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Investment Properties for Sale in Ivins, Utah
Ivins sits at the base of the Red Cliffs, roughly five miles west of St. George, and its investment appeal is built on something concrete: Washington County has been one of the fastest-growing counties in the United States for the better part of a decade. That growth engine — fueled by Dixie State University's expansion into Utah Tech University, a steady in-migration of retirees and remote workers from California and Nevada, and a year-round tourism draw from Snow Canyon State Park just minutes away — keeps rental demand consistently high. Short-term rental investors in particular have found Ivins attractive because of its proximity to outdoor recreation, its quieter residential feel compared to downtown St. George, and Washington City's and Ivins' relatively investor-friendly short-term rental ordinances. Single-family homes and casitas in Ivins have traded in a wide range, from the mid-$400s for modest three-bedroom homes up past $1 million for larger properties with Red Mountain views, giving investors multiple entry points depending on their strategy.
Long-term rental investors also find Ivins worth a close look. The area draws a consistent pool of renters — university staff, healthcare workers at St. George Regional Hospital about 10 minutes away, and professionals relocating before they're ready to buy. Because Ivins borders Snow Canyon State Park and sits within the Tuacahn arts corridor, properties here tend to hold value well even during broader market slowdowns. Cap rates in Southern Utah's urban core have compressed in recent years, so serious investors will want to run current numbers carefully and compare gross rent potential against HOA fees, which vary widely across Ivins subdivisions. Browse the active listings below to see what investment properties are currently on the market.
June 2026 · Ivins market
Live from the Utah MLS — what's actually happening in Ivins right now.
Median sale
$991,000
20 closed in June 2026
Median DOM
30 days
listing → contract
Sale-to-list
97.8%
of final list price
Unsold inventory
132
active + pending
14 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Ivins.
What kind of returns can investors expect on a long-term rental in Ivins? ▾
Single-family rentals in Ivins typically lease in the $2,400-$3,800/month range depending on size, age, and proximity to Snow Canyon. Cap rates tend to run lower than St. George proper (often 4-5%) because purchase prices are higher and the buyer pool skews toward retirees willing to pay for the setting. Most Ivins investors prioritize appreciation and tenant quality over yield.
Does Ivins allow short-term rentals? ▾
Ivins City restricts short-term rentals (under 30 days) to specific zones and approved nightly rental developments — it is not a free-for-all like some Washington County areas. Entrada at Snow Canyon and a handful of HOA communities permit nightly rentals; most residential neighborhoods do not. Always verify the zoning and HOA rules on a specific address before underwriting STR numbers.
Which Ivins neighborhoods work best for investment property? ▾
Entrada at Snow Canyon is the headline nightly-rental community, with casitas and main homes that draw golf and red-rock tourists year-round. Kayenta attracts long-term tenants who want the art-community vibe and dark-sky setting. Newer subdivisions on the south side near Old Highway 91 offer lower entry prices and stronger long-term rental demand from St. George commuters.
How does Ivins compare to St. George or Washington for investors? ▾
Ivins sits at a slightly higher elevation with cooler evenings, less commercial sprawl, and stricter development limits — which keeps inventory tight and supports values. St. George offers more volume and lower price points; Washington City has newer construction at scale. Ivins is the play when you want a quieter address, Snow Canyon proximity, and a tenant or guest profile that pays for those things.
What are the property tax and insurance costs like? ▾
Washington County property tax runs roughly 0.55-0.65% of assessed value for non-primary residences, with the non-owner-occupied rate higher than owner-occupied (no 45% residential exemption). Insurance is moderate since wildfire and flood exposure is limited in most Ivins neighborhoods, though properties backing the red cliffs should be checked for brush clearance requirements.
Is now a reasonable time to buy an Ivins investment property? ▾
Inventory in Ivins has loosened from the 2021-2022 crunch, giving buyers more negotiating room than they have had in years. Long-term population growth in Washington County remains strong, and Ivins' build-out is naturally capped by surrounding public land. Scroll the active listings below to see current pricing and days-on-market on what's available.