A Washington community
Living in Red Waters.
A new-construction enclave in Washington Fields, off Mirage Drive south of the Virgin River. Red Waters is an active Ence Homes community, so most of what you find here is brand-new on compact lots, with floor plans that run from small single-level designs up to six-bedroom two-stories, and Sand Hollow, the Grapevine trails, and I-15 all in the same short orbit.
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 the neighborhood offers, what it costs, and what I would check before you buy or sell here, including the part about being a new-construction buyer.
New to the area? Start with the Washington guide, then come back for the Fields.
Current listings
Homes for sale in Red Waters.
Buying here
Be first in line when one lists.
Red Waters runs on Ence Homes' schedule, resales and specs surfacing between phases without warning, and my daily Washington County MLS reading is how the surprise gets managed. Compact single-level near Arabian Way or one of the six-bedroom two-stories, define yours and the next posting is handed to you the morning it exists.
Selling here
Own a home in Red Waters?
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
A new street in a maturing corner.
Red Waters sits in Washington Fields, the broad new-build band south of the Virgin River, with its model and streets running off South Mirage Drive near Arabian Way. It is an Ence Homes community, which means the neighborhood is still filling in: you tour finished homes, homes under construction, and the builder's model on the same afternoon.
The Fields read differently from the historic core up on Telegraph Street. Out here the lots are flatter, the homes are newer, and the streets are wide and quiet, with the Red Cliffs rising to the north and open desert toward Warner Valley to the south. The trade for that newer feel is distance: you are a few minutes farther from the freeway and the older shopping than the homes right off Telegraph, and you reach most errands by way of Washington Fields Road.
I tour Red Waters as a new-construction buy first and a neighborhood second, because that is what it is. Choosing a plan and a lot here is a different decision than buying a finished resale, and getting that part right is the single most useful thing you can do before you fall for any one elevation.
Neighborhood highlights
Why buyers look at this part of the Fields.
Six things make Red Waters its own decision, and each one is specific: a single active builder, a plan range from small to large, a neighborhood elementary, a short line to Sand Hollow, trail access on the south bench, and compact lots that keep the yard work honest.
One builder, Ence Homes
Red Waters is an Ence Homes community, a St. George area builder working in the region since the 1950s. A single builder means consistent construction and an active model off Mirage Drive you can walk through.
Small-to-large plan range
The plan lineup runs from a single-level near 1,210 square feet up to a six-bedroom two-story, so a first home and a larger family home can sit on the same street. Most plans carry a three-car garage.
Horizon Elementary nearby
Horizon Elementary, grades K-5, sits on Arabian Way a short hop from Mirage Drive. For the streets nearest it, the school run stays inside the Fields rather than crossing the river.
Sand Hollow, ~10 min
Washington Fields runs straight toward Sand Hollow State Park, about ten minutes east, for boating, cliff jumping, and the red dunes. Few Washington neighborhoods sit this close to the lake.
Grapevine trails on the bench
The Grapevine trail network on the south side of the Fields is about ten minutes away, with desert singletrack for mountain bikers and walkers tied into the wider Hurricane and St. George systems.
Compact lots, easy yards
Lots here are small, on the order of a tenth of an acre, which keeps landscaping and water bills manageable. It is part of why the homes price the way they do, and it is the trade for the newer build.
Homes & plans
One builder, a wide plan range.
Red Waters is an Ence Homes build, and that shapes everything about how you read it. The recorded homes here went up in 2020 or later, with an average year built around 2022, so this is genuinely new stock rather than a resale neighborhood. The median home size sits near 2,001 square feet on compact lots of roughly a tenth of an acre.
The plan lineup is the wide part. Ence has offered single-level designs starting near 1,210 square feet, mid-size plans like the 1660 and 1770, a popular 1872 four-bedroom, and larger two-story plans climbing into a six-bedroom layout, with most carrying a three-car garage. Base pricing on the smaller plans has started in the upper $300,000s, while recent finished closings have generally run from the mid $400,000s into the upper $500,000s, and the community median has sat near the high $500,000s.
The thing to hold onto is that you may be choosing, not just buying. Early in a phase you pick a plan, a lot, and an upgrade list, and the price is built from a base plus options. A finished spec home is a more familiar resale-style purchase. Those are two different decisions, and I read each one differently.
For buyers, decide early whether you want to build or buy finished, because it changes the timeline and the contract. For sellers, weigh your home against both finished resales and the builder's current base pricing. Confirm everything against the live listings and the builder's price sheet, because in an active community the right comps move month to month.
In an active build, your competition is not just the resale down the street, it is the model down the street.
Trails & outdoors
Lake and desert in the same short drive.
The reason people put up with the distance from the freeway is what is out the back door of the Fields. Sand Hollow's red-rock reservoir, the Grapevine singletrack, the Virgin River corridor, and Warner Valley's dinosaur tracks are all close. Here is the honest tiering, from quick spin to day trip. Distances are measured from the Mirage Drive area.
Sand Hollow State Park, ~10 min
A short run east toward SR-9 puts you at the reservoir for boating, paddling, and cliff jumping, with the Sand Mountain dunes and OHV trails right alongside the water.
Grapevine Trails, ~10 min
The Grapevine network on the south bench of the Fields offers desert singletrack for bikes and walkers, tying into the wider trail systems that run toward Hurricane and St. George.
Virgin River Trail, ~8 min
Back toward central Washington, the paved Virgin River Trail follows the river through town, an easy flat ride or walk that links into the wider St. George trail loop.
Warner Valley tracks, ~15 min
Out the back of the Fields, Warner Valley holds genuine dinosaur trackways and the old Fort Pearce site, a quiet high-clearance drive into open desert that few visitors ever find.
Farther out, Zion National Park's south entrance is about 40 minutes east through Hurricane and Springdale, Quail Creek State Park is roughly 12 minutes north for calmer swimming, and Snow Canyon State Park is about half an hour across the valley. The full day-trip map lives in the Washington guide.
Trail and park details come from Utah State Parks and Washington City recreation pages. The wider outdoor picture is 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: you run most errands by way of Washington Fields Road back toward Telegraph Street, so groceries and the freeway are a handful of minutes, and St. George services are a quick reach beyond. Times are measured from the Mirage Drive area; from streets deeper in the Fields, add a couple of minutes.
| The errand | Where it happens | From the Fields |
|---|---|---|
| Full grocery run | Walmart Supercenter, 625 W Telegraph St | ~9 min |
| Second grocery option | Albertsons, 915 W Red Cliffs Dr | ~10 min |
| Pharmacy and urgent care | Intermountain InstaCare, Red Cliffs Dr | ~10 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Telegraph St | ~7 min |
| Healthcare | St. George Regional Hospital, Medical Center Dr | ~14 min |
| Lake day | Sand Hollow State Park | ~10 min |
| Neighborhood school | Horizon Elementary, Arabian Way | ~3 min |
| Big-box and dining | Red Cliffs Mall area, St. George | ~13 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
Farther out, the weekend map opens up fast: Quail Creek State Park is about 12 minutes north, Zion's south gate is roughly 40 minutes east through Hurricane, Snow Canyon State Park is about half an hour across the valley, and Las Vegas is around two hours down I-15. The full day-trip map lives in the Washington guide.
Schools & education
Schools, by the facts.
Red Waters is part of the Washington County School District, in the Crimson Cliffs cone. The area is generally served by Horizon Elementary (grades K-5) on Arabian Way, then Washington Fields Intermediate (grades 6-7), Crimson Cliffs Middle (grades 8-9), and Crimson Cliffs High (grades 10-12). The district runs an elementary, intermediate, middle, and high split rather than a single K-8 chain, so a family here touches four campuses over the years.
The district adjusted boundaries in the Crimson Cliffs cone for the 2025-26 year to balance high-school enrollment, so confirm the current assignment for any home you are serious about directly with the district or with me 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 in the Washington guide.
Buying new here
What is different about buying a new build.
It is worth saying plainly, because it is the reason this section exists: Red Waters is an active Ence Homes community, not a finished resale neighborhood, and buying new is its own process. You are often choosing a plan, a lot, and a finish package rather than touring a single move-in-ready house, and the builder's purchase contract is not the standard Utah resale contract you may have signed before.
That is not a warning, it is a roadmap. New construction in a community like this comes with real advantages: warranty coverage, current energy codes, and the chance to set up the home the way you want from the start. The thing buyers miss is that a base price plus a long upgrade list can land well above the headline number, and that the builder is still your competition if you ever resell while the next phase is selling.
So I treat a Red Waters purchase as its own kind of deal, and I would rather walk the model, the plat, and the included-versus-upgrade list with you up front than let a pretty elevation do the talking.
What I check before I call a build here a good buy
- The base price against the full upgrade and lot-premium list, so the real all-in number is on the table before you sign.
- The lot itself, how it sits on the plat, what backs it, and how the compact yard will actually live day to day.
- The builder contract, the warranty, and the build timeline, since these differ from a resale and shape your financing.
- An independent inspection even on a brand-new home, because new construction still benefits from a second set of eyes.
This is general guidance, not legal or financial advice. Confirm any specific contract, price sheet, and warranty with the builder and a qualified professional before you rely on it. Sources: the builder's published plans and the local MLS.
What locals know
The details I would slow down and check.
Red Waters rewards a buyer who reads the small print: the plan, the lot, the all-in price, and the distance trade. These are the four things I would walk a friend through before they get attached to any one elevation out here.
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Read the base price plus the upgrades. The headline number on an Ence plan is a starting point. Lot premiums and a long option list can move the real cost well above it, so price the all-in version.
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The lot you pick changes everything. On compact Washington Fields lots, what backs the home, the orientation to afternoon sun, and the plat position matter more than the elevation. Walk the specific lot, not just the model.
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Build versus finished spec is real math. Choosing a plan to build and buying a move-in-ready spec home are different timelines, contracts, and prices. Decide which one you actually want before you tour.
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Budget the distance, not just the price. The Fields trade a few extra minutes to the freeway and older shopping for the newer build and the run to Sand Hollow. Drive the commute you will actually make before you commit.
Buy or sell here
The buyer side and the seller side.
Buying in Red Waters
Red Waters sits in the Washington Fields area south of the Virgin River, off Mirage Drive near Arabian Way. It is an Ence Homes new-construction community, so streets and the model run along South Mirage Drive, and the corridor ties back to central Washington by way of Washington Fields Road and Telegraph Street, with I-15 a few minutes northwest.
Red Waters is a current Ence Homes build, not a resale neighborhood, so most of what you find is new construction on compact lots. The floor plans run from small single-level designs around 1,210 square feet up to larger two-story plans, including a six-bedroom layout, and most carry a three-car garage. The recorded homes here were built in 2020 or later, with an average year around 2022.
Red Waters is in the Washington County School District, in the Crimson Cliffs cone: Horizon Elementary on Arabian Way for grades K-5, then Washington Fields Intermediate for grades 6-7, Crimson Cliffs Middle for grades 8-9, and Crimson Cliffs High for grades 10-12. The district adjusted boundaries in this cone for the 2025-26 year, so confirm the current assignment for any specific home with me or the district before you rely on it.
Yes. From Washington Fields you reach Sand Hollow State Park in about ten minutes for boating and cliff jumping, the Grapevine trail network on the south bench in roughly ten minutes, the Virgin River Trail through central Washington in about eight minutes, and Warner Valley's dinosaur tracks out the back of the Fields.
Because it is an active build, pricing tracks the plan and the lot. Base pricing on the smaller plans has started in the upper $300,000s, recent closings have generally run from the mid $400,000s into the upper $500,000s, and the median has sat near the high $500,000s. Treat that as a starting frame and confirm against the live listings and the builder's current price sheet.
It is the right question, because buying new is its own process. You are choosing a plan, a lot, and finishes, and the builder contract is not the standard resale contract. I read the plat, the lot premium, the included-versus-upgrade list, and the build timeline before I call any specific home a good buy, and I do that whether you are early in the phase or buying a finished spec.
Ready to look? See what is on the market or tell me what you are after.
Selling in Red Waters
The first thing is that you may be competing with the builder. While Ence is still selling new plans in or near the community, a resale has to be priced against both finished resales and the builder's current base pricing. Get that comparison right and your number holds up a lot better.
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.
I start with live MLS comps inside Washington Fields, then weigh them against the builder's current plan pricing so I am not ignoring the new-build competition next door. From there I adjust for the plan, the lot, the upgrade level, and how finished the home and the yard are.
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 Waters?
Buying, I can pull the current Red Waters inventory, walk the Ence plans and lots with you, and price the all-in number before you sign anything. Selling, I will position your home against both the finished resales and the builder's plans instead of guessing at a round figure.
Selling in Red Waters
Want to sell your home in Red Waters? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that weighs your home against both the finished resales and the builder's current plans before it ever names a number.