Southern Utah home valuation
What is your Southern Utah home actually worth?
An automated estimate reads Southern Utah from a distance. It cannot tell a view lot on the St. George bench from a same-size home on the flats, and it has no idea what a basement is worth at 5,800 feet in Cedar City. This is where I live and work, and I read the comps by hand.
Send me the address and I will put real closed sales from your part of the region behind your number. No pressure, and no obligation to list.
- Prepared by hand in Southern Utah, where I live and work
- Built from recent closed sales in your part of the region
- Yours to keep, whether you list or not
This site is protected by reCAPTCHA and the Google Privacy Policy and Terms of Service apply.
How it works here
How a valuation works when I am the local agent
In Iron, Washington, Kane, Garfield, and Beaver counties I prepare the valuation myself. I pull the closed sales, I know most of the streets already and drive the ones I do not, and I write the estimate with the reasoning attached. There is no hand off and no partner in between. The person who reads your address is the one who reaches out to you, and the one you go over the value with.
That matters more here than in a big metro, because Southern Utah is really five or six markets wearing one name. A sale in Washington Fields tells you very little about a home in Kanab, and a St. George condo comp is useless for an acre in Enterprise. Picking the right sales, and leaving the wrong ones out, is most of the work.
What moves a number here
Elevation, view, and lot size move the number more than the finishes
Southern Utah runs from the desert floor around St. George, where a January afternoon can be shirt sleeve weather, up to Cedar City and Brian Head, where winter is a real season and buyers price it in. The same square footage means something different at each elevation, and so does the same basement, roof, or furnace.
The other regional signature is the lot. Red rock views, a bench position above the valley, an acre with water in one of the outlying towns, or a spot inside a resort style golf neighborhood each carry a premium that a countywide model cannot see, and each one is the first thing a serious buyer asks about.
The elevation line
St. George, Washington, and Hurricane price like a desert market; Cedar City, Parowan, and Brian Head price like a mountain one. Roof age, furnace, windows, and insulation weigh far more once you climb past five thousand feet.
Views and bench position
A lot that looks at Snow Canyon, Pine Valley Mountain, or the red cliffs behind Washington carries a premium a model reads as an ordinary lot. The comps have to be pulled from the same bench, not the same zip code.
Below grade space
Basements are common in Iron County and rare in the desert. How finished space below grade is counted, and whether it has a walkout, is one of the largest swings in any Cedar City or Enoch valuation.
Acreage and water
In Enterprise, Beaver, Panguitch, and the Kanab side of Kane County, the land and the water rights behind it can be worth more than the house. Those sales are few, so the estimate carries a wider spread and the reading has to be careful.
One region, several markets
One region, at least five markets
I pull comparable sales from the market your home actually trades in, not from the whole region. These are the lines I work along.
The St. George metro
St. George, Washington City, Santa Clara, Ivins, and Hurricane. The largest pool of sales in the region, which makes the read precise, and a market that prices by neighborhood, view, and age of the subdivision.
Iron County
Cedar City, Enoch, Parowan, and Paragonah. A four season market at elevation, with basements, larger older lots near downtown, and newer subdivisions on the west side and toward Enoch.
The Zion corridor
Springdale, Rockville, Virgin, La Verkin, and Toquerville. Small towns where nightly rental rules, water, and the view of the canyon walls set the number, and where a handful of sales carry a lot of weight.
Kane, Garfield, and Beaver
Kanab, Panguitch, Beaver, and the towns between them. Fewer sales, more land, and buyers who come from a long way off, which is why I widen the estimate and explain the spread.
The towns
Where the comps come from, town by town
Every town below has its own city guide on Moving Utah, with the neighborhoods, the cost of living, and the current homes for sale, and most carry a companion set on The Local. The valuation reads your home against sales in your town, and the town guide is where you read the rest of the market.
What you get back
The estimate, and the reasons behind it
What comes back from me is an estimate built the way I build my own: the closed sales behind it, the plain reasons the number lands where it does, and how homes like yours are moving across Southern Utah right now. The full step-by-step method is on the main valuation page, my walkthrough on pricing your home shows the same logic applied when it is time to set a list price, and the seller net sheet turns that estimate into what you would likely walk away with.
Good to know
Southern Utah sellers usually ask
I start with the closed sales nearest your home in size, age, condition, and position, pulled from the specific market it trades in, whether that is a St. George subdivision, a Cedar City bench, or a Kanab acre. Then I adjust for what makes your home different, up for what buyers pay more for here and down for what they do not, and I test the number against what is for sale around you right now. You get the estimate and the sales behind it, not just a number.
Yes. It costs nothing and there is no obligation. Some of the people I prepare a value for list with me later, many do not, and the valuation is yours either way. I would rather you plan with an honest number than guess from an automated estimate.
Yes, and I do. Those towns have fewer sales in a year, so the estimate comes out wider and I explain the spread rather than pretend it is narrow. Land, water rights, and the condition of an older home matter more there than in the St. George metro, and I read each of those by hand.
Yes. In Iron, Washington, Kane, Garfield, and Beaver counties I am the local agent, and I prepare every valuation personally. Outside these five counties I work with partner agents, but here the person reading your address is the one who writes the estimate and answers your questions about it.
A great deal, though not in a way a formula can capture. Cedar City and Brian Head buyers price a real winter into the home, so the big systems and the insulation carry weight, while St. George buyers price for heat, shade, and cooling costs. Comparable sales have to come from the same elevation band, which is one of the first things I check.
Valuation pages by region
Valuation pages for Southern Utah cities