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Investment Properties for Sale in Ivins, Utah
Ivins sits between St. George and Snow Canyon State Park, and that location has quietly made it one of the stronger rental and resale markets in Washington County. Kayenta's art community, the Tuacahn Amphitheatre, and direct access to Snow Canyon trails pull in a steady stream of short-term renters who want the red rock without the traffic of St. George proper. Investors here are usually looking at three buckets: nightly-rental homes and casitas in Kayenta or Cordera, standard single-family rentals in older Ivins neighborhoods near Center Street, and new-build townhomes in developments like The Cliffs at Snow Canyon or SunRiver-adjacent parcels that appeal to long-term tenants working in Cedar City or St. George.
Zoning matters a lot in Ivins — the city has specific overlays for short-term rentals, and not every parcel qualifies, so a property's current permit status can make or break the numbers. Winters are mild enough that occupancy holds up better than in Cedar City or the high country, which is part of why cap rates on well-run vacation rentals here tend to beat the regional average. Property taxes and HOA rules also vary block by block, especially inside Kayenta where design covenants are strict. Browse the active listings below to see what's currently on the market and where the permitted rentals sit.
July 2026 · Ivins market
Live from the Utah MLS — what's actually happening in Ivins right now.
Median sale
$587,700
15 closed in July 2026
Median DOM
38 days
listing → contract
Sale-to-list
98.1%
of final list price
Unsold inventory
124
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.