A master-planned Washington community
Living in Sunrise Valley.
A master-planned community in Washington Fields, filling in one phase at a time south of the Virgin River. It is an area, not a single subdivision: Red Mesa, Red Trails, Riverbend and Red Waters all sit inside it, from townhomes at the entry end to larger single-family homes near the Red Cliffs. A city park and the Virgin River Trail are inside the community, and the Grapevine trailhead is minutes north.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This page is the honest tour of Sunrise Valley, how the four neighborhoods differ, what they cost, and which one is likely to fit you.
New to the area? Start with the Washington City guide, then come back for the tour.
Current listings
Homes for sale in Sunrise Valley.
Fed straight from the MLS and gathered across the whole master plan: Red Mesa, Red Trails, Riverbend and Red Waters in one place. New listings appear here the day they list, and sold homes drop off. Because the four neighborhoods sit in different price bands, read the gallery neighborhood by neighborhood.
No homes available? Be sure to check out all Washington listings.
Want the map view? Open the full Sunrise Valley 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 in the valley
What a day down here looks like.
Morning in Sunrise Valley starts with the Red Cliffs catching the first light to the north. If you walk or ride, Sunrise Valley Park is right in the middle of the community on Country Way, and the paved trail there ties into the Virgin River Trail along the south edge. It is a short spin down to the river before the day heats up, and the Grapevine trailhead into the Red Cliffs Desert Reserve is a few minutes north off Washington Parkway.
Midday is the practical part. Washington Fields is a new-build district, so the errands sit a short drive west toward Telegraph Street and the Washington Parkway interchange rather than out your front door. That is the trade for the newer streets and the open desert around them: you get space and views, and you plan your grocery run instead of walking to it. St. George is close enough that a Costco trip is a quick hop down I-15.
Evening is when the valley earns it. The cliffs to the north hold the last orange light while the neighborhood quiets down, and the river corridor to the south runs a few degrees cooler than the streets above it. That is the shape of a day here: new construction with the Red Cliffs as the backdrop and the Virgin River as the back fence.
Neighborhoods inside
Four neighborhoods under one name.
Sunrise Valley is the master plan, not a single street, and the MLS tracks four neighborhoods inside it: Red Mesa, Red Trails, Riverbend and Red Waters. They share the same corner of Washington Fields, but they do not share a price band or even a home type, so the neighborhood you pick shapes your search more than the floor plan does. Here is how the valley breaks down, from the townhome-style entry pocket to the larger single-family streets near the cliffs. None of these have their own page yet, so the search above is where you compare them side by side.
Neighborhood 01
Red Trails Townhome-style
Red Trails is the entry end of Sunrise Valley: townhome-style attached homes on compact lots, typically around 1,500 square feet. Everything here is new construction, built in 2020 or later, and the smaller footprint is what keeps this the most reachable price band in the community. It is the section to start in if a lower-maintenance home closer to the $300,000s or $400,000s is the goal, and it is where first purchases and lock-and-leave buyers most often land.
Neighborhood 02
Red Waters
Red Waters is the Ence Homes single-family section, developed off Country Way and Balancing Rock Drive by Middon LLC. Homes here run around 2,000 square feet on compact lots, mostly built since 2020, and recent sales have generally landed in the high $500,000s. It is the single-family middle of the community, a step up from the Red Trails townhomes without the size or the price of Red Mesa. A separate Red Waters phase along the same road is planned as an industrial park, so the residential streets sit next to some employment ground.
Neighborhood 03
Riverbend
Riverbend is the single-family section toward the south of the community, closer to the river corridor. Homes here run near 2,300 square feet on lots around a seventh of an acre, all of it new construction from 2020 forward, and recent sales have generally sat in the mid $600,000s to high $700,000s. It overlaps the lower end of Red Mesa on price but tends toward slightly smaller, newer builds. This is the section still actively releasing phases, so it is where the freshest new-construction inventory usually turns up.
Neighborhood 04
Red Mesa
Red Mesa holds the largest homes in Sunrise Valley and sits at the top of the price range. Recent single-family builds here have run near 3,000 square feet, all from 2020 or later, and sale prices have generally landed in the $800,000s and above. The lots themselves are compact, which is typical of the planned-community layout, so the money is in the home rather than the acreage. If square footage and a newer, larger floor plan lead your list, this is the section to start in, and it is a short reach from the Red Cliffs edge of the community.
Not sure which part of the valley fits? Tell me your budget and how you live and I will point you at the right neighborhood, or browse every Sunrise Valley listing in the search above.
Neighborhood highlights
The highlight reel, all within minutes.
Sunrise Valley Park
The community's own park at 685 S Country Way, along the Virgin River: playground, pickleball courts, a basketball court, a pavilion, restrooms, and a trail that connects to the Virgin River Trail.
Grapevine trailhead
The Red Cliffs Desert Reserve access off Washington Parkway and Buena Vista Boulevard, a few minutes north, with restrooms, water, and routes onto the Church Rocks and Prospector trails.
Virgin River Trail
The paved multi-use path along the south edge of the community follows the river corridor through Washington Fields, tying Sunrise Valley into miles of walking and biking along the water.
Sand Hollow & Quail Creek
Two reservoirs sit east of the valley: Sand Hollow State Park for warm-water boating and red-sand beaches, and Quail Creek State Park for cooler water and fishing. Details in the errands table.
Washington City Community Center
The city's indoor recreation center on Community Center Drive: indoor pool with slides, gym and courts, and a full class schedule, roughly seven minutes from the valley.
The Telegraph corridor
Washington City's own retail runs along Telegraph Street and the Washington Parkway interchange: groceries, big-box stores, fuel, and restaurants without crossing into St. George. Details in the errands table.
Homes & lots
Four products, one name.
Everything in Sunrise Valley is new construction, effectively all of it built in 2020 or later, and the phases are still filling in. What changes from street to street is the product. Red Trails is townhome-style attached homes near 1,500 square feet. Red Waters and Riverbend are single-family in the 2,000 to 2,300 square foot range. Red Mesa runs to the largest single-family homes, near 3,000 square feet. You will see single-level and two-story plans, and some homes carry basements.
Lots follow the planned-community pattern rather than a big-acreage layout: compact parcels where the value sits in the home, not the yard. Because the four neighborhoods are so different, this is one community where the comps have to be read neighborhood by neighborhood. A Red Trails townhome and a Red Mesa view build are not the same market, and pretending they are is how buyers and sellers both get the number wrong.
In Sunrise Valley, which neighborhood you pick moves the number more than which floor plan you pick.
One practical tip after twenty years of Washington County transactions: on new construction, look past the model finishes to the lot itself. In a valley this open, wind exposure on an edge street and how a lot sits to the afternoon sun matter more than the upgrade package, and those are the things you cannot change after closing. I walk the lot with you before you fall for a floor plan.
Trails & outdoors
The Red Cliffs are the backyard.
The Red Cliffs Desert Reserve rises along the north side of Sunrise Valley, and it is the reason a certain kind of buyer circles Washington Fields. The nearest way in is the Grapevine trailhead, reached off Exit 13 by taking Washington Parkway to Buena Vista Boulevard, a few minutes north of the community. It has a shade structure, restrooms, and running water, and from there you can pick up the Church Rocks, Prospector, and Dino Cliffs routes into miles of protected red-rock desert. On the south side, the Virgin River Trail runs right along the community and connects into Sunrise Valley Park.
Grapevine trailhead
Reserve access off Washington Parkway and Buena Vista Boulevard, with a shade structure, restrooms, running water, and room for horse trailers.
The reserve routes
Church Rocks, Prospector, Dino Cliffs, and Bracken's Loop run through the Red Cliffs Desert Reserve and the wider National Conservation Area to the north.
Water within reach
Sand Hollow and Quail Creek reservoirs are a short drive east for boating, paddling, and fishing, with Zion National Park about 40 minutes on SR-9.
Trail facts: Red Cliffs Desert Reserve and Washington City parks pages. The wider outdoor picture is in the Washington City guide.
Errands & drive times
Errands, measured in minutes.
Times are measured from the Country Way and Balancing Rock Drive area near the middle of Sunrise Valley. Washington Fields sits east of I-15, so most errands are a short drive west toward the Telegraph corridor or south toward St. George. The short version: the freeway ramp is close, the Telegraph shops handle the basics, and the hospital is about fifteen minutes.
| The errand | Where it happens | From Sunrise Valley |
|---|---|---|
| Full grocery run | Harmons at Sienna Hills, near Exit 10 | ~10 min |
| Second grocery option | Lin's Fresh Market, Green Springs Drive | ~9 min |
| Pharmacy and urgent care | Walmart Supercenter, 625 W Telegraph St | ~9 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Parkway | ~5 min |
| Big-box run | Costco, St. George off Exit 8 | ~14 min |
| Recreation center | Washington City Community Center | ~7 min |
| Healthcare | St. George Regional Hospital, Medical Center Dr | ~15 min |
| Lake day | Sand Hollow State Park | ~14 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
Farther out, Zion National Park is about 40 minutes east on SR-9, and the drive south to Las Vegas is roughly two hours on I-15. The full day-trip map lives in the Washington City guide.
Schools & education
Schools, by the facts.
Sunrise Valley is in the Washington County School District. At the elementary level the community is served by Horizon Elementary, a K-5 school on Arabian Way in Washington Fields, which sits in the Pine View cone. Most addresses feed Pine View Middle and Pine View High. Some homes on the Riverbend and Red Waters side of the community fall into the Crimson Cliffs Middle and Crimson Cliffs High boundary instead, so the secondary assignment can depend on which neighborhood a specific address sits in.
Because those lines shift as the fields fill in, I do not guess boundaries off a map, and I would not want you to either. Confirm the exact assignment for any address with the district's boundary lookup. 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 City guide.
The park in the middle
A city park you can walk to.
Plenty of new subdivisions in Washington Fields promise trails and green space someday. Sunrise Valley already has its park built. Sunrise Valley Park sits at 685 S Country Way, right in the middle of the community along the Virgin River, and its first phase is open: a playground, pickleball and basketball courts, a pavilion, restrooms, and a walking trail that ties straight into the Virgin River Trail. That the park carries the community's own name, and sits inside it rather than a drive away, is the thing that most sets this master plan apart from its Washington Fields neighbors.
The river greenbelt it fronts does more than look nice. The corridor runs a few degrees cooler than the streets above it in summer, it draws cottonwoods and birds, and it gives the south end of the community a permanent soft edge instead of another row of rooftops. If a park and a paved river path within walking distance are on your list, this is the Washington Fields community built around exactly that.
What is at Sunrise Valley Park
- Pickleball courts, open 6am to 10pm on a first-come, first-served basis, plus a basketball court.
- A playground, a pavilion for gatherings, and restrooms, set along the Virgin River.
- A walking trail on site that connects into the Virgin River Trail along the south edge of the community.
- A location on Country Way, the same road Red Waters is built along, so it is a genuine walk for much of the community.
Park facts: Washington City parks pages. Amenities and hours can change; confirm current details with the city before you plan around them.
What locals know
Notes from the fields.
No listing photo tells you this part. After more than 20 years in Southern Utah, here is what I would tell a friend about Sunrise Valley.
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The name covers four different markets. Red Trails, Red Waters, Riverbend, and Red Mesa all say Sunrise Valley on the sign, but a townhome and a $800,000 build are not the same trade. Always price and shop by the neighborhood, not the community name.
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Washington Fields runs windy. The open desert south of the Virgin River does not slow the spring gusts much. Most people get used to it, some plant windbreaks, and it is worth knowing before you pick a lot on an exposed edge.
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Red Waters sits next to future industrial ground. A separate Red Waters phase along Country Way is planned as an industrial park. It is not a dealbreaker, but if you are buying on that side, ask me which streets face the employment ground and which do not.
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The park is the quiet win. Sunrise Valley Park on Country Way is already built, with pickleball, a playground, and a river trail. In a district where green space is often a promise, having it in the ground and inside the community is a real edge.
Buy or sell here
The buyer side and the seller side.
Buying in Sunrise Valley
Sunrise Valley sits in Washington Fields, on the east side of Washington City south of the Virgin River. Country Way and Balancing Rock Drive run through the middle of it, the Red Cliffs Desert Reserve rises to the north, and the Virgin River greenbelt runs along the south edge. The nearest freeway ramp is Interstate 15 at Exit 13, Washington Parkway.
Sunrise Valley is a master plan, not a single subdivision, and it carries four named neighborhoods that the MLS tracks separately. Red Mesa holds the larger single-family homes at the top of the price range. Red Trails is the compact, townhome-style pocket at the entry end. Riverbend is single-family and sits toward the river. Red Waters is the Ence Homes single-family section along Country Way. Each has its own listings, and prices read very differently from one to the next.
Everything on the ground is new construction, effectively all of it built in 2020 or later. Red Mesa runs to larger single-family homes near 3,000 square feet. Riverbend and Red Waters are single-family in the 2,000 to 2,300 square foot range. Red Trails is townhome-style attached homes closer to 1,500 square feet. You will see single-level and two-story plans, and some homes carry basements.
It depends on budget and what you want out of a home. Red Trails is where the entry pricing lives if a lower-maintenance townhome works for you. Red Waters and Riverbend are the single-family middle. Red Mesa is the top of the range for the largest homes. I can show you all four in one afternoon and you will feel the differences quickly, because in Sunrise Valley the neighborhood you pick moves the number more than the floor plan does.
It is a wide band because the neighborhoods are so different. Recent Red Trails townhomes have generally landed in the $300,000s to around $500,000, Red Waters and Riverbend single-family homes in the high $500,000s to high $700,000s, and Red Mesa homes into the $800,000s and above. Prices move, so treat that as a starting point and confirm against the live listings.
Sunrise Valley is in the Washington County School District. At the elementary level the community is served by Horizon Elementary on Arabian Way, a K-5 school in the Pine View cone. Most addresses feed Pine View Middle and Pine View High, though some homes on the Riverbend and Red Waters side of the community fall into the Crimson Cliffs Middle and Crimson Cliffs High boundary. Because those lines can shift, confirm the exact assignment for any address with the district.
Ready to look? See what is on the market or tell me what you are after.
Selling in Sunrise Valley
Values in Sunrise Valley swing by neighborhood and lot position, so a Red Trails townhome and a Red Mesa view lot are not remotely the same number, and automated online estimates blur that. Start with the home valuation page and I will run a real comparison against recent sales in your specific neighborhood, 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 what is active in your specific neighborhood. When resale is thin in Red Mesa or Riverbend, a well-kept home can stand out against the builder inventory. Tell me your timeline and which section you are in, and I will give you a straight read, 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 Sunrise Valley?
Buying, I can pull the current listings across all four neighborhoods and tell you honestly which one fits your budget and your plans. Selling, I will give you a straight number read against your own neighborhood's comps 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 Sunrise Valley
Want to sell your home in Sunrise Valley? 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 specific neighborhood, Red Mesa, Red Trails, Riverbend or Red Waters, against the right Sunrise Valley comps.