A Washington community
Living in Westgate Hills.
Washington City's high ground, a gated enclave of large custom homes climbing the bench above the Green Spring Golf Course off Green Springs Drive. This is the view side of town, where the lots look out over the fairways, Pine Valley Mountain, and the red cliffs, and where I-15 at Exit 10 is only a few minutes back down the hill.
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 Green Springs bench offers, what it costs, and what I would check before you buy or sell a home up here, including the part about how much the view drives the price.
New to the area? Start with the Washington City guide, then come back for the bench.
Current listings
Homes for sale in Westgate Hills.
Fed straight from the MLS and limited to homes inside the gate: new Westgate Hills listings appear here the day they list, and sold homes drop off. This is a small luxury pool, so read each home on its own view corridor and finish level rather than off any single average.
No homes available? Be sure to check out all Washington listings.
Want the map view? Open the full Westgate 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 on the bench
The high side of town, gate and all included.
Westgate Hills sits on the Green Springs bench in the northeast corner of Washington City, up above the Green Spring Golf Course and reached off Green Springs Drive. You come in through the gate and climb North Westgate Hills Drive as the ground rises, and the higher you go the more the valley opens up behind you.
It reads differently from the flatter Washington Fields subdivisions south of the river. Up here the homes are large and custom, the lots are wide, and the whole point is the outlook: the fairways below, Pine Valley Mountain to the northwest, and the red cliffs that ring this side of town. Even so, the practical stuff stays close. The Red Cliffs Drive shopping is a few minutes down the hill, I-15 at Exit 10 is right there, and downtown St. George is a straight twelve-minute run.
I tour it as a view-and-finish market, because that is what drives value here. Two homes inside the same gate can price a world apart depending on where they sit on the slope and how the custom build was executed. Getting that read right, before you fall for any one house, is the single most useful thing you can do up here.
Bench highlights
The Green Springs bench has its own logic.
Six things make this enclave its own place, and each one is specific: the golf course below the gate, the freeway minutes away, the red-cliff trail network, the view corridors that set price, the estate-scale custom builds, and the small pool that makes comps matter more than averages.
Green Spring Golf Course below
The public 18-hole Green Spring course sits at 588 N Green Springs Drive, right at the foot of the bench. Homes on the lower rim look straight down the fairways, and the clubhouse is a two-minute drive from the gate.
I-15 at Exit 10, ~3 min
The Green Springs Drive interchange, Exit 10, is about three minutes down the hill. St. George is a twelve-minute run and the Hurricane and Zion side is an easy hop east.
Red Cliffs trails a short drive off
The Grapevine Trailhead in the Red Cliffs National Conservation Area sits off Exit 13 on Buena Vista Boulevard, opening hiking and mountain-bike miles on into the Reserve toward Church Rocks and Elephant Arch.
Pine Valley and red-cliff views
Because it is a bench, Westgate Hills sells the outlook: Pine Valley Mountain to the northwest and the red cliffs that ring Washington. The view corridor a specific lot commands is the single biggest lever on its price.
Estate-scale custom builds
Most homes here went in from 2010 onward, with an average build around 2017. They run large, frequently over 6,000 square feet, on lots near two-thirds of an acre, often with walkout basements and oversized or RV garages.
A thin luxury pool
Only a handful of these homes trade in a given year, so a single sale swings the average. I lean on the closest true comparables inside the gate rather than any neighborhood figure.
Homes & lots
Estate custom homes, priced by the view.
Westgate Hills is a newer subdivision, and it is uniformly high-end. The homes went in mostly from 2010 forward, with an average build year near 2017, and they are large: the median floor plan runs above 6,000 square feet, and the median lot sits near two-thirds of an acre. These are custom builds, so architecture and finish vary house to house, from the framing of the great room to the size of the garage. Many were designed with walkout basements and oversized or RV garages to work the bench grade and the Southern Utah toy-hauling habit.
Price is where the bench really shows. Recent sales inside the gate have generally landed from the low $2,000,000s up past the $7,000,000s. That is not one price with noise around it, it is a real spread, and it tracks the view corridor and the finish level more than the square footage alone. A home on the upper rim with an open sweep of the golf course and Pine Valley Mountain trades on different terms than a home a few lots down that sits lower on the slope.
So I read it lot by lot. For buyers, look at where the specific home sits on the bench and what it actually sees, then at how the custom build was executed, before you judge the number. For sellers, do the same before you choose comps. Confirm everything against the live listings, because in a pool this thin the right three comparables matter more than any average.
On a bench, two homes behind the same gate can be two different markets, and the view corridor is what tells them apart.
Golf & trails
Fairways below, red cliffs a short drive off.
The Green Spring bench pairs a golf course at the doorstep with the Red Cliffs Reserve just up the freeway. Here is the honest tiering, from what is at the gate to what is a short drive out.
Green Spring Golf Course
The public par-72 course, open since 1989, sits at 588 N Green Springs Drive at the foot of the bench, with red-rock scenery and Pine Valley Mountain views. Its signature hole, the Devil's Gulch, is one of the hardest par-4s around.
Grapevine Trail, Red Cliffs Reserve
Off Exit 13 on Buena Vista Boulevard, the Grapevine Trailhead has restrooms and running water and runs a scenic out-and-back to Grapevine Spring, open to hikers, bikers, and horses.
Deeper into the Reserve
From Grapevine the trail network fans out to Church Rocks, Prospector, and Elephant Arch, the singletrack and slickrock that put Washington on the mountain-bike map. It is a genuine backyard for the gate.
Sand Hollow, a day out
East toward Hurricane, Sand Hollow State Park adds a reservoir, dunes, and OHV country, and Quail Creek State Park is next door. Both are an easy weekend run from Exit 10.
Farther out, Zion National Park is roughly forty-five minutes east and the wider Greater Zion outdoor map opens from there. The full day-trip picture lives in the Washington City guide.
Trail details come from the Red Cliffs Desert Reserve and Hike St. George, and course details from Washington City's Green Spring golf pages.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from up here." The short version: Green Springs Drive drops you straight to the freeway and the Red Cliffs Drive shopping, so groceries, the interchange, and the golf clubhouse are all single-digit minutes. Times are measured from North Westgate Hills Drive at the gate on Green Springs Drive; from the upper streets, add a minute.
| The errand | Where it happens | From the gate |
|---|---|---|
| Full grocery run | Red Cliffs Drive shopping, off Green Springs Dr | ~5 min |
| Coffee and quick stop | Starbucks, 880 W Red Cliffs Drive | ~5 min |
| Freeway on-ramp | Interstate 15 at Exit 10, Green Springs Dr | ~3 min |
| A round of golf | Green Spring Golf Course, 588 N Green Springs Dr | ~2 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~12 min |
| Neighborhood school | Sandstone Elementary, 850 N 2450 E | ~6 min |
| Dinner downtown | Downtown St. George | ~12 min |
| Big-box shopping | Walmart Supercenter, 625 W Telegraph St | ~8 min |
| Red Cliffs hiking | Grapevine Trailhead, Buena Vista Blvd (Exit 13) | ~7 min |
Farther out, the weekend map opens up fast: Sand Hollow State Park is about 20 minutes east toward Hurricane, Zion National Park is roughly 45 minutes, and St. George Regional Airport is about 20 minutes south. The full day-trip map lives in the Washington City guide.
Schools & education
Schools, by the facts.
Westgate Hills is part of the Washington County School District, in the Pine View cone. The Green Springs bench is generally served by Sandstone Elementary (grades K-5) at 850 North 2450 East, then Pine View Middle School and Pine View High School. That places it in the same feeder pattern as much of the east-side Washington and St. George border area.
Boundaries can shift as this side of the valley grows, 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. Dixie Technical College and Utah Tech University are both a short drive down into St. George.
I cover the bigger education picture in the Washington City guide.
The view premium
Why the same gate holds very different prices.
It is worth saying plainly, because it is the reason this section exists: in Westgate Hills the outlook is the product. This is a bench, so lot position on the slope decides what a home sees, and what it sees decides a large share of what it is worth. A home on the upper rim with an open sweep of the golf course, Pine Valley Mountain, and the red cliffs is a different asset than a home a few doors down that sits lower and looks into the hillside or a neighbor's roofline.
On top of that sits the custom build. These are one-off houses, so the framing of the great room, the ceiling heights, the kitchen and primary suite, the garage program, and the outdoor living all vary from one address to the next. Two homes of similar square footage can be a million dollars apart on finish alone. Stack the view corridor and the finish level together and you get the real spread you see in the sales history.
So I treat lot and view as line items, not afterthoughts, and I walk the specific rim before I quote a number. I would rather stand in the great room at the hour the light matters than trust a listing photo.
What I check before I quote a number up here
- Where the specific lot sits on the bench, and exactly what the main-level and rear windows actually see.
- The level of the custom finish, room by room, since finish moves the number as hard as size does here.
- The garage program and any RV or shop space, which carries real weight in a Southern Utah luxury home.
- The three or four closest true comparables inside the gate, rather than any neighborhood average in a thin pool.
This is general market guidance, not an appraisal. Sources: the local MLS sales history, recorded plats, and Green Spring and Washington City pages.
What locals know
The details I would slow down and check.
Westgate Hills rewards a buyer who reads the small print: the lot on the slope, the view it commands, the finish level, and the way the bench sheds water. These are the four things I would walk a friend through before they get attached to any one address up here.
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The view corridor is the price. Two homes behind the same gate can be a wide gap apart because one has an open sweep of the golf course and Pine Valley Mountain and the other looks into the hillside. Read the outlook first.
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Custom means no two are alike. These are one-off builds, so finish level and floor plan swing hard from house to house. Compare the actual finish, not just the square footage on the listing sheet.
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The bench grade is a walkout, not a flaw. The slope that gives the view is why so many homes here have daylight and walkout basements. Look at how each specific lot is graded and where water goes off the hill.
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The pool is thin, so comps matter. Only a handful of these homes sell each year, and one closing moves the average. I lean on the closest true comparables inside the gate before I trust any neighborhood figure.
Buy or sell here
The buyer side and the seller side.
Buying in Westgate Hills
Westgate Hills sits on the Green Springs bench in the northeast corner of Washington City, climbing above the Green Spring Golf Course off Green Springs Drive. Homes line North Westgate Hills Drive on the hillside, and the gate ties straight back to Green Springs Drive, the Red Cliffs Drive shopping, and I-15 at Exit 10.
Westgate Hills is a gated enclave of large custom homes, most of them built from 2010 onward, with an average build year around 2017. These are estate-scale houses, frequently over 6,000 square feet, on lots that run near two-thirds of an acre, and many were built with walkout basements and oversized or RV garages to work the bench grade.
Westgate Hills is in the Washington County School District, in the Pine View cone. The Green Springs bench is generally served by Sandstone Elementary, grades K-5, at 850 North 2450 East, then Pine View Middle School and Pine View High School. Boundaries can shift, so confirm the current assignment for any home you are serious about directly with the district.
Yes. The neighborhood sits directly above the Green Spring Golf Course, a public 18-hole course off Green Springs Drive, and the Grapevine Trailhead in the Red Cliffs National Conservation Area is a short drive off Exit 13, with mountain-bike and hiking access on into the Reserve. The red-cliff hills of Washington rise on the other side.
This is a luxury custom-home market, and it runs high. Recent sales here have generally landed from the low $2,000,000s up past the $7,000,000s, driven by size, finish level, and the view the specific lot commands. Treat that as a starting frame and confirm against the live listings, because in a small pool a single sale moves the average.
It comes down to the lot and the view. Westgate Hills is a bench, so a home on the upper rim with an open sweep of the golf course, Pine Valley Mountain, and the red cliffs prices differently than a home a few doors down that sits lower. Custom finishes stack on top of that. I read the view corridor and the finish level before I ever quote a number up here.
Ready to look? See what is on the market or tell me what you are after.
Selling in Westgate Hills
In a small luxury pool, the wrong three comps will cost you real money. A view-rim custom home and a lower-bench home should not be priced off the same handful of sales just because they share the Westgate Hills gate. Get the view corridor, the square footage, and the finish level lined up against the right comparables and the number gets honest.
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.
I start with live MLS comps inside the gate and the wider Green Springs bench, then adjust for the view corridor, the lot position on the slope, square footage, and the level of the custom finish and garage setup. In a thin luxury market I lean on the closest true comparables rather than any neighborhood average.
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 Westgate Hills?
Buying, I can pull the current Westgate Hills homes and read each one on its view corridor and finish level before you compare prices. Selling, I will position your home against the right slice of the gate instead of the whole Green Springs bench.
Selling in Westgate Hills
Want to sell your home in Westgate 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 the view corridor and the finish level against the right luxury comps before it ever names a number.