A Santa Clara community
Living in Vineyards
Large lots along the Santa Clara River, where secondary water (irrigation water that is separate from the tap) keeps the ground green. The river runs along the south side of the neighborhood, and the home styles nod to the valley's orchard-and-vineyard roots. It is a quieter, established area on the southeast side of town.
New to the area? Start with the Santa Clara guide, then come back for the river and the lots.
Current listings
Homes for sale in Vineyards
These listings come straight from the MLS and show only homes inside Vineyards. New listings show up here the day they list, and sold homes drop off.
No homes available? Be sure to check out all Santa Clara listings.
Want the map view? Open the full Vineyards 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 along the river
What a day along the river looks like
Mornings out here start quiet, with the first light on the cottonwoods along the river. If you like trails, the Cove Wash trailhead is a short drive from the edge of the neighborhood. You can ride a loop on Barrel Roll or Sidewinder before the St. George heat builds. You will be back at your own kitchen table before most of the area has finished its first cup of coffee.
The day changes with the season. In spring and fall the windows stay open and the irrigation water runs, which keeps the larger lots green without a meter ticking on every gallon. Summer pulls you indoors by early afternoon, as it does everywhere in Washington County. The trees along the river give real shade, though, and the evenings cool off fast once the sun drops behind the BLM mesa.
Evening is the payoff. The Santa Clara River Reserve stretches west into undeveloped BLM land, so the sunset from this side of town is wide and unobstructed. Pull a patio chair out back and watch it.
At the river's edge
The river, the reserve, and the history
Vineyards gets its character from the Santa Clara River. That same river drew Jacob Hamblin and the first Swiss settlers here in the 1850s and 1860s. The community name is not just marketing. This stretch of the valley was orchards and vineyards for generations before it was divided into lots. You can still feel it in the lot sizes, the irrigation ditches, and the way the river opens west toward Gunlock.
The Santa Clara River borders the community on the south, and the BLM Santa Clara River Reserve, public land crisscrossed with trails, lies to the southwest of town. The 2005 Santa Clara River flood is part of local memory, too. About 30 riverside homes were destroyed or badly damaged when the river jumped its banks after days of heavy rain. The banks have since been reinforced and restored, and the flood maps have been updated. If you are looking at a parcel next to the river, I review the flood map as part of the process so you know what you are buying.
The walking paths through Vineyards link to the citywide trail system. You can bike or walk from your street to the historic core, to Gubler Park, or out into the reserve without touching a major road. That is a quiet plus of living on this side of town.
River Reserve at your back
The 6,500-acre BLM Santa Clara River Reserve lies southwest of town, a short drive from the community. It has mesa-top singletrack (narrow trails for bikes) and riverside walking paths. Tempi'po'op has thousand-year-old petroglyphs (rock carvings).
Orchard-and-vineyard roots
This stretch of the valley grew fruit and grapes for a century before it was divided into lots. The large irrigated lots and secondary water shares come straight from that farming past.
Secondary irrigation water
Some parcels carry secondary water rights, which are a real money saver if you garden or keep a larger piece of ground. Check it home by home, because it is not on every lot.
Walking paths to town
The community's paths link to the citywide trail system. You can reach Gubler Park, Canyon View Park, and the historic core on foot or by bike, without a car.
Homes, land & water
Large lots, European lines, and a little extra water
Vineyards is an established subdivision. Homes have been going up since the 1990s, and most of them are in place today. The lots are larger than the ones along Pioneer Parkway, and they are not packed tight. Lot sizes generally run from a third of an acre to over an acre. The old farm irrigation system is still here, so some lots carry secondary water shares (a right to use irrigation water). Those keep landscaping green without running up the culinary (tap water) meter.
The style leans European: stucco, terra cotta and barrel-tile roofs, arched entries, and courtyard layouts that feel more Mediterranean than a typical Utah subdivision. You will see single-level ranchers and two-story customs. A fair number of homes use the lot depth for detached workshops, RV storage, or garden space that a standard lot could not fit.
On a large irrigated lot, the land matters as much as the house.
Before you fall in love with a particular parcel, know that secondary irrigation water is not on every lot in Vineyards. Some lots have it and some do not. Where it exists, it is a genuine money saver, especially on a larger lot where summer watering can add up. Check it home by home, and if it matters to you, tell me early so I can filter for it.
River Reserve & trails
Trails at the edge of the neighborhood
The Santa Clara River Reserve is the big draw at this end of town. It is about 6,500 acres of BLM mesa-and-river country that lies southwest of town and runs west toward Gunlock. The main way in is the Cove Wash trailhead, a short drive from the neighborhood, and from there the trails fan out across the mesa.
The mountain bike trails here belong to the larger St. George-area network. Barrel Roll, Suicidal Tendencies, Sidewinder, and Precipice are the names local riders mention. All four are purpose-built singletrack through pinyon-juniper and red rock, with long views across the river valley. Hikers and trail runners share the trails, and the Tempi'po'op trail leads to a panel of thousand-year-old petroglyphs that most visitors never find.
Cove Wash Trailhead
The closest way into the reserve from Vineyards, with parking, trail information, and direct entry to the Barrel Roll and Sidewinder loops. It is a short drive from the neighborhood.
The named trails
Barrel Roll, Suicidal Tendencies, Sidewinder, and Precipice are purpose-built singletrack across the mesa, with slickrock sections and overlooks of the river valley.
Tempi'po'op Trail
A trail to Ancestral Puebloan petroglyphs estimated at over a thousand years old, with signs along the route that explain the site.
Trail facts: BLM, Santa Clara River Reserve pages. Snow Canyon State Park is about 13 minutes away through Ivins. You will find the full outdoor picture in the Santa Clara guide.
Errands & drive times
Errands, measured in minutes
Vineyards sits a few minutes south of Sunset Boulevard and the historic core. Everyday errands run along the same quiet streets the Swiss settlers laid out. Groceries are about ten minutes north on Pioneer Parkway, and the big stores in St. George are a bit farther. Times are estimated.
| The errand | Where it happens | From Vineyards |
|---|---|---|
| Full grocery run | Harmons, 3520 Pioneer Pkwy | ~10 min |
| Second grocery option | Lin's Fresh Market, 1930 W Sunset Blvd | ~5 min |
| Big-box and shopping | Smith's, 20 N Bluff St, St. George | ~12 to 15 min |
| Hardware and home | Home Depot, 937 N Westridge Dr, St. George | ~7 min |
| Fuel | Maverik, Pioneer Pkwy at Rachel Dr | ~5 min |
| Dinner downtown | Ancestor Square, downtown St. George | ~13 min |
| Healthcare | Intermountain St. George Regional, 1380 E Medical Center Dr | ~15 min |
| Flights | St. George Regional Airport (SGU), 4550 S Airport Pkwy | ~30 min |
Farther out, Gunlock Reservoir is about 15 to 20 minutes west on Old Highway 91 for fishing, boating, and the seasonal waterfalls. Zion National Park is about an hour east, and Snow Canyon State Park is about 13 minutes through Ivins. You will find the day trips in the Santa Clara guide.
Schools & education
Schools near Vineyards
The Washington County School District serves Vineyards. Santa Clara Elementary (2950 Crestview Dr, grades K-5) and Arrowhead Elementary (545 Arrowhead Trail, grades K-5) are inside city limits. Lava Ridge Intermediate (2425 Rachel Dr, grades 6-7) is in town too. Snow Canyon Middle School (1215 N Lava Flow Dr) and Snow Canyon High School (1385 N Lava Flow Dr) are just across the city line in St. George. The district can change which schools serve an address, so check the current assignment for any home you are serious about directly with the district. Vista School, a charter in Ivins, is another option. GreatSchools and Niche both publish school numbers you can weigh yourself.
I cover the bigger education picture in the Santa Clara guide.
What locals know
Notes from along the river
No listing photo tells you this part. After more than 20 years living in Southern Utah, here is what I would tell a friend about living in Vineyards.
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The irrigation water is real money. A Vineyards lot with secondary water can save hundreds of dollars a summer on landscaping, compared to the same acreage on culinary water alone. If the seller does not mention it, ask.
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The river has shade. On a July afternoon, the trees along the river are the place to be. It is not dramatic, but you notice it on a bike.
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Snow Canyon without the line at the entrance. You enter Snow Canyon State Park through Ivins, about 13 minutes away. On a busy weekend, check the park's entrance wait before you go.
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Swiss Days is close to home. The late-September festival runs from the historic core to city hall, and you can walk there from Vineyards on the trail system. No parking, no shuttle.
Buy or sell here
The buyer side and the seller side
Buying in Vineyards
Vineyards sits along the Santa Clara River on the southeast side of town, between Country Lane and the river, near the St. George line. It is a few minutes south of Sunset Boulevard and the historic core, and the walking paths tie directly into the citywide trail system.
Mostly custom and semi-custom single-family homes (a builder's plan changed to suit the buyer) on large irrigated lots, many with European-inspired design. You will see single-level ranchers and two-story builds. A number of homes carry secondary irrigation water, which is a real perk if you garden or keep a larger piece of ground green.
Some parcels in Vineyards carry secondary irrigation water, left over from the valley's farming past. It is not on every lot, so check each home. Where it exists, it cuts the water bill for landscaping and keeps larger lots green without metered culinary (tap) water.
Vineyards sits in the upper-middle to high end of the Santa Clara market. On the Washington County MLS, sales have generally run between about $600,000 and $900,000, and some homes sold for more. Lot size, water rights, and how nice the finishes are set where a home falls. Prices move, so use that as a starting point and check it against the live listings.
Ready to look? See what is on the market or tell me what you are after.
Selling in Vineyards
Home values on large lots here depend on acreage, irrigation water, and how close the lot is to the river. That is why automated online estimates miss more than they do on a standard subdivision lot. Start with the home valuation page. I will compare your home with recent Vineyards sales, with no obligation.
When you list with me, your home is featured on MovingUtah where it fits best. It shows first on the Santa Clara listings and on this Vineyards page, where buyers are already looking. The get featured page explains how it works. If you are thinking about selling, I would be glad to talk it through with you.
It depends on what is for sale along the river right now. Few large-lot homes are for sale here at one time. Tell me your timeline, and I will tell you plainly what I see, not a pitch.
Yes, and it is common here. Most of the work is getting the order and the timing right. I cover the steps in the buy and sell at once guide. I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
Want to sell your home in Vineyards? List it with Scott and get featured on MovingUtah.
Dual-role disclosure: I am licensed in both real estate and mortgage lending. On a home purchase I take one role only, never both on the same transaction, and every role is disclosed. See How I Work for the full explanation. You are always free to choose your own agent and your own lender.
Want a closer look at Vineyards?
If you are buying, I can pull the current listings and tell you honestly which lots carry secondary water and which streets back onto the reserve. If you are selling, I will give you an honest price and a plan to feature your home to the buyers already on this site. Either way, we start with a conversation.
Selling in The Vineyards
Want to sell your home in The Vineyards? List it with Scott Buehler and get featured on MovingUtah.
Large irrigated lots along the river are rare in Washington County. I know what secondary water rights, custom construction, and European-style design add to Vineyards homes priced in the $600s and above.