The complete Ivins index

Ivins communities and neighborhoods

One map to a small town with a lot of range. It covers Kayenta's custom desert, the resort homes at Black Desert, the gated neighborhoods along Snow Canyon, and the newer neighborhoods in the middle of town. 48 named communities, every way to shop by price, and live listings on many of them. Kept current by a Southern Utah real estate agent who has lived here for more than 20 years.

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Licensed REALTOR + lender Every community links straight to its own page

The lay of the land

How Ivins fits together

Ivins is small, but it changes character fast. The west side breaks into red-rock foothills and the custom desert homes of Kayenta. The north edge runs right up against Snow Canyon State Park, with gated and view neighborhoods at the base of Red Mountain, and Tuacahn and the mouth of Padre Canyon sit up there too. The middle of town fills in with newer neighborhoods of production homes (many homes built from a few plans). The south bends toward the Santa Clara River Reserve.

The easiest way through it all is by area. Each block below tells you what that part of town is like and links to every neighborhood in it. If you are weighing the town itself, start with the Ivins guide, then come back and pick a direction.

Kayenta & the west desert

This is the red-rock west side against Red Mountain. Kayenta's custom desert homes and a handful of foothill neighborhoods trade streetlights for dark skies.

4 neighborhoods

The Snow Canyon side

This is the north and northwest edge along Snow Canyon Parkway. Gated neighborhoods and view streets back right up to the state park and the red cliffs.

11 neighborhoods

The middle of town & newer homes

This is the middle of town along Snow Canyon Parkway. Most of the neighborhoods of production homes are here, along with the newest subdivisions.

21 neighborhoods

Padre Canyon, Tuacahn & the river reserve

This area runs from the Santa Clara River Reserve on the south side to the Tuacahn and Padre Canyon corner at the north edge. It has desert-contemporary neighborhoods (modern homes built for the desert, with flat lines and stucco) and larger view lots toward the canyon.

10 neighborhoods

Start with the big ones

Kayenta, Black Desert & the master plans

Two communities give Ivins range far beyond its size. Each is a large area planned as one project, and each holds many smaller neighborhoods, with its own character, course, or gate. Start here, then drop into the directory below for everything filed by area.

West desert

Kayenta

A planned community of 2,000-plus acres in the western foothills, against Snow Canyon and Red Mountain. It is built around a dozen named villages, an art village, and miles of community trails.

Explore the community

East, golf resort

Black Desert Resort

A golf-resort community on black lava fields off Snow Canyon Parkway. One master plan covers resort condominiums, homes in the main resort area, and a small number of estate homesites.

Explore the community

Each has its own full page with the villages inside it, home styles, and live listings. Not sure which fits? Tell me what you are after and I will point you to the right one.

Shop by budget

What your number buys in Ivins

Price is where most searches really start. Each page below sets honest expectations for that budget in Ivins. It shows which areas and home types the budget reaches, then shows the live listings. Ivins runs higher than its neighbors, and prices vary widely, so use these as a map, not a promise, and check them against the current market.

Homes under $500K

The lowest-priced way into Ivins. Look at townhomes, attached homes, and the older, close-in neighborhoods near the town center.

See the listings

Homes under $600K

The first step up to a single-family home. Look at smaller ramblers (single-level homes) and two-story homes in the newer subdivisions in the middle of town and along Snow Canyon Parkway.

See the listings

Homes under $700K

The heart of the Ivins market. Look at everyday single-level and two-story homes across the newer neighborhoods in the middle of town.

See the listings

Homes under $800K

This is the range where you step up to a bigger home. You get larger floor plans, bigger lots, and the better view streets on the higher ground in the middle of town and toward the foothills.

See the listings

Homes under $900K

This range nears the custom end. Look at homes built from a builder's plan changed to suit the buyer, higher-priced view lots, and the lower-priced homes in the gated communities.

See the listings

Homes over $900K

The luxury end. It includes Kayenta's desert custom homes, the park-border homes at the Palisades, and the resort homes at Black Desert.

See the listings

Want the whole market in one view? The Ivins homes for sale page sorts every active listing newest first.

New construction

Building new in Ivins

Ivins builds on its own terms. Black Desert keeps filling in its homes on the lava fields. The Sentierre resort is under construction at the mouth of Padre Canyon. Builders are finishing neighborhoods in the middle of town and custom view lots in Kayenta and the Palisades. Builders and phases change constantly, so the live listings are the fastest way to see what is actually selling now.

See what is selling

The full directory

Every neighborhood, by part of Ivins

This is every named neighborhood in Ivins, filed under the area it sits in. Each name opens that community's full page, which covers where it sits, lot sizes, home styles, and honest local notes. On many pages you also get live listings for just those streets. Tags flag what a name alone will not tell you.

Kayenta & the western desert

4 neighborhoods

This is the custom, desert west side against Red Mountain and the south end of Snow Canyon. Kayenta itself is featured above. These are the other west-side neighborhoods, where homes are built low and match the rock.

Black Stone A new-construction neighborhood of 31 lots on the far west edge of Ivins, next to Kayenta. It has modern Southwest homes on lava-rock lots below Red Mountain. Circle Cliff A west-side neighborhood named for its circular sandstone formations. It has 1990s and early-2000s homes on quarter to half-acre lots. The natural rock is worked into the landscaping. Red Rock Canyon A west-side neighborhood named for the sandstone formations along its canyon edges. It has custom homes and homes built from a builder's plan changed to suit the buyer on quarter to half-acre lots that face the rock. Shadow Canyons of Ivins A western neighborhood in the foothills below Red Mountain, off Snow Canyon Parkway. It has homes built from the mid-2000s on, on quarter to half-acre lots that often back to open desert.

The Snow Canyon side & the park edge

11 neighborhoods

This is the north and northwest edge along Snow Canyon Parkway and Snow Canyon Drive, closest to the state park entrance and the red cliffs. Lots tend to run larger here, and many back to open desert.

Cantera Cliffs A small single-family neighborhood in the eastern cliff cluster, between Snow Canyon Parkway and the park entrance. It has quarter to half-acre lots, with red rock framing the views. Canyon Cliff Homes along the northern edge of town, near the mouth of Snow Canyon. Many face the cliffs. The lots run quarter to half an acre and often back to open space. Copper Canyon A quieter northwestern neighborhood near the Red Mountain foothills. It has 2000s and 2010s ramblers (single-level homes) and two-story homes. The lots run quarter to half an acre and face the wilderness boundary. Palisades at Snow CanyonGated A gated, newer community at the foot of Red Mountain, near the park boundary. The streets are laid out around cul-de-sacs (dead ends with a round turnaround). It has larger single-family homes of around 3,000 to 4,000 square feet. Red Cliff Estates A northern community laid out at the base of the red sandstone cliffs. It has 2000s and 2010s homes set to face the wall that lights up at golden hour (the last hour of light before sunset). Red Mountain Estates A northern community against the base of Red Mountain, off Snow Canyon Parkway. It has custom homes and homes built from a builder's plan changed to suit the buyer on third to half-acre lots. It has been built in phases since the mid-1990s. Red Mountain Terrace A hillside community on the lower slopes of Red Mountain. Each row of homes steps higher than the last, in terraces. The lots run a quarter to half an acre, and each row sits above the one below it for the view. Red Mountain TownhomesTownhomes An attached townhome community of roughly 40 to 60 units at the base of Red Mountain. It has two-story plans of around 1,400 to 2,000 square feet, with two-car garages. Sand Cliffs An established eastern neighborhood in the cliff cluster near the park entrance. It has single-family homes from the late 1990s to the 2000s, on quarter to half-acre lots. Some lots border open desert. Springs at Snow CanyonAttached homes A lower-upkeep, lock-and-leave (easy to close up and leave for weeks) community of attached homes on Snow Canyon Drive, near the park entrance. The homes were built between roughly 2003 and 2007, in single-level and two-story plans. Vermilion Cliffs A northwestern community just below the Snow Canyon park boundary. It has custom homes and homes built from a builder's plan changed to suit the buyer on larger lots that back to open desert and red rock.

The middle of town & newer neighborhoods

21 neighborhoods

This is the middle of town, along and around Snow Canyon Parkway. It is the largest and most active part of the Ivins market, and it runs from settled 2000s neighborhoods to the newest production subdivisions, still filling in.

Anasazi Vista A newer subdivision on the southwest side of the middle of town, below the Red Mountain foothills. S and S Homes built single-story homes here in phases, starting in 2020. Anthem Estates Larger custom homes and homes built from a builder's plan changed to suit the buyer on estate-sized lots of a third to three-quarters of an acre. They are set into the rising ground in the central east, below Red Mountain. Citadel Estates A central subdivision near 200 East and Ivins City Park. It has mid-2000s ramblers (single-level homes) and two-story homes on quarter to half-acre lots, in Southwestern and craftsman styles. Discovery A central, level subdivision along Snow Canyon Parkway. It was built from the 2010s on, with ramblers and two-story homes on compact lots of a sixth to a quarter of an acre. Eagle Rock A custom-home community of around 40-plus homes on the southern rise below the Red Mountain foothills. It has half to full-acre lots and plans that follow the slope. Elfin Cove An established central neighborhood off Snow Canyon Parkway. It was finished in the early 2000s, with single-level and two-story homes on quarter to third-acre lots and mature yards. Heritage Estates An established subdivision in the middle of town with a matching, polished look. It has 2000s two-story traditional homes and ramblers on third to half-acre lots that face Red Mountain. Mojave Flats A southern subdivision on flat ground near the Santa Clara River Reserve. It has single-level homes from the mid-2000s to the late 2010s, on quarter to half-acre lots. Many have RV pads. Mojave Mesa A southern neighborhood with open views toward the Santa Clara River Reserve. It has 2000s to 2020s ramblers and two-story homes on quarter to half-acre lots. Onyx Valley A new-construction subdivision on the raised west side of Ivins, next to Onyx Canyon. S and S Homes is building single-story homes of about 1,800 to 2,700 square feet here. Pueblo Bonito A standalone central neighborhood with Southwest-style stucco and tile-roof homes. The homes are single-level and two-story, on comfortable mid-sized lots within easy reach of Snow Canyon Parkway. Quail Cove A compact neighborhood on the same stretch of road as Vista Estates and Serenity Estates. It has newer single-family homes of around 2,200 to 2,300 square feet on roughly quarter-acre lots. Redstone Estates A central neighborhood a short drive from the Snow Canyon entrance. It has Southwest-style homes built from the early 2000s on, on quarter to half-acre lots with Red Mountain or canyon views. Sage Villas A central, villa-style community of mostly single-level and smaller two-story homes. The lots are compact and low-upkeep. The styling is Southwest, and the Sunset Boulevard shops are an easy drive. Serenity Estates A quiet, newer neighborhood in central Ivins, on cul-de-sacs (dead ends with a round turnaround). S and S Homes is building single-story homes of about 2,500 to 3,000 square feet here. Silver Sage A compact central subdivision on the open desert flats east of 200 East. It was built from around 2015, with single-level, desert-contemporary homes on lots of a fifth to a quarter of an acre. The lots have desert landscaping (xeriscaped). Sunset Estates A higher-end community on the raised west side, with custom and semi-custom estate homes on half-acre to over-an-acre lots. The homes face west for sunset views across the Santa Clara River valley. Tuscano A southern neighborhood near the Santa Clara line and the river reserve. It has single-family homes with Mediterranean and Southwest looks. They are fairly new, built from the mid-2000s to the 2010s. Unity Village A planned eastern community built around UNITY Park. It mixes single-family homes, townhomes, and cottage-style homes around shared green space. Builders have been adding phases since the 2010s and are still at it. Vista Estates A central neighborhood on gently raised ground west of Snow Canyon Parkway. It has single-family homes from the 2000s to the mid-2010s, placed for views of Red Mountain and Snow Canyon. Window Rock A central neighborhood named for the natural sandstone window on its southern edge. The streets curve around the land. It has homes from the 2000s and 2010s that are set for views.

Padre Canyon, Tuacahn & the river reserve

10 neighborhoods

This area runs from the desert-contemporary neighborhoods along the Santa Clara River Reserve on the south side to the larger view lots near Tuacahn and the mouth of Padre Canyon, up at the north edge.

Arava A quiet south-central neighborhood of desert-contemporary single-family homes near the Santa Clara River Reserve and Tuacahn. The yards have desert landscaping (xeriscaped), and the lot sizes are mixed. Chancel Cliffs An eastern neighborhood in the cliff cluster, tucked against the base of Snow Canyon. It has single-level and two-story homes on quarter to half-acre view lots that face Padre Canyon. Cliffrose A two-part community in southern Ivins. One part has established view homes on larger lots. The other is the newer, lower-upkeep Tuscany at Cliffrose section. Desert Cliffs A south-central neighborhood of desert-contemporary homes near the Santa Clara River Reserve, with Red Mountain rising right overhead. The lots vary, and some back onto open land. Desert Cove A quiet south-central neighborhood of desert-contemporary single-family homes a few minutes below Tuacahn. The yards have desert landscaping (xeriscaped). The homes mix single-level and two-story layouts. Heritage Acres A western community of large lots near the Santa Clara River Reserve. It has custom homes from three different decades, on deliberately varied half to full-acre lots. Indigo Trails A western neighborhood between the Santa Clara River Reserve and the Red Mountain foothills. It has newer homes on quarter to half-acre lots, in modern stucco and stone. Padre Canyon Estates An east-side community off Tuacahn Drive, just below the mouth of Padre Canyon. It has quarter to half-acre view lots. The homes went in by phase and face the red rock wall. Padre Lakes A townhome community built around man-made lakes, off Tuacahn Drive in east Ivins. It has mostly single-level homes of about 1,400 to 1,550 square feet, built from the mid-1990s into the early 2000s. Sentierre Padre Canyon A resort under construction in the Padre Canyon area, beside Tuacahn. It has privately owned villas on larger lots, with red rock canyon views.

Choosing well

How locals narrow it down

Around fifty neighborhoods is not fifty decisions. Answer four questions, in this order, and the list narrows itself.

Pick your part of town

Start with your daily pattern, not the house. You might want custom desert quiet against Red Mountain, the park edge along Snow Canyon, the everyday middle of town, or the Tuacahn side up at Padre Canyon. Each one points to a different area block above.

Pick your property style

Brand-new or established, big lot or low upkeep, single-level or two-story. The Ivins homes for sale page filters the whole market by style, and the price pages above sort it by budget.

Set a real budget

Prices differ by area, and custom streets work differently than streets of production homes (many homes built from a few plans). A pre-approval (a lender's letter saying what you can borrow) shows what price range you are really shopping in. The pre-approval guide explains how.

Tour it like a local

Drive your finalists at different times of day. Walk them. Time the drives you will make every day. Then tell me your shortlist and I will tell you honestly which streets earn it.

How my dual role works. I am licensed in both real estate and mortgage lending. On any single purchase I take one role only, never both at once, and every role is disclosed. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.

A small town with a lot of range. I know it street by street

More than twenty years of living in Southern Utah leaves a map in your head that no index can hold. I know which streets in Kayenta catch the right light. I know where the Snow Canyon views are worth paying more for. I know which builders in the middle of town I would use again. Tell me how you actually live, and I will hand you a shortlist worth touring. That holds whether you are across the valley or moving to Ivins from out of state.

Get a local’s shortlist Browse homes for sale

Selling in one of these communities? List with me, Scott Buehler, and your home is featured across Moving Utah. That includes your community’s own page, where its next owner is already reading.

See how featuring works Start with your number

Quick answers

The Ivins index, answered

Ivins is small, but it changes fast. Kayenta's custom desert is on the west. Then come the gated neighborhoods along Snow Canyon, the builder-built middle of town, and the Tuacahn side up at Padre Canyon. The fastest way to find your way around is by area: pick the part of town that fits how you actually live, then open its neighborhoods. This page lists every area, the two master-planned communities (large areas planned as one project), and every named subdivision, with a one-line summary of each.

Kayenta is a 2,000-acre master-planned community. It is built around a dozen named villages, an art village, and miles of trails, with its own design rules that keep homes low and in tune with the desert. A regular subdivision is a single neighborhood. On this page Kayenta and Black Desert Resort are featured first, and every other neighborhood is filed under the part of town it sits in.

Most new building is in the middle of town and near the resorts. That includes the production neighborhoods filling in along Snow Canyon Parkway, the homes at Black Desert on the lava fields, and the Sentierre resort under construction at Padre Canyon. There are also custom homes on view lots in Kayenta and the Palisades. Builders and phases change constantly, so the live listings are the fastest way to see what is selling now.

Yes, that is most of what I do. I have lived in Southern Utah for more than 20 years. I work this valley as a real estate agent and lender. Many of my buyers start the conversation months out and several states away. Tell me how you live and what you are moving for, and I will narrow this whole page down to a short list worth a trip.

That changes daily, so this index does not try to track it. The Ivins homes for sale page sorts the whole market newest first, and the map search shows every active listing across these communities. Many community pages also carry their own live listings.

List it with me, Scott Buehler, and your home is featured across the site. It shows on the Ivins hub and on the homes for sale page. It also shows on its own community page in this index, where its next owner is already reading. The get featured page shows how it works. A home valuation is the natural first step.

Ivins communities and neighborhoods