A Washington master-planned community
Living in Sienna Hills
Sienna Hills is a 740-acre master plan (one big plan with many neighborhoods) on the east side of Washington City. It was built on former Utah Trust Lands between Interstate 15 and Telegraph Street. It is an area, not a single subdivision. Sienna Heights, Arroyo, Escondido, Ladera, Paseos, Sendera, The Casitas, the Villas and more all sit inside it, with homes from townhomes to view-lot single-family homes. Sienna Hills Park is in the middle, and the freeway is two minutes off Washington Parkway.
New to the area? Start with the Washington City guide, then come back for the villages.
Current listings
Homes for sale across Sienna Hills
These homes come straight from the MLS. They cover the whole master plan: Sienna Heights and its Garden Homes, Arroyo, Copper Leaf, Escondido, Ladera, Paseos, Sendera, The Casitas, the Villas and the rest. New listings appear here the day they list, and sold homes drop off.
No homes available? Be sure to check out all Washington City listings.
Want the map view? Open the full Sienna 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 at Sienna Hills
What a day here looks like
Sienna Hills feels like its own small town, tucked between the freeway and Telegraph. Mornings are quiet on the residential streets, and the loudest thing is usually a sprinkler cycle and the light coming up red on the ridgelines. If your village has a pool, that is where summer mornings go before the heat sets in. Sienna Hills Park sits in the middle of the master plan, with a playground and ballfields.
Midday, the errands stay close. Washington Parkway drops you onto I-15 at Exit 13 in about two minutes, and the Walmart Supercenter and a strip of everyday shops on Telegraph Street are a five-minute run. That is the quiet advantage of this side of Washington. You are on the east edge of town with red rock out the window, and you do not drive twenty minutes for a gallon of milk.
Evening depends on your village. On the standard residential streets it goes still. In the resort-style villages it can be lively, because Washington City approved nightly rentals on certain parcels here. That approval is called an overlay, an extra city rule laid over the usual zoning, and it is why a few villages here run pools and lazy rivers for vacation guests. Whether your street is inside or outside that overlay matters, and it is the first thing I sort out with a buyer.
Neighborhoods inside
Several villages under one name
Sienna Hills is the 740-acre master plan, not a single street. It has been filling in one village at a time since the mid 2000s, and inside it sit a run of distinct neighborhoods. Each has its own plat (the recorded map of its lots), its own kinds of homes, and its own price range. They run from townhome-style villages to villages with resort-style amenities to detached (stand-alone) single-family streets. Each card below gives you facts you can check, so you know which villages to look at before you ever open the search.
Neighborhood 01
Sienna Heights
Sienna Heights is the detached-home village most people picture first, a clean grid of single-family homes built in phases from the 2000s into the late 2010s. Alongside it sits Sienna Heights Garden Homes, an area of smaller lots with more compact floor plans, around 1,650 square feet. The two names sit close together on purpose. That is the most common mix-up in the master plan, and it has its own full page in this index.
Neighborhood 02
Arroyo
Arroyo is one of the larger single-family villages in the master plan. Ence Homes and Carefree Homes built most of it, and it filled in largely after 2020. The plans are single-level and rambler layouts, roughly nine floor plans starting near 1,590 square feet and reaching into the 2,400s. They have three and four bedrooms on modest lots that average about a fifth of an acre. It is a good guide to where the middle of the Sienna Hills market sits today.
Neighborhood 03
Copper Leaf
Copper Leaf is one of the single-family neighborhoods inside Sienna Hills, on standard residential lots. The homes fit the desert-modern, stucco look that runs through this side of Washington. It sits in the middle of the master plan, alongside the other detached-home villages. It is one of the names buyers watch when they want a single-family home instead of a townhome.
Neighborhood 04
Escondido
Escondido, whose name means hidden, sits deeper inside the master plan, on a quieter stretch away from the main entrances. Its single-family homes were built in phases. Washington City also approved it for short-term rentals under the Sienna Hills overlay, so a share of the homes here run as nightly rentals, not full-time homes. That mix is worth knowing going in, and the nightly-rental section below covers it.
Neighborhood 05
Ladera
Ladera means hillside, and the village earns the name. It is laid out on the higher ground of the master plan, so the lots pick up longer views toward the red rock and the valley. The single-family homes are placed to work with the slope, and many plans lean on the views with large windows and covered decks. It is one of the higher-end villages in Sienna Hills.
Neighborhood 06
Paseos
Paseos is one of the Ivory Homes resort villages, with roughly 105 single-family homes built around a year-round amenity center (shared features for residents). The center has a pool, a lazy river, two hot tubs, a 30-foot waterslide, and pickleball courts. That amenity package is why Paseos shows up so often in the vacation-rental market as well as with full-time owners. It is the clearest example of the resort side of Sienna Hills.
Neighborhood 07
Sendera
Sendera is the other Ivory Homes resort village. Its single-family homes are built around a community swimming pool and hot tub on the upper edge of the master plan. Like Paseos, it is a resort-style village built around its amenities, which puts it toward the higher end of the Sienna Hills price range. Sendera means path, and the lots are laid out to keep the amenity center walkable from the homes.
Neighborhood 08
The Casitas Townhomes
The Casitas is one of the townhome-style villages in Sienna Hills. Its homes are three and four-bedroom attached homes (they share walls), built by Dry Canyon Homes, with resort-style shared amenities. The city approved it for short-term rentals, so it works for both lock-and-leave owners (who can lock up and travel) and nightly-rental buyers. If you want a Sienna Hills address without a full single-family lot, this is one place to start.
Neighborhood 09
Villas at Sienna Hills Townhomes
The Villas at Sienna Hills sit off Red Stone Road and are the lock-and-leave end of the master plan. The homes are three and four-bedroom townhomes of around 1,843 square feet, with one and two-car garages, built by Dry Canyon Homes. A clubhouse with a pool, spa, and gym next to Sienna Hills Park serves them. It is the low-upkeep option for buyers who want the community and the amenities without a yard.
Not sure which village fits? Tell me how you plan to live here and I will point you to the right villages, or browse every Sienna Hills listing in the search above.
Neighborhood highlights
A park, pools, shops, and trails, all within minutes
Sienna Hills Park
The community park at 500 N Redstone Road sits in the middle of the master plan. It has playground equipment, green space, sports fields, and walking paths, and it is a couple of minutes from any village.
The resort pools
The Paseos and Sendera villages have Ivory Homes amenity centers. Paseos in particular has a pool, lazy river, two hot tubs, a 30-foot slide, and pickleball. It is open year-round to its residents.
Grapevine Crossing
A retail and dining development is going in at Washington Parkway and Exit 13, close enough to walk to from the north edge of the master plan. It adds shops and restaurants right at the community's front door.
Exit 13 at the door
Washington Parkway leads straight to I-15 Exit 13, and the on-ramp is roughly two minutes from most villages. St. George is about twelve minutes down the freeway.
Red Cliffs Desert Reserve
The Red Cliffs Desert Reserve and its trail network sit just north across the freeway. Hiking on smooth red rock and riding narrow desert bike trails are a short drive, not a road trip.
Sand Hollow & Quail Creek
Sand Hollow and Quail Creek State Parks are two of Southern Utah's boating and paddling reservoirs (man-made lakes). They are roughly fifteen minutes east on SR-9, an easy run after work in summer.
Homes & lots
Several kinds of homes, one name
Sienna Hills has been filling in village by village since the mid 2000s, and the master plan holds several very different kinds of homes at once. On the attached end (homes that share walls) are the Casitas and the Villas, three and four-bedroom townhomes of around 1,843 square feet with shared amenities. In the middle sit single-family villages like Arroyo and Copper Leaf, with ramblers and two-story homes from roughly 1,590 square feet on lots near a fifth of an acre. At the top are the view streets in Ladera and the Ivory resort villages, Paseos and Sendera, where amenity centers and better lots push the price up.
The homes vary this widely, so the numbers do too. Recent single-family prices in Arroyo on the Washington County MLS have generally landed in the high $500,000s to the $600,000s. The townhome villages are lower, and the view and resort villages are higher. The key point is that a recent sale in one village tells you very little about another village. That is why I always price and shop Sienna Hills village by village, not as one blended average.
In Sienna Hills, the first question is not your budget, it is which village fits how you actually live.
One buying tip from twenty years living in Southern Utah: check the parcel (the exact piece of land a home sits on), not just the address. Sienna Hills has an approved short-term-rental overlay in specific villages, so two homes on adjacent streets can have very different rules about nightly rentals, parking, and who your neighbors are on a given weekend. I sort that out before we write an offer. The nightly-rental section below covers it.
Trails & outdoors
Red rock out the front door
Sienna Hills has its own trail loops and paths threaded between the villages and past Sienna Hills Park, the everyday walk-the-dog network. The bigger outdoor draw sits just beyond the master plan. To the north is the Red Cliffs Desert Reserve. To the west is the Virgin River and its paved trail. A short drive east are the reservoirs at Sand Hollow and Quail Creek. It is a real Southern Utah trailhead location without being far from the freeway.
Sienna Hills trails & park
Community paths and walking loops connect the villages to Sienna Hills Park at 500 N Redstone Road. The park is the green heart of the master plan.
Red Cliffs Desert Reserve
A short drive north takes you to the reserve's smooth red rock and narrow desert trails. It is protected habitat, with hiking and biking above Washington City.
Sand Hollow & Quail Creek
Both are about fifteen minutes east on SR-9. These two state-park reservoirs are for boating, paddling, and warm-water swimming through the long Southern Utah summer.
Trail facts: Washington City, Red Cliffs Desert Reserve, and Utah State Parks pages. The wider outdoor picture is in the Washington City guide.
Errands & drive times
Errands, measured in minutes
Times are estimated, measured from Sienna Hills Park at 500 N Redstone Road, the center of the master plan. The freeway is two minutes off Washington Parkway, the Telegraph Street shopping strip is about five, and even the regional hospital in St. George is under fifteen.
| The errand | Where it happens | From the community |
|---|---|---|
| Full grocery run | Walmart Supercenter, 625 W Telegraph St | ~6 min |
| Second grocery option | Albertsons, Red Cliffs Dr | ~8 min |
| Pharmacy & urgent care | Telegraph Street, Washington | ~6 min |
| Freeway on-ramp | Interstate 15 at Exit 13, Washington Pkwy | ~2 min |
| Shops & dining | Grapevine Crossing, Washington Parkway | ~3 min |
| Healthcare | St. George Regional Hospital, Medical Center Dr | ~14 min |
| Campus errand | Utah Tech University, St. George | ~15 min |
| Lake day | Sand Hollow State Park, SR-9 | ~15 min |
| Flights | St. George Regional Airport (SGU) | ~18 min |
Farther out, living beside Exit 13 means the drive starts on the freeway, not in traffic. Zion National Park is about 45 minutes east through Hurricane. Downtown St. George is about 12 minutes south. Las Vegas is roughly two hours. The full day-trip map lives in the Washington City guide.
Schools & education
Schools, by the facts
Sienna Hills is in the Washington County School District. Addresses here are generally assigned to the Pine View schools, where students move up from one to the next. That means Coral Canyon Elementary at 3435 Canyon Crest Avenue for grades K through 5, then Pine View Intermediate for grades 6 and 7, Pine View Middle School for grades 8 and 9, and Pine View High School for grades 10 through 12. The district adjusted the boundary line between Washington Elementary and Coral Canyon Elementary a few years back, and lines can move again as this end of town grows, so the surest move is to check the exact assignment for any specific address with the district's boundary lookup.
I do not guess school lines off a map, and I would not want you to either. For outside school data, GreatSchools and Niche both publish numbers you can weigh yourself. Utah Tech University in St. George is about fifteen minutes down the freeway.
I cover the bigger education picture, including Utah Tech, in the Washington City guide.
The nightly-rental map
Which villages can run a nightly rental
This is the one thing that sets Sienna Hills apart from most neighborhoods around it, and it changes who lives next to you. Sienna Hills is a Planned Community Development (a master plan with its own set of rules). Washington City added a short-term-rental overlay, an extra rule laid over the usual zoning, to specific parcels within it. That means a handful of villages are approved for nightly rentals, and the rest of the master plan is standard, owner-occupied residential. The villages with resort-style amenities exist in large part because of it.
In plain terms: villages such as The Casitas and Escondido have been approved for short-term rentals. The Ivory resort villages, Paseos and Sendera, are built and marketed with that use in mind. The detached single-family streets like Sienna Heights and Copper Leaf are not open to nightly rentals across the board. The rules also get detailed: inside an approved parcel, some groups of units are left out, and there are conditions on walls, parking, and city registration. Never assume a rental permit rides along with the address.
What I check before I call a Sienna Hills home a rental
- The parcel, not the pitch. I pull the recorded plat (the county's map of the lots) and match it against Washington City's short-term-rental map. The approval is tied to the parcel and even the specific unit, not to the marketing.
- The city registration. A short-term rental in Washington City needs a business license and registration, and I check that it is in good standing before anyone counts on rental income.
- The neighbor mix. If you want a quiet full-time street, I steer you toward the villages that do not allow nightly rentals. If you want the rental use, I steer you into the approved ones.
- The parking and access conditions. Approved parcels carry rules on walls, guest parking, and on-street restrictions. Those are worth reading before you buy for either purpose.
This is general guidance, not a legal, zoning, or licensing determination. Short-term-rental rules change, so check the current status of any specific property with Washington City before you rely on it.
What locals know
Notes from inside the master plan
Life in Sienna Hills changes from village to village, and the differences do not show up in a listing photo. Here is what I would tell a friend before they pick a street here.
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Hills, Heights, and Garden Homes are three different places. Sienna Hills is the whole master plan. Sienna Heights is a village inside it, and Sienna Heights Garden Homes is the smaller-lot area beside that. People mix them up constantly, so make sure your agent knows which one you mean.
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The village name is a clue. Ladera means hillside, Escondido means hidden, and Sendera means path. The Spanish names were chosen to match how each plat was laid out. Knowing what they mean tells you a lot about the lot before you drive it.
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It sits on former Trust Lands. Sienna Hills was developed on School and Institutional Trust Lands. That is why it was built as one big coordinated master plan on 740 acres, not a patchwork of separate small subdivisions.
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Your weekend depends on your parcel. The nightly-rental villages hum with vacation guests in summer, and the standard residential streets stay quiet. Neither is wrong, but you want to know which one you are buying into before you close.
Buy or sell here
The buyer side and the seller side
Buying in Sienna Hills
Sienna Hills is on the east side of Washington City. It sits on former Utah Trust Lands between Interstate 15 and East Telegraph Street. Its main entrances are off Washington Parkway. The nearest freeway ramp is I-15 Exit 13, about two minutes away. St. George is roughly twelve minutes west.
Sienna Hills is a master plan (one big plan with many neighborhoods), not a single subdivision. It holds several named villages across its roughly 740 acres. Sienna Heights and Sienna Heights Garden Homes are detached-home villages. Arroyo, Copper Leaf, Escondido, and Ladera are single-family villages. Paseos and Sendera are the newer Ivory Homes villages with resort-style amenities. The Casitas and the Villas at Sienna Hills are the townhome-style options. Each has its own plat (the recorded map of its lots), its own homes, and its own price range.
Not quite. Sienna Hills is the whole 740-acre master plan. Sienna Heights is one of the detached-home villages inside it, and Sienna Heights Garden Homes is a smaller-lot area beside it. The names sit close together on purpose, which is why I sort out which plat (recorded lot map) a home is really in before you buy or sell.
It is a wide range, because the master plan runs from townhomes to view-lot single-family homes. Attached and villa-style homes have generally started lower. Single-family villages like Arroyo have recently landed in the high $500,000s to the $600,000s on the Washington County MLS, and the larger view lots push higher. For a citywide comparison, my 2025 market report puts the Washington median (middle) sale price at $589,025. Prices move, so treat that as a starting point and check it against the live listings.
Only in the villages the city approved for it. Sienna Hills is a Planned Community Development (a master plan with its own set of rules) with a short-term-rental overlay (an extra city rule laid over the usual zoning). Nightly rentals are allowed in specific villages such as The Casitas and Escondido, and the Ivory resort villages Paseos and Sendera are marketed with that use in mind. Most of the master plan is standard residential. Never assume the approval transfers with the address. I check the parcel and the city registration before you write an offer.
Sienna Hills is in the Washington County School District. Addresses here are generally assigned to Coral Canyon Elementary, then Pine View Middle School and Pine View High School. The district adjusted the Washington and Coral Canyon elementary line in the past, and assignments can shift with growth, so check the exact school for any address with the district's boundary lookup.
Ready to look? See what is on the market or tell me what you are after.
Selling in Sienna Hills
Prices change from village to village here. An automated estimate that averages the whole master plan can be well off for the village your home is in. Start with the home valuation page and I will run a real comparison against recent sales in your village, no obligation.
When you list with me, your home is featured on MovingUtah where it fits best. It shows first on the Washington City listings and on this Sienna Hills 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 your village and what else is for sale near you right now. Some villages in Sienna Hills have few homes for sale, and others have new construction competing, so the answer is not the same across the master plan. Tell me your timeline and I will give you an honest answer, 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.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Washington
Want a closer look at Sienna Hills?
Buying? I can pull what is for sale across every village. I will tell you honestly which villages fit what you want, and which ones allow nightly rentals. Selling? I will give you an honest price, measured against your own village, and a plan to get your home featured in front of the buyers already on this site. Either way, we start with a conversation.
Selling in Sienna Hills
Want to sell your home in Sienna Hills? List it with Scott Buehler and get featured on MovingUtah.
I will not tell you I am the best agent, and I will not promise a price. You get honest pricing. I look at your village, your lot, and how nice your finishes are, then compare them with recent sales of similar Sienna Hills homes.