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Homes Under $500,000 in Ivins, Utah
Ivins sits at the western edge of the St. George metro, tucked against the red cliffs of Snow Canyon State Park about 15 minutes from downtown St. George and two hours from Las Vegas. It's a small town — under 10,000 residents — with a quieter pace than its bigger neighbor, a strong retiree and second-home population, and a growing share of remote workers drawn by 300+ sunshine days a year and easy access to mountain biking, hiking, and Tuacahn Amphitheatre concerts just up the road. The sub-$500K segment is the entry point to this market, and competition for well-priced homes can be brisk, especially in the winter months when out-of-state buyers come through.
Under $500K in Ivins generally means townhomes, patio homes, and older single-family homes in the original townsite or in communities like Padre Canyon and parts of Anasazi Hills. Newer construction in this price band is scarce — most new builds in Ivins start in the high $500s and climb quickly once you add red rock views or proximity to Kayenta. Buyers in this range should expect modest square footage, smaller lots, and often an HOA covering desert landscaping. Property taxes are low by Utah standards, and Washington County's primary-residence exemption keeps the carrying cost reasonable for owner-occupants. Browse the active listings below to see what's currently on the market, and reach out when you want a closer look at a specific property or neighborhood.
May 2026 · Ivins market
Live from the Utah MLS — what's actually happening in Ivins right now.
Median sale
$850,000
7 closed in May 2026
Median DOM
20 days
listing → contract
Sale-to-list
97.2%
of final list price
Unsold inventory
115
active + pending
30 matching · page 1 of 2
Active listings
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Common questions
About homes under $500k in Ivins.
What kind of homes can I actually get in Ivins for under $500K? ▾
Most options at this price are 3-bed single-level homes built in the 1990s and early 2000s in the older Ivins neighborhoods south of Center Street, smaller patio homes around 1,400–1,800 sq ft, or townhomes. New construction under $500K is rare in Ivins itself — for that you'd typically look at Santa Clara or Washington.
Are there any 55+ communities in Ivins with homes under $500K? ▾
Sunset Cove is the main age-restricted community in town and occasionally has units in the mid-$400s, usually attached patio homes. Cascades at Kayenta sometimes has smaller standalone homes that dip into this range as well, though most Kayenta-area properties run higher.
How competitive is the under-$500K segment in Ivins? ▾
It's the most competitive price band in the city because so little inventory falls below the Ivins median. Well-priced homes under $500K often see multiple offers within the first week, especially in fall and spring when out-of-state buyers are most active.
Do homes in this price range usually have a pool or casita? ▾
Rarely. Pools and detached casitas are common on Ivins homes priced $700K and up. Under $500K you're more likely to see a covered patio, a small xeriscaped yard, and a two-car garage. A handful of older homes have private pools, but expect to pay closer to the top of the range.
What are HOA fees like on Ivins homes under $500K? ▾
It varies widely. Older homes in the original Ivins grid often have no HOA. Patio-home and townhome communities typically run $150–$350/month covering front-yard landscaping, exterior maintenance, and sometimes a community pool. Always check whether the HOA permits nightly rentals — most Ivins HOAs do not.
Is Ivins a good fit if I work in St. George? ▾
Yes. The drive from Ivins to downtown St. George or the Dixie Regional/Intermountain hospital campus is 12–18 minutes depending on traffic on Snow Canyon Parkway and Sunset Boulevard. Commuters get the small-town feel and Snow Canyon access without giving up city amenities.