One playbook. Ten Southern Utah markets to sell in.
From Cedar City to Springdale at the gates of Zion, I list homes like product launches. Cinematic media, a Coming Soon window, agent network activation, and a digital strategy most agents in this market still aren’t running. Pick your city below or start with a no-obligation valuation.
These are not vibes. Each number below comes from the Iron County or Washington County MLS, pulled fresh for the dedicated city page it belongs to. Click through to see how the math actually breaks down where your home sits.
Sources: Iron County MLS Sales Statistics and Washington County MLS via FlexMLS, trailing twelve months ending May 2026. Each number is verified on its dedicated city page.
The City Hub
Two corridors. Ten selling guides.
Southern Utah is two distinct real estate corridors stitched together by I-15. Iron County to the north has its own seasonal calendar, buyer pool, and price ceiling. Washington County to the south runs on snowbirds, Zion tourism, and STR economics. Each city below has its own dedicated seller guide with local comps and recent sold portfolio.
01
Iron County Corridor
Cedar City & the high desert north.
Four real seasons. SUU, Shakespeare Festival, Brian Head. Buyer pool weighted toward in-region move-up and Wasatch Front weekenders. My home base for over twenty years.
Snowbirds, retirees, second-home buyers, and the deepest pool of out-of-state relocators in the state. Each town has its own STR rules, builder competition, and price ceiling. Treating it as one market is the biggest mistake sellers make.
Parowan, Kanarraville, Virgin, Apple Valley, Rockville.
I work the entire Southern Utah corridor. If your home sits in one of the smaller towns between or around the 10 cities above, start with a no-obligation valuation and we will go from there. The marketing playbook does not change. The micro-market read does.
I have been in Cedar City for over twenty years. Spent more weekends than I can count driving the I-15 corridor down to Sand Hollow, Snow Canyon, and the Zion gateway. Selling here is different from selling along the Wasatch Front, and pretending otherwise is how listings sit. My full seller resources library goes deeper on each step.
Topic 01
Who actually buys homes here
The buyer pool in Southern Utah is not one group. It is at least four, and they each respond to different marketing.
Honestly, this is the part most agents skip. They write one listing description and pray. The buyer pool here breaks down into four real groups, and each one needs to see a different version of your home’s story.
California & Pacific NW relocators
Equity buyers chasing four seasons, lower taxes, and slower mornings. They search remotely. Cinematic video and drone footage are how they shortlist.
Wasatch Front right-sizers
Buyers trading SLC and Utah County for warmer winters and Sand Hollow weekends, often right-sizing into a lower-maintenance home. They drive down on Friday and want to see homes Saturday.
In-region move-up buyers
Owners already in Cedar City, St. George, or Washington who are trading up. They know the neighborhoods cold. Photos and floor plan win this group, not the lifestyle pitch.
Second-home & investor buyers
Concentrated in St. George, Hurricane, Springdale, and Ivins. They care about HOA rules, short-term rental zoning, and proximity to Zion and the Mesquite drive.
Topic 02
When the market actually moves
Southern Utah does not follow a single seasonal curve. Iron County and Washington County operate on different calendars.
A St. George condo and a Cedar City single-family home will not have the same best month to list. Here is how I think about it. If you are weighing timing, the sell now or wait calculator helps you pressure-test it.
Winter (Nov to Feb)
Strong for St. George, Hurricane, Springdale, and Ivins. Snowbirds and Wasatch Front weekenders are touring. Cedar City and Enoch are quieter, but serious buyers only, so offers tend to be cleaner.
Spring (Mar to May)
Strongest window region-wide. Buyers timing a move around the school calendar. Tuacahn opens. Snow Canyon and Zion are full. Inventory tightens, days on market shrink.
Summer (Jun to Aug)
St. George heat slows daytime showings, but Cedar City and Enoch peak. SUU staff and faculty moves cluster here. Huntsman Senior Games preview traffic in late summer.
Fall (Sep to Oct)
Underrated. Huntsman Senior Games brings thousands of high-net-worth visitors who fall in love with the region and call me in November. Listing in late August catches that wave.
Topic 03
Pricing it right the first time
The single highest-leverage decision you make as a seller. Most agents miss it on purpose to win the listing.
I will tell you something honest. The agent who hands you the highest list price at the kitchen table is usually not your friend. They are buying your signature. Then thirty days in, the price-reduction conversation starts.
A correctly priced listing in Southern Utah typically gets the strongest showing activity in the first two weekends. Miss that window with a number that is too high, and the listing goes stale. Stale listings sell for less than aggressive opening prices. Washington County data is unambiguous: 15.2 percent of homes go under contract within 7 days and close at a median of 100 percent of list. Homes sitting 60 days or longer close at 98 percent. For the full method, see how to price your home.
What I bring to your kitchen table
→ Closed comps from the last 90 days, your same micro-market, your same product type.
→ Active and pending listings I am competing against right now.
→ Expired and withdrawn listings, so we can see what did not work.
→ A pricing band, not a single number. You pick where in that band you want to sit.
Topic 04
Prep, repairs, and what to skip
Not every repair earns its money back. The trick is knowing which ones do.
Usually worth it
• Fresh paint in main living areas
• Updated light fixtures and bulb temperature
• Curb-side landscaping cleanup
• Deep clean and declutter
• Cabinet hardware swap
Usually skip
• Full kitchen remodels right before listing
• Pre-listing roof replacements unless flagged
• New flooring throughout if existing is decent
• Cosmetic bathroom overhauls
• Anything “to update the look” without a comp to justify it
Every property is different. I walk yours, look at the comps, and tell you which dollars come back and which ones disappear. Honest answer, every time. See my full list of what to fix before listing.
Topic 05
The timeline from yes to closed
Roughly six weeks of prep, two to eight weeks of market exposure, four weeks of escrow. Here is how it actually flows.
Any agreed repairs, professional photo + drone + video shoot, copywriting, staging if needed.
3
Week 3 to 4: Coming Soon launch
Quiet syndication to my agent network and database. Build a queue of motivated buyers before the listing goes live.
4
Week 4 to 12: Active on market
Showings, open houses where it makes sense, weekly digital campaign reports, offer review. Toquerville averages 55 days, St. George varies more by price band.
5
Escrow: 28 to 35 days, typically
Inspection, appraisal, repair negotiation, lender clear-to-close, signing, funding, recording. You are out.
No-obligation home valuation
What is your home worth, honestly?
Three steps. First an automated comp pull. Then I personally review it against active listings and recent sales in your micro-market. You get a real pricing band, not a feel-good number.
1Automated comps from the MLS within minutes
2Personal review by me within one business day
3Optional walkthrough at your home or over video
No pressure
No obligation, no marketing list signup, no calls from a call center. You either decide to list with me or you do not.
Start here
Tell me about your home
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Why list with me
Four reasons it actually matters who you pick.
Most listing presentations look identical. Here is the short version of what is different about working with me. Full marketing playbook lives on the Our Marketing page.
01
Cinematic media, every listing.
Professional photography, drone, twilight, video walkthrough, and social cuts on every property. Only 9% of agents in Southern Utah are actually using listing video. No upsell, no upgrade tiers, no “premium package”.
02
I keep both closings on one calendar.
I am dual-licensed: listing agent on the home you are selling, lender on the home you are buying. Never both on the same transaction. The buy-side agent is a separate professional I refer in, and you are always free to choose your own agent and lender. Fewer handoffs, fewer dropped balls.
03
Coming Soon launch window.
Every listing gets a quiet pre-launch period. I syndicate to my agent network and database before the home hits the public MLS. Builds a queue of motivated buyers so day one of active is a strong day, not a soft one.
04
Real local data, not vibes.
Every city page on this site is built on actual Iron County or Washington County MLS numbers. Comps, expired listings, days on market, list-to-sale spread. I price your home from data, not from what felt good at the kitchen table.
Different cities, different home types, different stories. Common thread: people who hired me to sell a real home, not to fill out a survey for an algorithm. Every sale is different, so treat these as individual experiences, not a promise of a specific price or timeline.
“Scott actually drove out to walk our Old Sorrel home before quoting a price. The two other agents we interviewed sent comps over email. The video shoot brought in a buyer from Salt Lake the second weekend. Closed at full ask.”
M. Atkinson
Cedar City seller
“We were moving from Bloomington to a smaller home in Washington and needed to time the sale and the purchase. Scott was both my listing agent and my mortgage guy on the buy. One call, not three.”
J. and R. Christensen
St. George seller
“Two builders were dropping new homes a block from ours every month. Scott showed me exactly how to position the resale against the spec inventory. We sold at $20K over the comparable new build base price.”
D. Olson
Coral Canyon seller
“Our place was a Sand Hollow weekend home, not a primary residence. Most agents would have shot it like a normal listing. Scott did a real lifestyle piece, ATVs and all, and the buyer drove down from Salt Lake the next weekend.”
K. Brimhall
Hurricane seller
“Our home in Kayenta is architecturally specific. The first agent we talked to wanted to use iPhone photos. Scott had a photographer who knew how to shoot desert-modern at twilight. The listing photos still hang in our new place.”
L. and T. Whitford
Ivins seller
All reviews
Read the full review portfolio.
Verified reviews on Google and the major real estate review platforms, plus city-specific reviews on each city page.
Honest answers with actual Southern Utah numbers behind them.
Which Southern Utah cities do you sell homes in?
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Cedar City, Enoch, St. George, Washington, Hurricane, La Verkin, Toquerville, Santa Clara, Springdale, and Ivins. Each city has its own dedicated guide with local comps, the buyer pool that actually shops it, and a recent sold portfolio.
If your address is outside those cities, including Parowan, Kanarraville, Virgin, Apple Valley, or Rockville, start with a no-obligation valuation and we will figure out the right fit.
How long does it take to sell a home in Southern Utah?
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It depends on the city, price band, and how the home is prepared and marketed. Toquerville is averaging 55 days on market, the fastest in Washington County. Cedar City and St. George each run on their own rhythm tied to SUU and snowbird season.
A real answer needs a specific address. I can pull recent comps and give a calibrated days-on-market estimate for your home in about a day. For current pace by city, see the latest Southern Utah market reports.
What does it cost to sell a home in Southern Utah?
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Typical seller costs include the listing brokerage fee, title and escrow fees, recording fees, prorated property tax, any agreed buyer concessions, and a small amount for the cinematic media I include at no additional charge.
Yes. I am dual-licensed: the listing agent on the home you are selling, and the mortgage lender on the home you are buying. I am never both the agent and the lender on the same transaction, so the buy-side agent is a separate professional I refer in.
You are always free to choose your own agent and your own lender. Using mine is never required, and I am compensated for whichever role I hold. One person coordinates the move, so you get two professionals in sync instead of two companies that never talk. If you are buying before you sell, here is how the buy-before-you-sell path works.
Do you work outside the 10 cities listed?
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Yes. I list across both Iron and Washington counties. The 10 cities here are just the ones with their own dedicated guide. Smaller towns like Parowan, Kanarraville, Virgin, Apple Valley, and Rockville are also covered.
Start with a no-obligation valuation and we will confirm fit.
Ready when you are
Let’s talk about your home.
Start with a no-obligation home valuation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific home.