A Washington master-planned community
Living in Sienna Hills.
A 740-acre master plan on the south side of Washington City, built on former Utah Trust Lands between Interstate 15 and Telegraph Street. It is an area, not a single subdivision: Sienna Heights, Arroyo, Escondido, Ladera, Paseos, Sendera, The Casitas, the Villas and more all sit inside it. Product runs from townhomes to view-lot single-family homes, Sienna Hills Park is in the middle of it, and the freeway is two minutes off Washington Parkway.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This page is the honest version of what the master plan holds, which villages fit which buyer, and the one naming thing I untangle before you write an offer.
New to the area? Start with the Washington City guide, then come back for the villages.
Current listings
Homes for sale across Sienna Hills.
Fed straight from the MLS and gathered across the whole master plan: Sienna Heights and its Garden Homes pocket, Arroyo, Copper Leaf, Escondido, Ladera, Paseos, Sendera, The Casitas, the Villas and the rest. New listings appear here the day they list, and sold homes drop off.
No homes available? Be sure to check out all Washington City listings.
Want the map view? Open the full Sienna Hills 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 at Sienna Hills
What a day here looks like.
Sienna Hills reads as its own small town wedged between the freeway and Telegraph. Morning is quiet on the residential streets, and the loudest thing is usually a sprinkler cycle and the light coming up red on the ridgelines. If your village has a pool, that is where the summer mornings go before the heat sets in, and Sienna Hills Park anchors the middle of the master plan for the playground-and-ballfield crowd.
Midday, the errands stay close. Washington Parkway drops you onto I-15 at Exit 13 in about two minutes, and the Telegraph Street corridor, with the Walmart Supercenter and the strip of everyday shops, is a five-minute run. That is the quiet advantage of this side of Washington: you are on the south edge of town with red rock out the window, but you are not paying twenty minutes for a gallon of milk.
Evening depends on your village. On the standard residential streets it goes still. In the resort-amenity pockets it can be lively, because Sienna Hills carries an approved nightly-rental overlay in specific parcels, so a few villages here run pools and lazy rivers for vacation guests. Which side of that line your street falls on matters, and it is the first thing I sort out with a buyer.
Neighborhoods inside
Several villages under one name.
Sienna Hills is the 740-acre master plan, not a single street, and it has been filling in one village at a time since the mid 2000s. Inside it sit a run of distinct neighborhoods, each with its own plat, its own product, and its own price band, from townhome-style pockets to resort-amenity villages to detached single-family streets. Here is how the master plan breaks down. Each card gives you the verifiable version, so you know which villages to zero in on before you ever open the search.
Neighborhood 01
Sienna Heights
Sienna Heights is the detached-home village most people picture first, a clean residential grid of single-family homes built out in phases from the 2000s into the late 2010s. Alongside it sits Sienna Heights Garden Homes, a smaller-lot pocket with more compact floor plans around 1,650 square feet. The two names sit close together on purpose, which is the single most common mix-up in the master plan, and it has its own full page in this index.
Neighborhood 02
Arroyo
Arroyo is one of the larger single-family villages in the master plan, built mostly by Ence Homes and Carefree Homes and filled in largely after 2020. The plans run to single-level and rambler layouts, roughly nine floor plans starting near 1,590 square feet and reaching into the 2,400s, with three and four bedrooms on modest lots that average about a fifth of an acre. It is a good read on where the mid-market of Sienna Hills sits today.
Neighborhood 03
Copper Leaf
Copper Leaf is one of the single-family pockets inside Sienna Hills, on standard residential lots that fit the desert-modern and stucco look that runs through this side of Washington. It slots into the middle of the master plan alongside the other detached-home villages, and it is one of the names buyers watch when they want single-family without the townhome density.
Neighborhood 04
Escondido
Escondido, whose name means hidden, sits deeper inside the master plan, phased single-family homes on a quieter stretch away from the main entrances. It is also one of the pockets Washington City approved for short-term rentals under the Sienna Hills overlay, so a share of the homes here run as nightly rentals rather than full-time residences. That mix is worth knowing going in, and it is covered in the nightly-rental section below.
Neighborhood 05
Ladera
Ladera means hillside, and the village earns the name, laid out on the higher ground of the master plan where the lots pick up longer sightlines toward the red rock and the valley. Single-family homes here are positioned to work with the grade, and many plans lean on the views with expanded windows and covered decks. It is one of the upper-tier villages in Sienna Hills.
Neighborhood 06
Paseos
Paseos is one of the Ivory Homes resort villages, roughly 105 single-family homes built around a year-round amenity center with a pool, a lazy river, two hot tubs, a 30-foot waterslide, and pickleball courts. That amenity package is why Paseos shows up so often in the vacation-rental market as well as with full-time owners. It is the clearest example of the resort side of Sienna Hills.
Neighborhood 07
Sendera
Sendera is the other Ivory Homes resort village, single-family homes built around a community swimming pool and hot tub on the upper edge of the master plan. It carries the same resort-amenity DNA as Paseos, which puts it toward the higher end of the Sienna Hills price range. Sendera means path, and the plats are laid out to keep the amenity center walkable from the homes.
Neighborhood 08
The Casitas Townhomes
The Casitas is one of the townhome-style villages in Sienna Hills, three and four-bedroom attached homes built by Dry Canyon Homes with resort-style shared amenities. It is one of the pockets the city approved for short-term rentals, so it draws both lock-and-leave owners and nightly-rental buyers. For a buyer who wants a Sienna Hills address without a full single-family lot, this is one of the entry points.
Neighborhood 09
Villas at Sienna Hills Townhomes
The Villas at Sienna Hills sit off Red Stone Road as the lock-and-leave end of the master plan: three and four-bedroom townhomes around 1,843 square feet with one and two-car garages, built by Dry Canyon Homes and served by a clubhouse with a pool, spa, and gym next to Sienna Hills Park. It is the low-upkeep option for buyers who want the community and the amenities without a yard.
Not sure which village fits? Tell me how you plan to live here and I will point you at the right plats, or browse every Sienna Hills listing in the search above.
Neighborhood highlights
The highlight reel, all within minutes.
Sienna Hills Park
The community park at 500 N Redstone Road sits in the middle of the master plan: playground equipment, green space, sports fields, and walking paths, a couple of minutes from any village.
The resort pools
The Paseos and Sendera villages carry Ivory Homes amenity centers, and Paseos in particular runs a pool, lazy river, two hot tubs, a 30-foot slide, and pickleball, open year-round to its residents.
Grapevine Crossing
The retail and dining development going in at Washington Parkway and Exit 13 is walking-adjacent to the north edge of the master plan, adding shops and restaurants right at the community's front door.
Exit 13 at the door
Washington Parkway feeds directly to I-15 Exit 13, so the on-ramp is roughly two minutes from most villages, and St. George is about twelve minutes down the freeway.
Red Cliffs Desert Reserve
The Red Cliffs Desert Reserve and its trail network sit just north across the freeway, so slickrock hiking and desert singletrack are a short drive rather than a road trip.
Sand Hollow & Quail Creek
Two of Southern Utah's boating and paddling reservoirs, Sand Hollow and Quail Creek State Parks, are roughly fifteen minutes east on SR-9, an easy after-work run in summer.
Homes & lots
Several products, one name.
Sienna Hills has been building out village by village since the mid 2000s, and the master plan carries several very different products at once. On the attached end you have the Casitas and the Villas, three and four-bedroom townhomes around 1,843 square feet with shared amenities. In the middle sit single-family villages like Arroyo and Copper Leaf, ramblers and two-story homes from roughly 1,590 square feet on lots near a fifth of an acre. At the top are the view streets in Ladera and the Ivory resort villages, Paseos and Sendera, where amenity centers and better lots push the price up.
Because the product swings this widely, so do the numbers. Recent single-family activity in Arroyo has generally landed in the high $500,000s to the $600,000s, with the townhome villages lower and the view and resort villages higher. The important thing is that a comp from one village barely reads on another, which is why I always price and shop Sienna Hills plat by plat, not as one blended average.
In Sienna Hills, the first question is not your budget, it is which village fits how you actually live.
One buying tip from twenty years in Southern Utah: read the parcel, not just the address. Sienna Hills carries an approved short-term-rental overlay in specific pockets, so two homes on adjacent streets can have very different rules about nightly rentals, parking, and who your neighbors are on a given weekend. I sort that out before we write, and it is covered in its own section below.
Trails & outdoors
Red rock out the front door.
Sienna Hills has its own internal trail loops and paths threaded between the villages and past Sienna Hills Park, which is the everyday walk-the-dog network. The bigger outdoor draw sits just beyond the master plan: the Red Cliffs Desert Reserve to the north, the Virgin River corridor and its paved trail to the west, and the reservoirs at Sand Hollow and Quail Creek a short drive east. It is a genuine Southern Utah trailhead location without being far from the freeway.
Sienna Hills trails & park
Internal community paths and walking loops connect the villages to Sienna Hills Park at 500 N Redstone Road, the green heart of the master plan.
Red Cliffs Desert Reserve
A short drive north opens onto the reserve's slickrock and desert singletrack, protected habitat with hiking and biking above Washington City.
Sand Hollow & Quail Creek
About fifteen minutes east on SR-9, two state-park reservoirs for boating, paddling, and warm-water swimming through the long Southern Utah summer.
Trail facts: Washington City, Red Cliffs Desert Reserve, and Utah State Parks pages. The wider outdoor picture is in the Washington City guide.
Errands & drive times
Errands, measured in minutes.
Times are measured from Sienna Hills Park at 500 N Redstone Road, the center of the master plan. The short version: the freeway is two minutes off Washington Parkway, the Telegraph Street shopping strip is about five, and even the regional hospital in St. George is under fifteen.
| The errand | Where it happens | From the community |
|---|---|---|
| Full grocery run | Walmart Supercenter, 625 W Telegraph St | ~6 min |
| Second grocery option | Lin's Fresh Market, Washington Fields Rd | ~8 min |
| Pharmacy & urgent care | Telegraph Street corridor, Washington | ~6 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~2 min |
| Shops & dining | Grapevine Crossing, Washington Parkway | ~3 min |
| Healthcare | St. George Regional Hospital, Medical Center Dr | ~14 min |
| Campus errand | Utah Tech University, St. George | ~15 min |
| Lake day | Sand Hollow State Park, SR-9 | ~15 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
Farther out, living beside Exit 13 means the drive starts on the freeway instead of in traffic: Zion National Park is about 35 minutes east through Hurricane, downtown St. George about 12 minutes south, and Las Vegas roughly two hours. The full day-trip map lives in the Washington City guide.
Schools & education
Schools, by the facts.
Sienna Hills is in the Washington County School District, and addresses here are generally assigned to the Pine View cone: Coral Canyon Elementary at 3435 Canyon Crest Avenue for grades K through 5, then Pine View Middle School for grades 6 through 8 and Pine View High School for grades 9 through 12. The district adjusted the boundary line between Washington Elementary and Coral Canyon Elementary a few years back, and lines can move again as this end of town grows, so the surest move is to confirm the exact assignment for any specific address with the district's boundary lookup.
I do not guess school lines off a map, and I would not want you to either. 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 down the freeway.
I cover the bigger education picture, including Utah Tech, in the Washington City guide.
The nightly-rental map
Which pockets can run a nightly rental.
This is the one thing about Sienna Hills that is true here and not on most of its neighbors, and it changes who lives next to you. Sienna Hills is a Planned Community Development, and Washington City layered a short-term-rental overlay onto specific parcels within it. That means a handful of villages are approved for nightly rentals while the rest of the master plan is standard, owner-occupied residential. The resort-amenity villages exist in large part because of it.
In plain terms: pockets such as The Casitas and Escondido have been approved for short-term rentals, and the Ivory resort villages, Paseos and Sendera, are built and marketed with that use in mind, while the detached single-family streets like Sienna Heights and Copper Leaf are not blanket nightly-rental zones. The rules also get granular. Within an approved parcel, some individual unit ranges are carved out, and there are conditions on walls, parking, and city registration. Never assume a rental permit rides along with the address.
What I check before I call a Sienna Hills home a rental
- The parcel, not the pitch. I pull the recorded plat and match it against Washington City's short-term-rental map, because the approval is tied to the parcel and even the specific unit, not to the marketing.
- The city registration. A short-term rental in Washington City needs a business license and registration, so I confirm the standing before anyone counts on rental income.
- The neighbor mix. If you want a quiet full-time street, I steer you toward the villages that are not nightly-rental pockets. If you want the rental use, I steer you into the approved ones.
- The parking and access conditions. Approved parcels carry rules on walls, guest parking, and on-street restrictions, and those are worth reading before you buy for either purpose.
This is general guidance, not a legal, zoning, or licensing determination. Short-term-rental rules change, so confirm the current status of any specific property with Washington City before you rely on it.
What locals know
Notes from inside the master plan.
Sienna Hills lives differently from village to village, and the differences do not show up in a listing photo. Here is what I would tell a friend before they pick a street here.
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Hills, Heights, and Garden Homes are three things. Sienna Hills is the whole master plan, Sienna Heights is a village inside it, and Sienna Heights Garden Homes is the smaller-lot pocket beside that. People mix them up constantly, so make sure your agent knows which plat you mean.
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The village name is a clue. Ladera means hillside, Escondido means hidden, Sendera means path. The Spanish names were chosen to match how each plat was laid out, and decoding them tells you a lot about the lot before you drive it.
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It sits on former Trust Lands. Sienna Hills was developed on School and Institutional Trust Lands, which is why it came online as one big coordinated master plan on 740 acres rather than a patchwork of separate small subdivisions.
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Your weekend depends on your parcel. The nightly-rental villages hum with vacation guests in summer, and the standard residential streets stay quiet. Neither is wrong, but you want to know which one you are buying into before you close.
Buy or sell here
The buyer side and the seller side.
Buying in Sienna Hills
Sienna Hills sits on the south side of Washington City, on former Utah Trust Lands between Interstate 15 and East Telegraph Street, with its main entrances off Washington Parkway. The nearest freeway ramp is I-15 Exit 13, about two minutes away. St. George is roughly twelve minutes west.
Sienna Hills is a master plan, not a single subdivision, and it holds several named villages across its roughly 740 acres. Sienna Heights and Sienna Heights Garden Homes are detached-home pockets, Arroyo and Copper Leaf and Escondido and Ladera are single-family villages, Paseos and Sendera are the newer Ivory Homes resort-amenity villages, and The Casitas and the Villas at Sienna Hills are the townhome-style options. Each has its own plat, product, and price band.
Not quite. Sienna Hills is the whole 740-acre master plan. Sienna Heights is one of the detached-home villages inside it, and Sienna Heights Garden Homes is a smaller-lot pocket beside it. The names sit close together on purpose, which is exactly why I untangle which plat a home is actually in before you buy or sell.
It is a wide range because the master plan runs from townhomes to view-lot single-family homes. Attached and villa-style homes have generally started lower, single-family villages like Arroyo have recently landed in the high $500,000s to the $600,000s, and the larger view lots push higher. Prices move, so treat that as a starting point and confirm against the live listings.
Only in the pockets the city approved for it. Sienna Hills is a Planned Community Development with a short-term-rental overlay, so nightly rentals are allowed in specific villages such as The Casitas and Escondido, and the Ivory resort villages Paseos and Sendera market to that buyer, while most of the master plan is standard residential. Never assume it transfers with the address, and I check the parcel and the city registration before you write an offer.
Sienna Hills is in the Washington County School District. Addresses here are generally assigned to Coral Canyon Elementary, then Pine View Middle School and Pine View High School. The district adjusted the Washington and Coral Canyon elementary line in the past, and assignments can shift with growth, so confirm the exact school for any address with the district's boundary lookup.
Ready to look? See what is on the market or tell me what you are after.
Selling in Sienna Hills
Values move village by village here, so an automated estimate that averages the whole master plan can be well off for your specific plat. Start with the home valuation page and I will run a real comparison against recent sales in your village, no obligation.
List 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.
It depends on your village and what is listed against you right now. Some pockets in Sienna Hills run thin on inventory while others have new construction competing, so the read is not the same across the master plan. Tell me your timeline and I will give you a straight answer, not a pitch.
Yes, and it is common here. Timing the two is mostly a sequencing problem, and I cover the playbook in the buy and sell at once guide. Because I am dual-licensed, I can keep the sale, the search, and the financing on one desk.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Washington
Want a closer look at Sienna Hills?
Buying, I can pull the current listings across every village and tell you honestly which plats fit what you are after, and which ones carry the nightly-rental use. Selling, I will give you a straight number read against your specific village and a plan to get your home featured in front of the buyers already on this site. Either way, we start with a conversation.
Selling in Sienna Hills
Want to sell your home in Sienna Hills? 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 village, your lot, and your finish level against the right Sienna Hills comps.