straight drive up, then back down into the quieter grid. That trade, a few minutes to the stores in exchange for elbow room at home, is the whole logic of living out here.
I tour Washington Fields as a patchwork, because that is what it is. It built out in waves over the last couple of decades, so a Red Field block can sit next to an older phase or a brand-new one, and the homes do not all price the same. Pinning down which slice of the Fields a specific street belongs to is the single most useful thing you can do before you compare value out here.
Neighborhood highlights
The Fields have their own logic.
Six things make this side of Washington its own place, and each one is specific: a namesake intermediate school in the cone, the river trail along the bottoms, the Red Cliffs reserve to the north, the Telegraph errand strip a few minutes off, freeway access at Exit 13, and a desert-park weekend within easy reach.
Washington Fields Intermediate in the cone
The grades 6-7 intermediate that gives the area its name sits in the Crimson Cliffs cone that serves this side of Washington, so the school run stays on the Fields side of the river.
Virgin River Trail along the bottoms
The paved Virgin River Trail follows the river just north of the Fields and ties into the regional path network, so a flat walk or ride is a short drive down off the bench.
Red Cliffs Desert Reserve to the north
North of town, the Red Cliffs Desert Reserve protects miles of slickrock and trail. It is the red backdrop the Fields look out on, and the trailheads are an easy drive.
Telegraph St errands, ~8 min
The Walmart Supercenter at 625 W Telegraph Street anchors a full errand strip, groceries, pharmacy, fuel, and home goods, about eight minutes north of the Fields.
Freeway access at Exit 13, ~9 min
Interstate 15 at Exit 13, the Washington Parkway and Telegraph interchange, is roughly nine minutes out, putting St. George minutes west and Cedar City about an hour north.
Reservoirs east, ~18 min
Sand Hollow and Quail Creek state parks sit east toward Hurricane, roughly eighteen minutes out, which puts boating and red-sand riding within an after-work window.
Homes & lots
A small pocket in a large area.
Red Field is a single neighborhood inside the much larger Washington Fields, and that scale gap is the part most online searches get wrong. The Fields are dominated by single-family homes, a mix of single-level ramblers and two-story plans, on standard suburban lots, with three-car garages common. But because the area filled in over many years and many builders, the average for "Washington Fields" can sit a long way from what a particular Red Field street actually trades for.
So I read it from the street out, not the area in. Single-family homes across the Fields have generally traded from the low $500,000s up into the $700,000s and beyond, with square footage, lot size, view lines toward the Red Cliffs, and finish level driving most of the spread. For a small pocket like this, I lean on the closest few comparable sales rather than the headline number, because three good comps on the immediate streets tell the truth that any neighborhood-wide average cannot.
Lot character matters out here too. The Fields are mostly flat, which makes for usable yards and straightforward construction, and many of the newer phases were laid out with RV parking and casita-friendly setbacks in mind. Whether a given home has those depends entirely on its phase, so I check the specific parcel rather than assuming the area standard.
For buyers, anchor on the immediate streets before you judge value. For sellers, do the same before you choose comps. Confirm everything against the live listings, because in a small pool the right three comparables matter more than any area average.
A pocket like Red Field is priced by its closest neighbors, not by the whole Washington Fields headline.
Trails & outdoors
Red rock and water, both close by.
The Fields sit between two very different playgrounds: the Virgin River and its trail along the bottoms, and the Red Cliffs slickrock to the north. Add the desert reservoirs east toward Hurricane and you have a weekend menu that runs from a flat evening stroll to a full day on the water. Here is the honest tiering, from close-in to day trip.
Virgin River Trail (easy)
The paved river path runs the bottoms just north of the Fields and links to Sullivan Virgin River Soccer Park and the wider Washington and St. George trail system. A flat there-and-back you can do before dinner.
Red Cliffs Desert Reserve (moderate)
North of town, the reserve opens slickrock and sand singletrack, including the Grapevine trails and the Cottonwood drainage. A short drive from the Fields trades flat pavement for real desert hiking and biking.
Warner Valley dinosaur tracks, ~15 min
Southeast of the Fields, the Warner Valley track site preserves dinosaur footprints in the sandstone, a short, strange outing on the desert floor that most newcomers do not know is right there.
Sand Hollow & Quail Creek, ~18 min
East toward Hurricane, Sand Hollow and Quail Creek state parks put boating, paddling, and the Sand Mountain dunes within an after-work window from the Fields.
Farther out, Zion National Park's main gate at Springdale is about 45 minutes east, and the Pine Valley high country climbs north of St. George for cooler summer days. The wider outdoor picture is in the Washington guide.
Trail and park details come from the Red Cliffs Desert Reserve, Washington City, and Utah State Parks. The full day-trip map lives in the Washington guide.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from the Fields." The short version: the daily stores cluster up on Telegraph Street, so groceries, fuel, and the freeway sit in one quick run north, while the hospital and the airport are a slightly longer hop west toward St. George. Times are measured from the Washington Fields Road and 3650 South area near the heart of the Fields; from the southern edge, add a couple of minutes.
| The errand | Where it happens | From the Fields |
|---|---|---|
| Full grocery run | Walmart Supercenter, 625 W Telegraph St | ~8 min |
| Second grocery option | Lin's Fresh Market, Green Springs Dr | ~11 min |
| Pharmacy and urgent care | Intermountain InstaCare, Washington | ~9 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~9 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~14 min |
| Town center | Red Cliffs Mall, St. George | ~13 min |
| Flights | St. George Regional Airport (SGU) | ~16 min |
| Boating and dunes | Sand Hollow State Park | ~18 min |
| Riverside walk | Sullivan Virgin River Soccer Park | ~7 min |
Farther out, the weekend map opens up fast: Zion's Springdale gate is about 45 minutes east, the Pine Valley high country is roughly 50 minutes north for cooler air, and Las Vegas is about two hours southwest down I-15. The full day-trip map lives in the Washington guide.
Schools & education
Schools, by the facts.
Red Field is part of the Washington County School District, and the Washington Fields side of town sits in the Crimson Cliffs cone. Elementary assignments in this cone run through schools such as Majestic Fields Elementary, with Crimson View, Horizon, Riverside, and South Mesa elementaries also feeding it depending on the address. From there the path is Washington Fields Intermediate (grades 6-7), then Crimson Cliffs Middle (grades 8-9), and Crimson Cliffs High (grades 10-12).
The Fields keep growing and the district redraws boundaries as new schools open, 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 west.
I cover the bigger education picture in the Washington guide.
Reading the Fields
Why the small name matters out here.
It is worth saying plainly, because it is the reason this section exists: Red Field is a small recorded neighborhood, and Washington Fields is the enormous area it lives inside. That mismatch is exactly where buyers and sellers get tripped up. Search portals tend to roll small pockets up into the big "Washington Fields" label, so the number you see online is an average across many phases, builders, and lot sizes, and it can be a long way from what a Red Field home is actually worth.
I am not telling you that to complicate things. I am telling you because it is the one move that makes pricing honest out here. When a neighborhood name is small and the surrounding area is large, the immediate streets are the comp set, not the area headline. The same goes for the school cone, the phase the home was built in, and which side of a major road it sits on, all of which can flip between two homes that look identical on a map.
So when I work a small Fields pocket, I confirm the recorded plat and the immediate streets first, then build the value and the schools off that, not off the area average.
What I check before I price a small Fields pocket
- The recorded plat name and the exact immediate streets, so the comp set is the pocket, not the whole Fields.
- The build phase and year, since the Fields filled in over many waves and finishes vary by phase.
- The current school assignment with the district, because cone boundaries move as new schools open.
- The lot specifics, RV pad, casita allowance, and view line toward the Red Cliffs, since these vary parcel by parcel.
This is general guidance, not an appraisal. Confirm any specific property and its plat, phase, and assignment with Washington City and the district before you rely on it. Sources: Washington City planning and GIS records and the Washington County School District.
What locals know
The details I would slow down and check.
Red Field rewards a buyer who reads the small print: the plat, the phase, the school assignment, and the heat. These are the four things I would walk a friend through before they get attached to any one address out in the Fields.
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Do not price off the area headline. "Washington Fields" averages span many phases. A small pocket like Red Field is worth what its immediate streets sell for, so I build the comp set from the block out.
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Confirm the school cone yourself. The Crimson Cliffs cone serves this side, but with the Fields growing fast, boundaries move. I verify the current assignment with the district for any address before I quote it.
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Check the lot for RV and casita allowance. Many newer Fields phases were laid out with RV pads and casita setbacks, but it varies by phase. I read the specific parcel rather than assuming the area standard.
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Plan for desert sun and yard. The Fields are open and flat, so summer afternoons are hot and shade is something you build. I look at orientation, cooling, and landscaping before I call a backyard a feature.
Buy or sell here
The buyer side and the seller side.
Buying in Red Field
Red Field is a neighborhood in the Washington Fields area, the residential band south of the Virgin River off the Washington Fields Road corridor. From here Telegraph Street, the Walmart Supercenter, and I-15 are a short drive north, and the Virgin River and the Red Cliffs reserve are both within reach without much of a trip.
Washington Fields neighborhoods like this one are dominated by single-family homes, a mix of single-level ramblers and two-story plans on standard suburban lots, with three-car garages common. Because the Fields built out in waves, the exact era and size depend on the specific street, so I read each block on its own rather than treating the whole area as one product.
Red Field is in the Washington County School District. The Washington Fields side sits in the Crimson Cliffs cone, generally fed by elementary schools such as Majestic Fields, then Washington Fields Intermediate for grades 6-7, Crimson Cliffs Middle for grades 8-9, and Crimson Cliffs High for grades 10-12. Boundaries shift as the Fields keeps growing, so confirm the current assignment for any home you are serious about directly with the district.
Yes. The Virgin River Trail runs along the river just north of the Fields and links the paved path system across Washington and St. George. The Red Cliffs Desert Reserve sits north of town for hiking, and Warner Valley with its dinosaur tracks is a short drive southeast. Sand Hollow and Quail Creek state parks are about eighteen minutes east toward Hurricane.
Single-family homes across the Washington Fields band have generally traded from the low $500,000s up into the $700,000s and beyond, with size, lot, view, and finish driving most of the spread. Treat that as a starting frame, because Red Field is a small pool inside a large area, and confirm any number against the live listings.
Because Red Field is a small neighborhood inside the larger Fields, I do not lean on a broad area average. I pull live MLS comps for the immediate streets first, then adjust for square footage, lot, garage setup, view lines toward the Red Cliffs, and condition. The right three comparables matter more than any Washington Fields headline number.
Ready to look? See what is on the market or tell me what you are after.
Selling in Red Field
Price off your own pocket of the Fields, not the whole area. Washington Fields spans many builders, eras, and lot sizes, and a comp from a different phase a mile away can pull your number the wrong direction. Get the immediate-street comps right and the rest of the pricing gets honest.
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 Red Field?
Buying, I can pull the current listings for the immediate streets and tell you honestly how this pocket compares to the rest of the Washington Fields. Selling, I will position your home against the right slice of the Fields instead of the whole area.
Selling in Red Field
Want to sell your home in Red Field? 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 own pocket of the Washington Fields before it ever names a number.