Ivins · Washington County
Building a custom home in Ivins.
Under Red Mountain, with an ordinance protecting the night sky and a community built around architecture. Here is what living here is like, and what building here involves.
Why people come here
The arts town, and the quiet one.
Ivins sits on the bench below Red Mountain, with Snow Canyon State Park on the north border and BLM wilderness above it. Downtown St. George is about sixteen minutes east, which is close enough to be convenient and far enough to feel separate.
It is the cultural end of the county. Tuacahn stages Broadway productions in a 1,920 seat amphitheatre at the mouth of Padre Canyon, and Kayenta runs its own art village, galleries and theater.
The pace is the point. There are no traffic signals in the city, only roundabouts, and no supermarket inside the limits. People choose it knowing that.
Living here
Four things you will not find anywhere else in the county.
Why build here with Sagestone
Ivins asks more of a plan.
Three things here shape a house before anyone picks a finish. Two of them are written into ordinances, and the third is under the ground.
The dark sky is a rule, not a preference
The city protects the night sky by ordinance, and street lights are required to dim and point downward. Exterior lighting on your house is designed to it from the start, which is far cheaper than replacing fixtures after an inspection.
Lava rock sets the excavation budget
Much of this ground is old lava field, and rock close to the surface is slower work with heavier equipment. Site work gets priced from a study of your parcel before design begins, so it is a known number and not a change order.
The architecture is the point here
Kayenta and the newer communities around it are built on the idea that a house should sit into the landscape instead of on top of it. Design review is stricter for that reason, and the plan gets drawn to the standards the first time.
Permits and review
Who reviews your plans.
Ivins City
Permits, inspections, zoning and setbacks, along with the dark-sky lighting standards that apply city-wide. Its fee schedule and review times are its own.
Your architectural committee
Kayenta, Black Desert, Sentieri and the newer developments carry design standards on materials, colour, massing and lighting. That approval comes before the city application.
Sagestone handles the submittals for both.
Around the city
Where people are building.
Ivins is small, and the difference between its neighborhoods is mostly a difference in how much the architecture is governed.
Questions about Ivins
Questions? Let’s start here.
Here are answers to some of the questions we hear most often. If you don’t see yours, give us a call. We’re happy to talk it through.
What does the dark-sky ordinance mean for my house?
Exterior lighting has to be shielded and pointed down, with limits on brightness and colour temperature. It affects the fixtures, the landscape lighting and anything lighting a driveway. Designed in from the start it costs nothing extra. Corrected after an inspection it costs a great deal.
Why is site work more expensive here?
Much of Ivins sits on old lava field, and rock close to the surface is slower to dig and needs heavier equipment. How much it adds depends entirely on your parcel, which is why pricing starts with a study of it.
Is Kayenta harder to build in?
It is more governed. Kayenta has design standards on materials, colour and how a house sits in the terrain, and the review is real. A plan drawn to those standards from the first sketch clears far more easily than one corrected afterwards.
Is there really no supermarket in the city?
Not inside the city limits. Santa Clara and St. George are both minutes away for groceries. It is a fair signal of what the city is: residential and quiet by design, with the shopping somewhere else.
Why are homes more expensive in Ivins?
Limited ground, design-governed communities and views that are hard to replicate. Ivins consistently posts the highest median sale price in Washington County, and the lots are a large part of that.
How long does a build take here?
About ten to twelve months from the date of contract.
Start here
Bring the parcel number. We will read the standards that go with it.
You get a read on the lighting rules, the site work and what building on that lot costs, before you commit to anyone.
Start your build