Apple Valley Utah Homes for Sale

Why Apple Valley Is Washington County's Rural Acreage Pocket

Apple Valley sits along State Route 59 about 15 minutes southeast of Hurricane — a small rural town with roughly 770 residents and a residential market dominated by larger-lot single-family homes, acreage parcels, and horse-friendly subdivisions. The defining communities are Apple Valley Ranch (and its multiple phases — Gooseberry, Phase 2, Phase 3) and Cedar Point, both of which target the rural-acreage segment that's increasingly hard to find in central Washington County's denser metro corridors.

For buyers, Apple Valley is the answer when you want acreage, dark skies, and Hurricane-corridor proximity at a price point well below central Washington Fields or Long Valley. The trade-off is a smaller community, fewer in-town services, and a more limited resale market that requires patience on both the buy and sell side.

Quick Facts: Apple Valley at a Glance

• Population: 770 in the 2020 census, up from 701 in 2010.
• Elevation: approximately 4,950 feet (1,509 m) — meaningfully higher than the Hurricane Valley to the west, with cooler summers and occasional winter snow.
• Zip code: 84737 (shared with Hurricane).
• County: Washington County.
• School district: Washington County School District (Hurricane Valley feeder schools).
• Active residential listings: 6.
• Median sale price (latest month): $619,500.
• Median time on market: 85 days.
• Sale-to-list ratio: 99.7%.

Where Apple Valley Sits — SR-59 Corridor & Hurricane Connection

Apple Valley sits on State Route 59 in the high-desert plateau country southeast of Hurricane. SR-59 continues southeast from Apple Valley through Hildale and into the Arizona Strip, eventually connecting to the Pipe Springs National Monument area and the Arizona side of the Vermilion Cliffs corridor. The Apple Valley address sits at the transition between the Hurricane Valley's lower elevations and the Vermilion Cliffs Plateau to the east — most residential parcels are on the broader flatland with view exposures north to the Hurricane Cliffs and south toward the Arizona Strip's Canaan Mountain.

Driving distances: Hurricane 15 minutes (5 miles via SR-59); Sand Hollow Reservoir 20 minutes; Zion National Park (Springdale entrance) 45 minutes via SR-9; St. George 35-40 minutes via SR-59 and I-15; Pipe Springs National Monument 30 minutes east; Kanab 90 minutes east via the AZ Strip route.

The elevation (~4,950 feet) gives Apple Valley meaningfully cooler summers than the Hurricane Valley below (typical July highs 88-92°F vs. 100-105°F in Hurricane) and occasional winter snow (typically 5-10 inches annually in a normal year).

Apple Valley Ranch & Cedar Point — The Primary Communities

Apple Valley Ranch is the city's largest residential community — a multi-phase development with single-family homes on larger lots (typically 0.5 to 5+ acres depending on phase). Phases include Apple Valley Ranch, Apple Valley Ranch Gooseberry, Apple Valley Ranch Phase 2, and Apple Valley Ranch Phase 3. The community offers single-family homes typically in the $500K-$800K range with view-lot custom builds reaching $1M+.

Cedar Point is the city's other primary community — single-family homes on smaller lots than Apple Valley Ranch but with similar build quality. South Zion Estates covers a smaller portion of inventory with view-oriented lots facing the Zion escarpment to the north.

Wells Estates & The Smaller Subdivisions

Wells Estates and a handful of other small subdivisions fill out Apple Valley's residential map. Most are smaller (10-30 lots each) and trade in the $450K-$650K range. For broader inventory by feature, see Apple Valley homes with acreage, Apple Valley horse properties, and Apple Valley single-story homes.

Recreation — Hurricane Cliffs, Coral Pink Sand Dunes & The Arizona Strip

Apple Valley's recreation profile extends in multiple directions. To the north, the Hurricane Cliffs offer hiking, off-road, and rim-edge viewpoints accessible via county and BLM roads. To the east, SR-59 connects to the Arizona Strip — a vast, lightly-populated region with Pipe Springs National Monument, the Mt. Trumbull Wilderness, and access to the more-remote North Rim approaches of the Grand Canyon.

Coral Pink Sand Dunes State Park sits about 45 minutes east via SR-59 and the Cane Beds road. Sand Hollow Reservoir (boating, OHV) is 20 minutes northwest via Sand Hollow Road. Hurricane's Sand Hollow Resort golf course is 25 minutes; Zion's Springdale entrance is 45 minutes via SR-9.

Schools — Washington County School District (Hurricane Valley Feeders)

Apple Valley is in Washington County School District. Students typically attend the Hurricane Valley schools: Hurricane High School (grades 10-12), Hurricane Middle School (grades 8-9), Hurricane Intermediate (grade 7), and Three Falls Elementary or other district elementaries depending on the specific address. Bus service operates on standard district routes. Always verify the specific assignment for the exact street address.

Charter and private alternatives are clustered in St. George and Hurricane, requiring a 25-35 minute commute. Many Apple Valley families homeschool given the small community size and the bus-commute times.

Cost of Living & Rural Property Considerations

Apple Valley sits in Washington County and shares the same low base property tax structure — typical effective rate runs 0.50-0.65% of assessed value on owner-occupied primary residences (Utah's primary-residence exemption reduces the taxable basis to 55% of market value). Larger acreage parcels with secondary structures (barns, shops, additional dwelling units) can carry meaningfully higher tax bills.

Utility-side, Apple Valley is more rural than most Washington County addresses: electricity from Rocky Mountain Power; natural gas is generally not available (most homes use propane); culinary water from the Apple Valley Water Conservancy District or private wells; sewer is virtually all septic; internet from Infowest, fixed wireless, and Starlink (cable broadband is limited; fiber is essentially nonexistent). These rural-property realities are critical due-diligence items for buyers coming from urban backgrounds.

Day-to-day: there is no in-town retail beyond a gas station/convenience store. All grocery, banking, and broader shopping requires a 15-20 minute drive to Hurricane or longer to St. George.

Market Snapshot — Pricing, DOM & What's Selling

Latest market snapshot for Apple Valley: median sale price $619,500, 6 active listings, median 85 days on market, sale-to-list ratio 99.7%. Sale counts are very small (1-2 closings per month is typical, with some months having zero), so monthly medians can swing dramatically — see /utah/apple-valley/market-stats for historical trend lines.

Inventory mix in 2026 concentrates in Apple Valley Ranch and Cedar Point single-family homes in the $500-800K range, with a smaller acreage segment ($800K-$1.5M) for view-lot custom builds and larger ranch parcels. The market is shallow — typical resale takes longer than in central Hurricane or Washington Fields, requiring patience on both the buy and sell side.

Who Should Buy in Apple Valley (and Alternatives)

Buy in Apple Valley if: you want acreage and horse-friendly zoning at a much lower per-acre cost than central Hurricane or Washington Fields; you want cooler summers than the Hurricane Valley (~10°F cooler at the higher elevation); you want dark skies and a quiet rural pace; you can tolerate the 15-minute drive to Hurricane for basic services and longer drives to St. George for full retail and healthcare; or you're an investor specifically targeting larger-lot inventory.

Consider Hurricane instead if: Sand Hollow Reservoir is the primary draw; you want the broader school proximity, retail, and STR-zoned communities (Sand Hollow Resort, Sienna Hills); or you want a more liquid resale market.

Consider New Harmony instead if: you want similar acreage at higher elevation (5,300 vs. 4,950 feet) with more substantial winter snow; you want Pine Valley Mountain backcountry access; or you want closer proximity to Cedar City.

Consider Toquerville or La Verkin instead if: you want closer Zion National Park access (Toquerville/La Verkin are 25-30 minutes; Apple Valley is 45 minutes); you want more in-town services; or you want a smaller-lot subdivision rather than acreage.

Working with a Local Apple Valley Realtor

Best Utah Real Estate is a full-service brokerage covering Apple Valley and the broader Washington County rural markets. Rural-acreage transactions involve due-diligence categories that don't come up in tract-subdivision sales — water rights, well permits, easement access, septic system condition, propane-tank ownership, and access-road maintenance agreements. Our agents can guide you through each and recommend the specific Washington County attorneys and inspectors who handle these issues regularly.

Whether you're relocating from out of state in search of acreage, downsizing from a larger Utah ranch into an Apple Valley Ranch home, or pursuing a horse-friendly Cedar Point or South Zion Estates property, we can help. Browse the live Apple Valley MLS listings above, or reach out via the contact page to schedule a private tour.