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Investment Properties for Sale in Ivins, Utah
Ivins sits on the west edge of the St. George metro, tucked against the red sandstone of Snow Canyon State Park at roughly 3,100 feet of elevation. For investors, that geography matters: Ivins runs a few degrees cooler than downtown St. George in summer, the night skies are darker, and the city has deliberately kept commercial sprawl out. The result is a town of about 9,000 residents where tenants and nightly-rental guests are paying for a specific lifestyle — Snow Canyon trailheads, Tuacahn Amphitheatre concerts in the adjacent canyon, the Black Desert resort and golf course, and easy access to St. George shopping fifteen minutes east. Single-family homes dominate the housing stock, with prices generally running from the mid-$500s for older builds up past $2M in Entrada at Snow Canyon and Kayenta.
Investment strategies here split cleanly. Long-term rentals do well in the newer subdivisions on the south and west sides, where families and remote workers want quiet streets and quick access to Santa Clara and the Southern Parkway. Nightly rentals are tightly zoned — Entrada and a few specific HOA pockets allow them, most of the rest of Ivins does not, so verifying short-term rental eligibility before writing an offer is non-negotiable. Snowbird leases from October through April are a third angle that works well given the winter climate and retiree demand. Browse the active listings below to see what's currently on the market, and check zoning on any specific address before underwriting your numbers.
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
13 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.