Land for Sale in Washington County, UT

Washington County is Utah's far southwest corner, home to St. George and some of the fastest growth in the state: 180,279 residents in the 2020 census, up from 138,115 in 2010. It covers 2,430 square miles of red rock desert, river valley and mountain, with Zion National Park, Snow Canyon State Park and the Red Cliffs National Conservation Area inside its borders. Growth brings demand for lots and acreage, and in a desert county water is the question that decides most purchases.

Washington County at a glance

County seat: St. George, the largest city. Other cities include Hurricane, Washington, Ivins, Santa Clara, La Verkin, Toquerville, Enterprise and Hildale.
Towns: Apple Valley, Leeds, New Harmony, Rockville, Springdale and Virgin; census-designated places include Central, Dammeron Valley, Pine Valley and Veyo.
2020 population 180,279, up from 138,115 in 2010; 2,430 square miles.
Interstate 15 and State Routes 7, 9, 17, 18, 59 and 219 serve the county.
Zion National Park (part), Snow Canyon State Park, Red Cliffs National Conservation Area and part of the Dixie National Forest are in the county.

The Washington County land market

Most of the demand is in and around St. George, Washington, Ivins and Hurricane, where lots are priced like suburban property and new subdivisions keep opening. Buyers looking for acreage go farther out, to Apple Valley, Hurricane Mesa and Dammeron Valley, or north to Enterprise and the Pine Valley area for cooler, higher ground. A large share of the county is public land, so a view parcel next to national conservation area or forest land can come with limits on what the neighbor can do, but also with limits on your own access, so check both. Prices rise with views, access to utilities and distance to St. George.

Water and the Lake Powell Pipeline

Southern Utah's growth depends on water, and the region's long-planned answer was the Lake Powell Pipeline, a roughly 140-mile underground line to Washington County. The Bureau of Reclamation issued a draft environmental impact statement in 2020 naming a Southern Alternative as the preferred route, and the state and the Washington County Water Conservancy District later asked for more time to address public comments, leading to a supplemental draft. One report put the cost at about $1.43 billion for 86,249 acre-feet a year for Washington and Kane counties, and said construction would not start until 70 percent of the water is under contract. A more recent report said the pipeline has been repeatedly pushed back and that the district has refocused on local supplies, with a plan to meet growth into the early 2040s if everyone does their part. I could not find a 2025 or 2026 status update, so check the district and the state for the current picture.

What this means for you: buy only where water service is in place or a water provider commits to it in writing. Ask the city or water district whether the parcel has a water connection, what the impact and connection fees are, and whether outdoor watering rules apply. Land outside a district may depend on a well or hauled water, and Utah water rights are separate from land ownership, so ask whether any water right comes with the parcel.

Public land, flood and access

Parcels at the edge of Red Cliffs, Snow Canyon or Zion may be bordered by protected land, and many rural roads are unpaved. Washes flood in storms, so check the FEMA flood zone and drainage on the parcel. Confirm recorded legal access and who maintains the road.

Before you buy land in Washington County

A written water source: a district connection, a well with water rights, or hauled water.
Whether the parcel is inside a city, a town such as Apple Valley, or unincorporated county land, and which zoning applies.
Recorded legal access and road maintenance, especially next to public land.
Flood zone, septic approval and power availability.
Impact fees and any special service district assessments.

How to verify legal access to land Land due diligence checklist

Frequently asked questions

Is water a problem when buying land in Washington County, Utah?

It can be. The county is desert and growing fast, and the Lake Powell Pipeline has been delayed. Buy where a water provider commits in writing, and ask whether any water right comes with the land.