A Washington community
Living in Washington Fields.
The whole district south of the Virgin River, the old farm ground Washington City grew into. Washington Fields Road runs the spine, dozens of subdivisions branch off it, and the housing spans two decades of builders, from early-2000s ramblers to today's semi-custom homes on view lots. Most of Washington's new-home growth has landed down here.
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 Fields are, what they cost, and what I would check before you buy or sell across a district this big, including which subdivision and school cone your address actually falls in.
New to the area? Start with the Washington City guide, then come back for the Fields.
Current listings
Homes for sale in Washington Fields.
Fed straight from the MLS and limited to homes inside the Washington Fields district: new listings appear here the day they list, and sold homes drop off. Because the Fields span dozens of subdivisions across two decades of building, read each listing against its own neighborhood, not the whole district.
No homes available? Be sure to check out all Washington listings.
Want the map view? Open the full Washington Fields 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 Fields
A whole district, not one plat.
Washington Fields is the big one. It is the wide band of former farm ground south of the Virgin River that Washington City has spent the last two decades filling with subdivisions, and it is where most of the city's new-home growth has landed. Washington Fields Road runs the north-south spine, Warner Valley opens off the southeast edge, and dozens of neighborhoods branch off in between. When someone says they live "in the Fields," they mean this district, not a single street.
It feels planned, because it is. The streets follow a logical grid, parks are spaced through the neighborhoods, and Washington Parkway carries you back across the river to Telegraph Street and the freeway. Staheli Family Farm still sits on Washington Fields Road as the last working piece of the old ground, and every October the corn maze and pumpkin patch draw the whole county down here.
I tour the Fields as a collection of markets, because that is what it is. In one afternoon you can walk a 2005 production rambler, a 2023 semi-custom home a mile away, and a brand-new phase still under construction, and those do not price or inspect the same way. Getting the specific subdivision, the build era, and the school cone right is the single most useful thing you can do before you fall for any one listing down here.
District highlights
The south side has its own logic.
Six things make this district its own place, and each one is specific: a working farm landmark, the volume of new construction, an intermediate school named for the area, neighborhood parks in the grid, the two-cone school split, and a price spread as wide as the ground it covers.
Staheli Family Farm on the spine
The Staheli farm at 3400 South Washington Fields Road, established in 1889, is the last working piece of the old ground. Its fall corn maze and pumpkin patch draw families from across the county.
Washington's new-construction hub
The flat, buildable Fields carry more brand-new floor plans than almost anywhere in Washington City, with active builders like Visionary, Holmes, and Ence working phases across the district.
A school named for the area
Washington Fields Intermediate, grades 6-7, sits at 322 West 3090 South right inside the district, one of the few Southern Utah neighborhoods with a school carrying its own name.
Parks threaded through the grid
Neighborhood parks with playgrounds and open grass are spaced through the street grid, so most homes across the Fields sit within a short walk of at least one of them.
Two school cones, one district
Most of the Fields feeds the Crimson Cliffs cone, but a 2024 boundary change moved part of the district into the Pine View cone starting August 2025. Your street decides which.
A price spread as wide as the ground
Entry-level homes in the low $400,000s sit a few streets from larger and custom homes past $700,000, because the district is so big that different budgets can find a place within it.
Homes & builders
Built for the way Washington grew.
The Fields have been building out since the early 2000s, and the housing stock reads like a timeline of Washington County's growth. The earlier phases lean toward production ramblers and two-story homes from that era's builders. The newer phases, from roughly the last decade, carry more modern open plans with taller ceilings and finishes that track with the market moving up. Builders like Visionary, Holmes, and Ence have run active communities here, with product ranging from entry-level homes to semi-custom builds and, on the view lots near the Virgin River corridor, custom homes.
Lot sizes generally run around a quarter acre, larger than a lot of the greater St. George area, which is part of why the Fields drew families looking for a little more room. The street grid is logical and easy to navigate. This is not one custom-estate neighborhood and it does not try to be. It is practical, modern living at district scale, and the variety of builders, ages, and price points means there is usually something available across most budget levels.
So I read it subdivision by subdivision, not as one average. Lump a new phase and a twenty-year-old street together and the numbers lie to you. For buyers, pin the specific neighborhood before you judge value. For sellers, do the same before you choose comps, because in a district this size the right handful of comparables matters more than any Washington Fields average.
In the Fields, you are buying a slice of Washington's growth story. The question is which subdivision, and which chapter, fits you best.
Trails & outdoors
Water and desert, both close by.
Sitting on the south side puts the Fields closer than most of Washington to the reservoirs and the open desert. Here is the honest tiering, from the daily walk to the weekend day trip.
Neighborhood parks (walk from home)
The parks spaced through the Fields handle the morning dog walk and the after-school playground run without anyone getting in a car. Most homes sit within a few blocks of grass.
Sand Hollow State Park, ~20 min
Straight out Washington Fields Road and Sand Hollow Road, the reservoir opens up boating, red-sand dunes, and warm-water swimming. It is the closest big-water day from the Fields.
Warner Valley & the dinosaur tracks
Off the southeast edge of the Fields, the Warner Valley road leads to preserved dinosaur trackways and open BLM desert riding, a raw contrast to the tidy grid you just left.
Red Cliffs Desert Reserve, ~15 min
North across the river, the reserve's trailheads open miles of slickrock and sandy singletrack through protected desert habitat, close enough for an after-work hike.
Farther out, Quail Creek State Park sits about twenty minutes east, and Zion National Park is roughly forty minutes up State Route 9. The wider outdoor picture for the whole area lives in the Washington City guide.
Recreation details come from Utah State Parks and the Red Cliffs Desert Reserve. Drive times are measured from the middle of the district and vary by starting street.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from the Fields." The short version: you are south of the Virgin River, so almost every run crosses back over Washington Parkway, which adds a few minutes over a central Washington address. Times are measured from the middle of the district near Washington Fields Road and 3000 South; from the far southern streets, add a couple of minutes.
| The errand | Where it happens | From the Fields |
|---|---|---|
| Full grocery run | Lin's Fresh Market, 2928 E Mall Drive | ~10 min |
| Second grocery option | Walmart Supercenter, 625 W Telegraph St | ~12 min |
| Pharmacy and urgent care | Intermountain InstaCare, Telegraph St | ~10 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~8 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~15 min |
| Hardware and home improvement | The Home Depot, Washington | ~12 min |
| Community center and pool | Washington City Community Center, 350 N Community Center Dr | ~10 min |
| Fall corn maze | Staheli Family Farm, 3400 S Washington Fields Rd | ~5 min |
| Reservoir day | Sand Hollow State Park | ~20 min |
Farther out, the weekend map opens up fast: downtown St. George is about fifteen minutes across the river, Quail Creek State Park is roughly twenty minutes east, and Zion National Park is about forty up State Route 9. The full day-trip map lives in the Washington City guide.
Schools & education
Schools, by the facts.
Washington Fields is part of the Washington County School District, and the district runs a cone-site structure. At the elementary level, grades PK-5, the Fields are served by Horizon Elementary on Arabian Way and Riverside Elementary on Harvest Lane, depending on the address. Students then attend Washington Fields Intermediate (grades 6-7) inside the district. Most of the area continues into the Crimson Cliffs cone, Crimson Cliffs Middle (grades 8-9) and Crimson Cliffs High.
The one wrinkle to know: in a 2024 boundary change, the district moved part of the Fields north of Washington Dam Road and east of Washington Fields Road into the Pine View secondary cone beginning in August 2025. Because assignments shift as this district keeps growing, confirm the current cone and school for any specific home 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.
I cover the bigger education picture in the Washington City guide.
The old farm ground
Why they call it the Fields.
The name is not marketing. This ground really was Washington's field. When Latter-day Saint families settled Washington in 1857 as part of the Cotton Mission, the whole point was to farm the bottomland south of the Virgin River. The trouble was water: their early attempts to dam the Virgin failed and washed out again and again, and the crops on this ground lived or died on getting the river across it.
The fix was the canal. Settlers incorporated the Washington Field Canal Company on May 11, 1875 and built the diversion, headgates, and ditches that finally pulled the Virgin River onto the fields, one of the largest pioneer irrigation projects on the river. That canal is the reason there is a "Washington Fields" at all. In the 1930s the Civilian Conservation Corps ran a Washington Fields project on the same system, and generations of families, the Stahelis among them, worked this ground as vegetable and hay farms long after the cotton experiment faded.
What you are buying now sits on top of that history. Most of the field has become subdivisions, but the water history is still under your feet, and Staheli Family Farm on Washington Fields Road, first established in 1889 and now a fall agritourism draw, is the living piece of it. I bring it up because it is not just a nice story: the old canal and ditch alignments, water rights, and drainage patterns are real things I look at on the older parcels down here.
What the farm-ground past means for a buyer today
- On older parcels, whether any share of Washington Field canal or irrigation water still attaches to the property, and what that is worth.
- How the flat, formerly farmed ground drains, since a graded field does not always shed a hard summer storm the way a hillside does.
- Where old ditch and canal alignments run near a parcel, because they can shape easements, setbacks, and what you can build.
- How close a home sits to the last working farms, since the tractors, dust, and seasonal farm activity are part of life on that edge of the district.
Sources: Washington City and Washington County history records, the Washington Field Canal Company incorporation record, and Staheli Family Farm. Water rights and parcel questions are things I check with the specific title and the state before anyone relies on them.
What locals know
The details I would slow down and check.
The Fields reward a buyer who reads the small print: the subdivision, the build year, the school cone, and the river you cross for everything. These are the four things I would walk a friend through before they get attached to any one address down here.
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Do not price the district as one number. A 2005 rambler and a 2023 semi-custom home a mile away are different markets. Pin the specific subdivision and the right comps before you judge value.
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Confirm the school cone for the exact address. After the 2024 change, part of the Fields feeds Pine View and part feeds Crimson Cliffs starting August 2025. The line runs near Washington Dam Road, so check the street, not the district.
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You cross the Virgin River for everything. Groceries, work, and dinner all mean crossing back over Washington Parkway. It is a short bridge, not a hardship, but it is the daily rhythm of living south of the river.
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On older parcels, ask about water and ditches. This is former canal-fed farm ground. On the older lots I check for irrigation-water shares, old ditch alignments, and how the flat land drains before I call anything a safe bet.
Buy or sell here
The buyer side and the seller side.
Buying in Washington Fields
Washington Fields is the large district south of the Virgin River in southern Washington City, the old farm ground the city grew into. Washington Fields Road is the north-south spine, Warner Valley sits off the southeast edge, and Washington Parkway carries the area back across the river to Telegraph Street and I-15.
It is a whole district of subdivisions, not one plat, so the housing is a spread. Earlier phases from the 2000s lean toward production ramblers and two-story homes, and the newer phases carry modern open plans from builders like Visionary, Holmes, and Ence. Because the name covers dozens of neighborhoods, I read each subdivision on its own before I compare anything.
Washington Fields is in the Washington County School District. Elementary students attend Horizon or Riverside Elementary (grades PK-5), then Washington Fields Intermediate (grades 6-7). Most of the district feeds the Crimson Cliffs cone, Crimson Cliffs Middle (grades 8-9) and Crimson Cliffs High. A 2024 boundary change moved part of the area north of Washington Dam Road and east of Washington Fields Road into the Pine View cone starting August 2025, so confirm the current assignment for any specific home with the district.
The name is literal. This was Washington City's farm ground, worked from the 1857 Cotton Mission onward and finally watered when settlers incorporated the Washington Field Canal Company on May 11, 1875 to pull the Virgin River across it. What you see now is subdivisions built on top of that former field, and Staheli Family Farm on Washington Fields Road is what is left of the working-farm era.
It runs wide because the district is huge. Recent activity has generally spanned from the low $400,000s on entry-level homes up into the $700,000s, with larger and custom homes on view lots reaching higher again. Treat that as a frame for the whole district and confirm against the live listings for the specific neighborhood you are looking at.
From the middle of the district near Washington Fields Road and 3000 South, the I-15 on-ramp at Exit 13, the Washington Parkway and Telegraph Street interchange, is about eight minutes north across the river. Downtown St. George runs about fifteen. You cross the Virgin River for almost everything down here, which is the practical trade for the newer homes and the room.
Ready to look? See what is on the market or tell me what you are after.
Selling in Washington Fields
That the district is not one market. A 2005 production rambler and a 2023 semi-custom home a mile away do not price off the same comps, and the school cone your address falls in can matter to buyers too. I pin the right subdivision and the right comp set before I ever name a number.
List it 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.
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 Washington Fields?
Buying, I can pull the current Fields inventory and sort it by subdivision, build era, and school cone before you compare prices. Selling, I will position your home against the right slice of the district instead of the whole south side.
Selling in Washington Fields
Want to sell your home in Washington Fields? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that pins your subdivision and its right comps before it ever names a number.