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Investment Properties for Sale in Pine Valley, Utah
Pine Valley sits about 45 minutes north of St. George up Highway 18, tucked into the pines at roughly 6,700 feet in the Dixie National Forest. That elevation is the whole story here: summers stay 20-25 degrees cooler than the St. George valley floor, which is exactly why the town has functioned as a warm-weather escape since Mormon settlers first built a chapel there in 1868. Most of what changes hands in Pine Valley isn't a primary residence — it's a cabin, a weekend retreat, or a nightly-rental property for owners who live in Las Vegas, the Phoenix area, or the Wasatch Front and want a cool mountain base within driving distance. Washington County's growth and the constant summer heat in St. George and Ivins have pushed more of that demand up the mountain in recent years.
Because Pine Valley is unincorporated and governed by Washington County zoning rather than a resort town's HOA machine, short-term rental rules, water rights, and septic/well setups vary lot by lot — worth confirming before you assume a cabin can legally run as an Airbnb. Inventory is thin; this is a few hundred parcels total, not a subdivision with fresh builds every month, so cabins with existing rental history or updated systems tend to move fast. Lot sizes run larger than a typical suburban parcel, and many properties border forest service land, which matters for privacy but also for defensible-space and fire-insurance considerations. Browse the active listings below to see what's currently on the market.
August 2026 · Pine Valley market
Live from the Utah MLS — what's actually happening in Pine Valley right now.
Median sale
$525,000
1 closed in August 2026
Median DOM
—
listing → contract
Sale-to-list
92.9%
of final list price
Unsold inventory
9
active + pending
1 matching · page 1 of 1
Active listings
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Common questions
About investment properties in Pine Valley.
Are short-term rentals legal in Pine Valley? ▾
Pine Valley is unincorporated Washington County, so short-term rentals are generally allowed without the strict permitting hurdles you'd hit inside St. George or Springdale. That said, rules can change and HOAs (where they exist) may have their own restrictions. Always verify current Washington County zoning and any subdivision CC&Rs before closing on a property you plan to rent nightly.
What's the realistic rental season in Pine Valley? ▾
The strongest nightly-rental window runs roughly Memorial Day through mid-October, with July and August being peak as Southern Utah residents flee the heat. Fall brings deer and elk hunters, and winter draws a smaller crowd of snowmobilers and snowshoers. Expect a clear shoulder season in April-May and November when bookings drop significantly.
What do investment cabins typically cost in Pine Valley? ▾
Smaller A-frames and older cabins generally run $400K-$600K, mid-size homes on usable lots land in the $650K-$900K range, and larger custom log homes or multi-acre properties can exceed $1.2M. Pricing varies more by lot size, road access, and water rights than by square footage alone.
Does Pine Valley have year-round road access? ▾
The main road from Central up to the town of Pine Valley is paved and plowed in winter, so the residential areas stay accessible. However, the Pine Valley Recreation Area and Forest Service roads above the town close with snow, which affects what guests can do during winter stays. Factor this into your booking expectations.
What about water, septic, and utilities for investment properties? ▾
Most Pine Valley properties run on private wells and septic systems rather than municipal utilities, so inspections matter. Power is grid-connected through Dixie Power, but high-speed internet usually means Starlink since fiber and cable are limited. Propane is the standard for heating and cooking.
How does Pine Valley compare to investing in Duck Creek or Brian Head? ▾
Pine Valley is closer to St. George (about 45 minutes versus 90+ for Duck Creek), which gives it a stronger summer-escape rental base but a weaker winter ski-driven season than Brian Head. Inventory is also much tighter in Pine Valley, so finding the right property takes patience, but competition from other nightly rentals is lower.