St. George Real Estate

08/09/2026

Property taxes are one of the first questions I get from people moving to Southern Utah, and the honest answer is: lower than almost anywhere you are coming from, but it depends on which side of an invisible line your house sits.

I built a calculator that shows it in real numbers. Enter a price and it runs the 2026 certified rates for all 13 Washington County tax areas, then runs the same home through 11 other cities people move here from: Salt Lake, Las Vegas, Mesquite, Boise, Seattle, Sacramento, LA, Austin, Miami, Boston and New York.

One rule surprises almost everyone: Utah taxes a primary residence on just 55 percent of its assessed value. Second homes pay on the full 100. The calculator has a toggle so you can see both.

👉🏻 https://www.stgeorge.realestate/southern-utah-property-tax-calculator/

08/09/2026

We've gotten some great feedback over our new Power Calculator! You can compare rates for a given usage in all of the various utility companies in Southern Utah.

My June power bill was $687. The same electricity would have cost $...

08/06/2026

My July power bill was $687.

In fairness, I earned it. Air conditioned shop, pool, 3 house air conditioners, three refrigerators... But when I started digging into things, I found something I did not expect.

Take that exact same house and put it in Washington City and the bill is $932. Put it in Dixie Power territory and it's $496. Same house, same appliances, same weather. A $436 a month difference, decided entirely by which side of a line the lot happens to sit on.

Nobody tells you this. It is not on the listing, it does not come up at the inspection, and most agents have never looked at it.

So I built a calculator. Put in your kilowatt hours and it shows what that same usage costs on nine different utilities: Dixie, City of St. George, City of Hurricane, Washington City, Santa Clara, Rocky Mountain, and both of California's big two, so the folks moving here can see what they are actually saving. Spoiler on that last part, it's between three and five times cheaper here.

Every rate came from the utility's own published schedule, and I checked them against real bills from St. George, Hurricane, Washington, Simi Valley, Sacramento, and Bakersfield.

https://www.stgeorge.realestate/southern-utah-power-cost-calculator/

If you are shopping for something big, or you are thinking about adding a shop or a pool later, it is worth knowing which utility serves that address before you fall in love with the house.

Compare real electric rates across St. George, Hurricane, Washington, Santa Clara, Dixie Power and California. Verified from actual 2026 utility bills.

08/06/2026

People ask me almost every week what the actual difference is between Washington City and St. George, and most of them expect the answer to be property taxes. It is not. The two rates are within two dollars a year of each other on a $500,000 home. The real gaps are in the utility bills, the pace of growth, and which side of the Virgin River your power comes from. I wrote up the numbers, including which neighborhoods are actually inside Washington City limits, since the marketing names and the city lines do not match.

Property taxes are a tie, but power bills are not. Washington City vs St. George compared on taxes, utilities, schools, growth and city services.

08/04/2026

Sellers usually ask me what their house will sell for long before they ask what it costs to sell it. Fair enough, but the gap between the contract price and what actually lands in your account is real money, and most of it is knowable months ahead. So I wrote down the honest accounting this week: the transfer tax Utah does not charge you, who really pays for the title policy here, the recording fee that went up to $45 in May, and how property taxes get split at the closing table. Every number has a source and a date on it, including the two lines I refused to fill in because nobody can quote those honestly. Call or text me at 435-200-5508

What it really costs to sell a home in St. George: title, recording, prorated taxes and the numbers on a $545K sale. No Utah transfer tax. 2026 figures.

07/27/2026

Nobody wants to ask this one out loud, so I'll just answer it.

"What do we need to make to actually buy a house in St. George?"

I get some version of this at open houses, at dinner, in my DMs. So this week I sat down and did the math for real. The median home here sold for $492,500 in June. With 20% down at today's rates, that home takes an income of about $119,500. With 3.5% down, it's closer to $153,300. The down payment changes the answer more than most people expect.

Before you close the tab: there's more good news in the fine print than you'd think. Utah only taxes primary homes on 55% of their value, so the typical St. George tax bill is around $1,813 a year. Our insurance costs are some of the lowest in the country. And Utah's FirstHome program helps first-time buyers earning up to $118,000 to $135,700 with up to $27,500 toward down payment and closing costs. I also break down what $80,000 a year still buys here, because the answer isn't "nothing."

Full breakdown, with the payment table and every source, is on my blog:
https://www.stgeorge.realestate/blog/income-needed-to-buy-a-home-st-george-utah/

Know someone who keeps saying they could never afford it here? Tag them or send this over. And if you want your real numbers instead of the median's, call or text me at 435-200-5508.

The June 2026 median St. George home sold for $492,500. Here is the income that actually buys it, and the Utah programs that lower the bar.

07/06/2026

🔥Pool, Spa, No HOA, only $550,000!🔥
Single level, and tucked at the end of a quiet cul-de-sac.
• 4 bedrooms, 2.5 baths, 2,462 sq ft, all on one level
• In-ground pool and spa, with an exterior half bath so nobody tracks through the house
• Vaulted ceilings, a gas fireplace, and an updated kitchen with a stainless gas range
• Theater room for movie nights and a workshop in the garage
• Attached 2-car garage with custom cabinets, plus boat/trailer parking
At $550,000, this is the lowest priced home in all of Washington City with a private pool and spa by $50,000!
Tap "Learn More" below to see the MLS listing
📍 754 Cherry Cir, Washington, UT
Offered by Lance Clifford @ KW - 435-200-5508

Property 754 Cherry Cir, Washington, 84780 has 4 bedrooms, 2.5 bathrooms with 2462 square feet.

06/24/2026

Imagine coming home to this. A single-level retreat wrapped by a pond and rock water feature, tucked on a cul-de-sac behind the guarded gates of Entrada at Snow Canyon.
This is the Entrada lifestyle. You are living inside one of Southern Utah's most exclusive communities, home to a private championship golf course recently reimagined by David McLay Kidd and ranked Utah's number one year-round course. Spend your evening at the clubhouse over dinner and drinks, then let the HOA handle the yard while you play.
What is included in the community:
• 24-hour guarded, gated entry and private roads
• Indoor and outdoor pools and a relaxing spa
• Clubhouse with on-site dining
• Pickleball and tennis courts
• Full yard maintenance, so it is true lock and leave
The home itself:
• Single level, 3 bed, 3 bath, 2,066 sq ft, all on one floor
• Attached 1 bed, 1 bath casita, ideal for guests, family, or a private office
• Huge covered patio looking out over the water
• Stainless kitchen, gas fireplace, walk-in closets, water softener
• 2-car garage, full landscaping
• Sold fully furnished, just bring your suitcase
Just reduced to $795,000. Homes that sit right on the water inside Entrada do not come up often. Tap "Learn More" below for more info.
📍 2255 N Tuweap Dr #11, St. George, UT
Offered by Lance Clifford @ KW - 435-200-5508

Property 2255 N Tuweap Dr Unit 11, St George, 84770 has 3 bedrooms, 3 bathrooms with 2066 square feet.

06/23/2026

East Zion is the part of Zion most people don't think of. That is about to change.

Right now, a $50 million-plus visitor center is going up at Zion's east entrance, built as the hub for 35+ miles of new mountain bike trails, 20 miles of hiking trails, and a new park shuttle. A new lodge is planned for the area around 2028. Zion already draws over 5 million visitors a year, and the east side has been the quiet one. Not for long.

This is your chance to own a basecamp before the rest of the world catches on.

755 S Zion Ridge Dr is a fully furnished, turnkey home on 1.26 acres in the gated Zion Ridge community, and it is an approved nightly rental.

- 5 bedrooms, 5 baths, 4,003 sq ft, two full primary suites
- Both primary suites open to private decks with sweeping mountain and valley views
- Garage converted into a game room with a full arcade setup
- New hot tub, new outdoor furniture, fiber optic internet, all-new smart TVs
- Whole-home backup generator, new HVAC, lifetime warranty windows
- 8.5 miles to Zion's East Entrance, a mile from the Applecross mountain bike trails, easy drive to Kanab, Lake Powell, and the North Rim of the Grand Canyon

A turnkey fully furnished nightly rental, a mountain getaway, or a long-term play on one of southern Utah's last underbuilt gateways. This one does all three.

📍 755 S Zion Ridge Dr, Orderville, UT | $1,200,000
Offered by Lance Clifford @ KW - 435-200-5508

06/02/2026

Greater St. George Market Update | May 2026

Quick update on the Washington County market: more homes to choose from, selling a touch faster, and prices still climbing!

- Active listings: 2,043, up about 11% from a year ago
- Median sold price: $532,000
- Average days on market: 74 (down from 76)
- Sold to list ratio: about 96%, up from 95% in February

What does that mean? Buyers have more options and a little room to negotiate, but well-priced homes are still moving close to asking. Sellers, this is a strong window, and pricing and presentation will set your home apart as more listings come on.

Thinking about a move this year? Send me a message or call/text 435-200-5508.

https://www.stgeorge.realestate/blog/st-george-market-update-may-2026-washington-county/

St. George home prices rose again in May 2026 while inventory climbed and homes sold near asking. What it means for buyers and sellers. Guidance from Lance Clifford.