A Washington community
Living in Whitworth Estates.
An estate-scale Holmes Homes community in Washington Fields, tucked off Sandia Road on South 240 West at West River Willow Lane. Forty planned homesites on roughly third-acre lots carry some of the largest floor plans in the Fields, 3,200 to 5,000 square feet, with the Southern Parkway, Washington Parkway, and I-15 all a short drive north.
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 Whitworth Estates offers, what it costs, and what I would check before you buy or sell out here, including how to read a resale against the builder's own inventory.
New to the area? Start with the Washington guide, then come back for the Fields.
Current listings
Homes for sale in Whitworth Estates.
Fed straight from the MLS and limited to homes inside the community: new Whitworth Estates listings appear here the day they list, and sold homes drop off. Because this is an active Holmes Homes build, you may see brand-new construction and early resales side by side, so read each on its own terms.
No homes available? Be sure to check out all Washington listings.
Want the map view? Open the full Whitworth Estates 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
Big homes on the south side of the river.
Whitworth Estates sits in Washington Fields, the wide new-build band south of the Virgin River. You reach it off Sandia Road, turning onto South 240 West, with West River Willow Lane as the cross street. Out here the streets are new, the lots are wide, and the mountains and open desert are still in easy view past the last row of houses.
What sets it apart from its neighbors is scale. Holmes Homes laid this out as an estate community, so the floor plans run big, 3,200 to 5,000 square feet, on lots close to a third of an acre. That is a lot more house and yard than the tighter tract subdivisions filling in around it, and it changes who the community competes with when a home comes up for sale.
I tour it as active new construction, because that is what it still is. Only part of the 40 planned homesites are recorded and finished, so on any given visit you might walk a brand-new build and an early resale on the same street. Those two do not price the same way, and sorting the builder base price from a resale asking price is the first thing I do before I read a single comp.
Neighborhood highlights
Six things that make the Fields work.
Six things anchor this corner of Washington Fields, and each one is specific: an estate-scale builder, a neighborhood elementary, the Southern Parkway to the reservoirs, the Virgin River Trail, a straight line to I-15, and the Warner Valley dinosaur tracks at the end of the road.
A Holmes Homes estate build
Holmes Homes platted 40 homesites here with floor plans from 3,200 to 5,000 square feet. Even by Washington Fields standards, that is a big-home community, and it is still delivering new construction.
Crimson View Elementary nearby
Crimson View Elementary serves this part of Washington Fields, with Washington Fields Intermediate and the Crimson Cliffs middle and high campuses feeding up from it, all within a few minutes.
Sand Hollow, ~15 min out
The Southern Parkway runs off the east edge of the Fields, so Sand Hollow State Park, its warm-water reservoir and red dunes, is roughly fifteen minutes from the front door.
Virgin River Trail on the edge
The paved Virgin River Trail follows the river along the north edge of Washington Fields, a flat, shaded corridor for walking and riding that ties into the greater St. George trail network.
I-15 access, ~8 min
Washington Parkway climbs north out of the Fields to I-15 at Exit 13 in about eight minutes, putting downtown St. George, the airport, and the freeway all within a short reach.
Dinosaur tracks down the road
Follow Washington Fields Road south and it leads toward Warner Valley, where a short BLM trail reaches Early Jurassic dinosaur tracks pressed into the Kayenta sandstone.
Homes & lots
A new build, not a resale street.
Whitworth Estates is a Holmes Homes community, platted for 40 homesites and still filling in since about 2020. The homes are large by design: roughly 3,200 to 5,000 square feet in single-story and two-story plans, with 3 to 5 bedrooms, two or three-car garages, and fully landscaped yards on lots that run close to a third of an acre. This is one of the bigger-home addresses in Washington Fields.
Because the community is not finished, the market here has two lanes running at once. Holmes Homes may still be selling lots and standing inventory with a builder base price and a warranty, while a handful of early owners resell finished homes on the MLS. Those two numbers are not the same product, and lumping them together is how online estimates get the value wrong on a street like this.
So I read it in lanes. New construction gets compared to the builder's current pricing and included features. True resales get compared to each other and adjusted for square footage, lot position, single versus two-story, and finish level, because on estate-scale homes those swings are large. Confirm everything against the live listings, since in a partly built community the right handful of comparables matters more than any neighborhood average.
In a community that is still being built, a builder base price and a resale asking price are two different markets wearing the same street name.
Trails & outdoors
Water and desert, both close by.
Washington Fields sits between the Virgin River on the north and the open desert on the south, so the outdoor menu splits two ways: a paved river corridor for the everyday walk, and big reservoirs and dinosaur country for the weekend. Here is the honest tiering, from walk-from-home to day trip.
Virgin River Trail (easy)
The paved multi-use trail runs the river corridor along the north edge of the Fields, flat and shaded, good for a stroll, a run, or a stroller. It connects into the greater St. George trail system for a longer ride.
Sand Hollow State Park, ~15 min
East on the Southern Parkway, Sand Hollow pairs a warm-water reservoir for boating and cliff jumping with the red sand dunes of the adjoining OHV area. Quail Creek's cooler, deeper water is close behind it.
Warner Valley dinosaur tracks
Straight south down Washington Fields Road toward Warner Valley Road, a short BLM trail reaches Early Jurassic dinosaur tracks in the Kayenta sandstone. The last stretch is graded dirt, best in dry weather.
Red Cliffs Desert Reserve
On the north side of the city, the 62,000-acre Reserve carries the Grapevine and Cottonwood trailheads and the Red Cliffs Recreation Area with its seasonal waterfall slot, a short drive up toward I-15.
Farther out, Zion National Park is roughly forty minutes east on SR-9, and Snow Canyon State Park sits on the far northwest side of the county. The full outdoor picture, Zion and Snow Canyon included, is in the Washington guide.
Trail facts come from the BLM and Washington County trail pages. The Warner Valley access road is unpaved, so check conditions before you drive it.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from out here." The short version: Washington Fields is a few minutes' drive from a full grocery run, and Washington Parkway puts the freeway, the hospital, and the airport within a short reach. Times are measured from the corner of South 240 West and West River Willow Lane; from the newest phases, add a couple of minutes.
| The errand | Where it happens | From the Fields |
|---|---|---|
| Full grocery run | Harmons, Sienna Hills near Exit 10 | ~10 min |
| Second grocery option | Walmart Supercenter, 625 W Telegraph St | ~10 min |
| Warehouse club | Costco, Washington off Exit 10 | ~12 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~15 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~8 min |
| Shopping and dining | Red Cliffs Mall, St. George | ~13 min |
| Reservoir day | Sand Hollow State Park via Southern Pkwy | ~15 min |
| Flights | St. George Regional Airport (SGU) | ~12 min |
| River walk | Virgin River Trail corridor | ~5 min |
Farther out, the weekend map opens up fast: Zion National Park is about 40 minutes east on SR-9, Quail Creek and Sand Hollow reservoirs are roughly fifteen minutes via the Southern Parkway, and Las Vegas is about two hours south on I-15 when you need a bigger airport. The full day-trip map lives in the Washington guide.
Schools & education
Schools, by the facts.
Whitworth Estates is part of the Washington County School District, in the Crimson Cliffs cone. The area is generally served by Crimson View Elementary (grades PK-5), then Washington Fields Intermediate (grades 6-7), Crimson Cliffs Middle School (grades 8-9), and Crimson Cliffs High School (grades 10-12) on Crimson Cliffs Way.
Washington Fields is growing fast, and the district approved boundary changes affecting the Crimson Cliffs cone in late 2024, 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.
I cover the bigger education picture in the Washington guide.
The estate-home tier
Why the big floor plans change the math.
It is worth saying plainly, because it is the reason this section exists: Whitworth Estates is an estate-tier community, not a starter-home street. Holmes Homes built it around floor plans from 3,200 to 5,000 square feet on third-acre lots, which is a genuinely larger product than most of the tract subdivisions filling in around it in Washington Fields. That single fact shapes almost everything else about buying or selling here.
On the buy side, it means your comparison set is small and the swings are big. A 3,300-square-foot single-story and a 4,800-square-foot two-story are both "Whitworth Estates," but they are not the same purchase, and a difference in lot position or finish package can move the price more than it would on a smaller home. On the sell side, it means your competition often includes the builder's own standing inventory, which comes with a warranty and current finishes that a resale has to be priced honestly against.
So I treat the estate scale as the headline fact of this community, not a footnote. Get the product right, sort new construction from resale, and match a home to the handful of truly comparable sales, and the value question gets a lot clearer than any automated estimate will tell you.
What I check before I price a home here
- Whether it is a builder sale or a true resale, since those two are priced on completely different footing.
- The exact square footage and whether it is single or two-story, because the range here is wide and it drives the number.
- The lot itself, its size, position within the phase, and how the yard is finished, since these lots run near a third of an acre.
- What the builder still has for sale, because standing inventory a few doors down sets the ceiling on a resale.
Sources: Holmes Homes materials, recorded plats, and the local MLS. Because this is active new construction, plan availability and pricing change, so confirm the current lineup with me before you rely on it.
What locals know
The details I would slow down and check.
Whitworth Estates rewards a buyer who reads the small print: whether it is new or resale, which phase, which floor plan, and how the yard sits. These are the four things I would walk a friend through before they get attached to any one home out here.
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Sort new from resale first. With Holmes Homes still active, a builder listing and an owner resale can sit on the same street at different prices. Know which one you are looking at before you judge the number.
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The floor plan is the price. Square footage here runs from about 3,200 to 5,000, and single versus two-story matters. On estate homes those differences move the value more than they would on a smaller product.
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Walk the lot in the afternoon heat. Third-acre lots out in the Fields catch full southern-Utah sun. Look at yard orientation, shade, and how the landscaping is set up before you fall for the floor plan.
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Check the school assignment yourself. The Crimson Cliffs cone serves this area, but Washington Fields boundaries have been shifting with the growth. Confirm the current school for a specific address with the district.
Buy or sell here
The buyer side and the seller side.
Buying in Whitworth Estates
Whitworth Estates is in Washington Fields, on the south side of the Virgin River. You reach it off Sandia Road, turning onto South 240 West, with West River Willow Lane as the cross street. It sits among the newer Washington Fields subdivisions, with a straight shot up to Washington Parkway and I-15.
This is an estate-scale community built by Holmes Homes, with 40 planned homesites on roughly third-acre lots. The homes run large, generally 3,200 to 5,000 square feet, in single-story and two-story plans with 3 to 5 bedrooms and two or three-car garages. It is a newer build, filling in since about 2020 rather than an established resale street.
Whitworth Estates is in the Washington County School District, in the Crimson Cliffs cone: Crimson View Elementary, Washington Fields Intermediate, Crimson Cliffs Middle School, and Crimson Cliffs High School. The district adjusted boundaries in this fast-growing part of Washington Fields in late 2024, so confirm the current assignment for any home you are serious about directly with the district.
Yes. The paved Virgin River Trail runs along the north edge of Washington Fields, the Southern Parkway puts Sand Hollow State Park about 15 minutes out, and the Warner Valley dinosaur tracks are a straight drive south down Washington Fields Road. The Red Cliffs Desert Reserve trailheads on the north side of the city are a short drive as well.
Because these are large new-construction homes on third-acre lots, Whitworth Estates sits at the upper end of the Washington market. Sales have generally run from the $600,000s into seven figures on the biggest floor plans, and a few finished homes have crossed the million-dollar line. Treat that as a starting frame and confirm against the live listings, because new-build pricing moves with plan, phase, and finish.
It is still filling in. Holmes Homes platted 40 homesites and only part of them are recorded and finished so far, so you can find both brand-new construction and early resales here. That matters when you compare a builder base price against a resale asking price, because they are not the same thing, and I read them separately.
Ready to look? See what is on the market or tell me what you are after.
Selling in Whitworth Estates
Your competition is unusual, because it is partly the builder. When Holmes Homes still has lots and standing inventory in the community, your resale is priced against a new home with a warranty, so square footage, lot position, and finish level all matter more than usual. Get that comparison honest and the pricing gets a lot more honest.
I start with live MLS comps, then separate builder inventory from true resales so I am comparing like with like. From there I adjust for square footage, lot size and position, single versus two-story, and the finish package, because on estate-scale homes those swings are large.
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.
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 Whitworth Estates?
Buying, I can pull the current Whitworth Estates mix and separate builder inventory from resales before you compare prices. Selling, I will position your home against the right slice of Washington Fields instead of the whole south side.
Selling in Whitworth Estates
Want to sell your home in Whitworth Estates? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that separates builder inventory from true resales before it ever names a number.