Property Makler
Advanced analytics for residential real estate investing

St. George, UT housing market

Housing market indicators

Indicator	2022	2023	2024	2025*	2022	2023	2024	YTD
Median Listing Price per Square Feet	$296	$296	$295	$290	5.3%	0%	-0.3%	-1.7%
Active Listing Count	1,319	1,193	1,474	1,997	160.7%	-9.6%	23.6%	35.5%
Median Days on Market	72	70	80	72	60%	-2.8%	14.3%	-10%
Share of listings with price increase	1.1%	1.3%	1.3%	1%
Share of listings with price decrease	20.4%	20.3%	18.2%	20.6%

* last available value

Home prices

Short term housing supply drivers

Long term housing demand drivers

Long term housing supply drivers

Note: 12M MA - 12 months moving average, Permits - New Private Housing Structures Authorized by Building Permits. Source: FRED

Housing market overview

Cities and key geographic areas in St. George, UT MSA

St. George MSA is identical to Washington County, Utah, in southwestern Utah on the Arizona border.
Core urban corridor: St. George – Washington – Santa Clara – Ivins along I‑15 and the Virgin River.
Eastern growth corridor: Hurricane – La Verkin – Toquerville along SR‑9 toward Zion National Park.
Outlying communities: smaller, more rural areas (Leeds, Rockville, Springdale, Apple Valley, Hildale/Colorado City area influence), with lower density and more land availability.
Regional amenities affecting housing: Zion National Park, Sand Hollow and Quail Creek reservoirs, Snow Canyon, strong retirement/second‑home and tourism profile.

Area	City/town	Population	Density	Income	Quality of Schools	Crime level	Property tax (%)	Comments
Core urban	St. George	≈106,000 (city)	Urban – medium density for Utah; growing infill	Median HH income ≈$70k–$75k; wide spread	Mixture of elementary/middle 5–9 rating; several high schools 6–8	Moderate; lower violent crime, some property crime around commercial nodes	Effective ≈0.6–0.8 of home value annually (county‑level)	Economic center of MSA; major medical, retail, higher‑ed; strongest job base and liquidity
Core urban	Washington City	≈35,000–40,000	Suburban; master‑planned communities, new subdivisions	Median HH income slightly above St. George	Many neighborhood schools 6–9; newer campuses	Low to moderate; mostly suburban single‑family areas	≈0.6–0.8	Very strong new construction and family demand; key growth front along I‑15 and SR‑9
Core suburban	Santa Clara	≈8,000–9,000	Suburban, largely built‑out valley floor	Higher than MSA median; many professional/retiree households	Generally 7–9 range in nearby schools	Low; small‑town residential profile	≈0.6–0.8	Stable, supply‑constrained; strong owner‑occupant demand, limited multifamily
Core suburban/resort	Ivins	≈9,000–10,000	Suburban/edge; lower density, views of red rock/Snow Canyon	Above‑average; many higher‑priced and second‑home properties	Local schools commonly 6–9 range	Low; quiet, master‑planned and resort‑adjacent areas	≈0.6–0.8	Premium pricing due to scenery and limited land; resort and retirement‑oriented
Eastern growth corridor	Hurricane	≈25,000–30,000	Mixed suburban/rural; rapid greenfield development	Close to MSA median, some lower‑cost legacy areas	Range from 4–8; improving as new schools open	Low to moderate; more variation by neighborhood	≈0.6–0.8	Major new‑build hub; draws price‑sensitive buyers and investors; close to Sand Hollow/Quail Creek
Eastern corridor	La Verkin / Toquerville	Each ≈5,000 or less	Small‑town, lower density	Below or near MSA median	Typical 4–7 range, fewer school options	Generally low	≈0.6–0.8	Gateway communities on Zion route; modest, more affordable SFR stock, some STR exposure
Tourist gateway	Springdale / Rockville	<1,000 each	Very low density outside small centers	Higher per‑capita due to tourism and lodging	Limited local schools; families often bus to other towns	Low	≈0.6–0.8	Highly constrained supply, very high tourist and STR values, strong price volatility
Southern / rural	Apple Valley / Hildale area	<5,000 each (county share)	Rural, very low density	Lower than county median; more price‑sensitive buyers	Variable; some schools in 3–6 range	Historically higher social issues in parts, but improving; still low violent crime overall	≈0.6–0.8	Large‑lot and rural housing; speculative land play, infrastructure and employment access are constraints
MSA total	St. George MSA (Washington County)	≈208,000 (2024 est.)	Urbanized St. George–Washington core plus extensive rural land	County median HH income around low‑to‑mid $70k	School quality mixed but generally mid‑tier to above average	Overall low crime relative to U.S. averages	≈0.6–0.8 (Utah is a low‑property‑tax state)	Very fast‑growing, retirement and lifestyle‑driven Sun Belt‑style market

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Citizens: income and education

Population structure:
- MSA population ≈208k; city of St. George ≈106k, growing around 1.5% annually.
Income:
- City of St. George median household income around $72k–$73k; per‑capita income ≈$44k.
- County/metro incomes slightly higher in affluent suburbs (Ivins, Santa Clara) and lower in rural south/east.
- Material income bifurcation: retirees with investment income and higher wealth vs. local service/construction workforce with moderate wages.
Education attainment:
- High‑school graduation rate above U.S. average.
- Share of adults with a bachelor’s degree or higher modest but rising, supported by Utah Tech University expansion and in‑migration of remote professionals.
- Vocational/technical training base in construction, trades, hospitality and healthcare support roles is relatively strong.
Demographic profile:
- Median age high‑30s; significant retiree segment but also many young families and children.
- Predominantly White, with growing Hispanic and other minority populations.
- High marriage and household‑formation rates relative to national averages, supporting owner‑occupier demand.

Key economic sectors

Tourism and hospitality
- Gateway to Zion National Park and other national/state parks; strong hotel, restaurant, outfitting, short‑term rental demand.
- Concentrations in St. George, Springdale/Rockville, Hurricane corridor.
Construction and real estate
- Very high share of employment in residential and commercial construction due to rapid population growth.
- Large homebuilding, land development and related trades cluster.
Healthcare
- Regional medical hub serving southern Utah, parts of Nevada and Arizona.
- Hospital systems and outpatient clinics provide many middle and upper‑income jobs.
Retail and services
- St. George as primary regional retail node along I‑15 between Las Vegas and the Wasatch Front.
- Big‑box retail, auto dealerships, dining, logistics and distribution, financial services.
Education and public sector
- Utah Tech University, K‑12 school district, municipal and county government.
Emerging/secondary sectors
- Light manufacturing, warehousing, logistics along I‑15.
- Remote work / location‑neutral professionals attracted by lifestyle and climate.

Housing buying market – supply drivers

Zoning and land availability
- Urban core (St. George, Santa Clara) increasingly supply‑constrained: surrounding federal/state lands, topography and built‑out neighborhoods limit new large tracts.
- Suburban and eastern corridor (Washington, Hurricane, La Verkin, Toquerville) still have sizable greenfield land, supporting high volumes of new subdivisions.
- Multifamily and higher‑density zoning more concentrated in St. George and Washington along major arterials; many outer towns remain single‑family‑oriented with lower densities.
Regulatory environment
- Utah generally pro‑growth and pro‑development; entitlement timelines often shorter than coastal markets.
- Local design standards, infrastructure requirements and water‑use rules are tightening, especially regarding landscaping and new approvals in sensitive water basins.
- Short‑term rentals: some municipalities have introduced restrictions or caps in purely residential zones, but tourist nodes still allow significant STR activity.
Construction costs and capacity
- Construction labor market tight due to high building volume; labor costs elevated compared with historic norms but below many coastal metros.
- Material costs have moderated from pandemic peaks but remain higher than pre‑2020, particularly for concrete, framing lumber, and electrical components.
- Strong local contractor base and regional builders improves capacity, but subcontractor availability can still limit build‑out speed in peak cycles.
Infrastructure and utilities
- Road and utility expansions along I‑15, SR‑7 (Southern Parkway), and SR‑9 open new tracts around Washington and Hurricane.
- Water supply is the largest structural constraint: reliance on the Virgin River basin and local reservoirs, plus delayed or uncertain large‑scale import projects, will limit long‑term greenfield expansion pace.
Existing inventory
- Significant single‑family inventory built 2000‑2008 and 2015‑2023 waves, including many HOA‑governed subdivisions and townhome projects.
- Resale inventory often tight because in‑migrants absorb listings quickly, especially in mid‑price and active‑adult communities when mortgage rates dip.

Housing buying market – demand drivers

Migration and population growth
- St. George MSA is one of the fastest‑growing small metros in the U.S., with population rising from ≈182k (2020) to ≈208k (2024).
- Net in‑migration is the main growth component: domestic retirees, lifestyle movers from higher‑cost states, and increasing international immigration.
- New household formation is strong due to both in‑migration and high local marriage/fertility rates.
Retirement and second‑home demand
- Warm climate, outdoor amenities and relatively low state taxes attract retirees from the Mountain West, West Coast and Midwest.
- Substantial demand for single‑story, low‑maintenance homes and townhomes in HOA communities, especially in St. George, Ivins, Santa Clara and parts of Washington.
Lifestyle and tourism‑driven demand
- Buyers drawn by proximity to Zion, Lake Powell region, and other parks, supporting second‑home and STR purchases in Springdale/Rockville, Hurricane, and Sand Hollow‑adjacent communities.
- Remote workers and entrepreneurs relocate for outdoor recreation and lower congestion than large metros.
Local employment growth
- Healthcare, education, logistics/distribution and construction jobs continue to expand, generating steady housing demand near the St. George urban core and freeway corridors.
- Retail and services growth tracks population, sustaining demand for workforce housing, townhomes and apartments.
Affordability relative to origin markets
- Though prices have risen sharply since 2015, many inbound buyers from California, coastal Washington/Oregon, and the Wasatch Front still view St. George as more affordable and lower‑tax.
- This strengthens demand at mid‑to‑upper price points, particularly in view lots and newer master‑planned communities.

Key challenges in the housing market

Affordability pressure
- Rapid price appreciation during the 2020‑2022 cycle outpaced local wage growth, squeezing first‑time and workforce buyers.
- Townhomes and small‑lot SFRs have partially filled the gap, but entry‑level options remain scarce in core urban areas.
Water scarcity and long‑term growth limits
- Regional water constraints and drought risk may slow or reshape future development patterns.
- Stricter water efficiency standards and potential impact fees can raise development costs and limit sprawl.
Exposure to construction and tourism cycles
- Local economy and housing market are sensitive to national housing cycles and interest‑rate movements due to high construction share.
- Tourism‑heavy submarkets (Springdale, Sand Hollow STR zones) are vulnerable to travel downturns and regulatory shifts.
Infrastructure and congestion
- Rapid population growth is straining arterial roads, freeway interchanges and local services in St. George and Washington.
- Lag between housing build‑out and full infrastructure build‑up can constrain further approvals or lengthen timelines.
Land scarcity in premium submarkets
- Scenic submarkets such as Ivins, Snow Canyon rim, and central St. George hillsides have very limited remaining lots.
- High land costs push developers outward or into higher‑density formats, changing neighborhood character and price points.
Regulatory and community resistance in specific niches
- Neighborhood opposition to large multifamily projects and STR expansions in some cities slows diversification of housing stock.
- This keeps rental and affordable‑for‑sale inventory tight even as population grows.

Investment potential – regional differences

Assessment assumes a medium‑term (5‑10 year) horizon and focuses on relative appreciation and risk within the MSA.

Area	Appreciation potential	Risk	Key drivers
St. George (core city)	High (but moderating from past cycle)	Medium	Regional job hub, limited infill land, strong retiree and move‑up demand, good amenities; more exposed to cyclical swings due to higher prices and investor participation.
Washington City	High	Medium	Primary greenfield growth front with good freeway access; large master‑planned communities; strong population inflows; some supply risk if overbuilding outpaces absorption in slow macro years.
Santa Clara	Medium‑high	Low	Built‑out, stable, family‑oriented community; limited new supply; strong owner‑occupant base; lower volatility but fewer large upside catalysts than Washington/Hurricane.
Ivins / Snow Canyon edge	High	Medium	Scenic premium, constrained land, strong appeal for higher‑income retirees and second‑home buyers; price sensitivity to interest rates and stock market; luxury segment can be more cyclical.
Hurricane	High	Medium‑high	Rapid growth corridor with significant land; benefitting from spillover demand and relatively lower prices; exposure to overbuilding and infrastructure lag; tourism and reservoir‑adjacent projects add upside and volatility.
La Verkin / Toquerville	Medium‑high	Medium	Gateway to Zion with smaller‑town feel; potential to outperform as affordability alternative to St. George/Washington/Hurricane; dependent on continued tourism strength and transportation improvements.
Springdale / Rockville (Zion gateway)	Very high (long‑term), but highly cyclical	High	Extraordinary tourism demand and extremely limited developable land support long‑run appreciation; revenues tied to park visitation and STR/hotel conditions; regulatory and natural‑hazard risks (flooding, rockfall, wildfire) higher than average.
Apple Valley / Hildale area	Medium	Medium‑high	Low entry costs and large lots; could gain as remote‑work and exurban living expand; limited local jobs and amenities increase vacancy and resale risk; infrastructure and reputational issues in specific communities remain factors.
Rural outlying tracts (far east/north of county)	Low‑to‑medium (speculative land)	High	Primarily long‑term land speculation dependent on water projects, major road expansions and policy shifts; limited near‑term housing demand; sensitive to state/regional growth management decisions.
MSA‑wide average	Above U.S. average	Medium	Fast population and household growth, retirement and lifestyle appeal, low state tax environment; balanced by water constraints, exposure to construction/tourism cycles, and affordability ceilings.

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