Quick answer
Ivins sits beneath red cliffs next to Snow Canyon State Park and is home to Kayenta, Tuacahn and Black Desert Resort. It's especially popular with retirees, artists and second-home buyers who want dramatic scenery and a quieter setting. If the views are what's calling you, I'd love to help you explore it.
Ivins market update
Residential, September 2026. Updated October 2026, source: WCBR MLS via Flexmls.
Thinking about moving to Ivins?
If you're reading this, you're probably weighing a move to Southern Utah and wondering whether Ivins is the right fit. I help relocation buyers sort through exactly that question, so let me share what I'd tell you over coffee.
Ivins sits at the base of the red cliffs west of Santa Clara, next to Snow Canyon State Park. It's popular with retirees, artists and second-home buyers. The Census Bureau estimates 31.9% of residents are 65 or older, and 48.1% of adults hold a bachelor's degree or higher. The city has grown to an estimated 11,546 residents as of July 2025.
In this guide I'll walk you through neighborhoods, costs, schools, weather and things to do, and I'll try to be honest about the tradeoffs.
What are the best neighborhoods in Ivins?
"Best" depends on how you want to live. Here are a few areas buyers often ask me about:
Kayenta
A design-controlled desert community known for low-profile homes that blend into the landscape, plus the Kayenta Art Village.
Black Desert area
A 600-plus-acre resort community anchored by the late Tom Weiskopf's final golf course design, which hosts PGA TOUR and LPGA Tour events. Its resort center opened in 2025 with the plans calling for residences and estate lots.
Ivins townsite
Older, more traditional neighborhoods closer to the center of town.
Red Mountain area
Homes on the edges of town closer to Red Mountain and its trails, with dramatic views.
What does it cost to live in Ivins?
- Median sold price: $775,000 in September 2026. Monthly medians ranged from about $422,500 to $991,000 between October 2025 and September 2026 (Flexmls MLS, residential).
- Median active list price: $850,000 (September 2026).
- Census median home value: $594,000 (owner-occupied, 2020–2024 ACS; older survey data, so it lags today's market).
- Median household income: $78,089 (2020–2024 ACS).
- Taxes: Utah has a flat 4.45% state income tax, and a qualifying primary residence is taxed on only 55% of its market value thanks to the 45% residential exemption.
Monthly medians in smaller cities can jump around based on which homes happen to sell, so I always recommend looking at specific comparable sales rather than one headline number.
How are the schools in Ivins?
Public schools in Ivins are part of the Washington County School District, the same single district that serves all of Washington County. Its FY2025 Annual Comprehensive Financial Report lists 52 schools, and official October 1, 2025 enrollment was 34,396 students. Which elementary, middle and high school serve a home depends on the specific address, so check the district's boundary lookup.
I'm a REALTOR, not an education expert, so I don't rank schools. Check the official Utah School Report Card for performance data, and always confirm boundaries for a specific address with the district before you buy.
What is the weather like in Ivins?
Ivins has the same hot desert pattern as St. George. NOAA's St. George normals show about 128 days a year at 90°F or higher and a January high of about 54°F.
| Month | Jan | Feb | Mar | Apr | May | Jun | Jul | Aug | Sep | Oct | Nov | Dec |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| High °F | 54 | 59 | 68 | 75 | 85 | 96 | 102 | 100 | 92 | 79 | 64 | 53 |
| Low °F | 28 | 32 | 39 | 46 | 56 | 65 | 72 | 70 | 61 | 47 | 35 | 28 |
Source: NOAA 1991–2020 climate normals, St. George station (the nearest long-term NOAA station; conditions in this city can differ with elevation).
What is there to do in Ivins?
- Tuacahn Center for the Arts: A nonprofit arts center at the mouth of Padre Canyon whose outdoor amphitheatre is surrounded by 1,500-foot red rock cliffs. Its 2026 “Broadway in the Desert” season included Les Misérables and Grease, running into late October.
- Snow Canyon State Park: Right next door, with hiking, biking and climbing.
- Kayenta Art Village: Galleries and an arts scene within Kayenta.
- Red Mountain trails: Hiking with views over the valley.
Frequently asked questions about living in Ivins
Is Ivins, Utah expensive to live in?
Housing is the biggest factor. Flexmls MLS data shows a median sold price of $775,000 for residential property in Ivins in September 2026, and a median active list price of $850,000. Utah has a flat 4.45% state income tax, and a qualifying primary residence is taxed on only 55% of its market value thanks to the 45% residential exemption.
How many people live in Ivins?
The U.S. Census Bureau estimates Ivins had 11,546 residents on July 1, 2025, up 28.6% since April 2020.
What is the median household income in Ivins?
The Census Bureau's 2020–2024 American Community Survey estimates a median household income of $78,089 in Ivins.
What is the weather like in Ivins?
Ivins has the same hot desert pattern as St. George. NOAA's St. George normals show about 128 days a year at 90°F or higher and a January high of about 54°F.
Is Ivins good for retirees?
Many retirees choose Ivins. The Census Bureau estimates 31.9% of residents are 65 or older. The best fit still depends on your lifestyle, budget and HOA preferences.
