Real Estate Information

St. George Real Estate is always trending…up, down, buyer’s market, seller’s market, distress market…always moving in some direction.

Depending on the situation you're in, the 2011 St. George Real Estate market was either:

A.     Fantastic - ​People in the "fantastic" class may have purchased their first home at a sub 4% interest rate, refinanced their current mortgage to a sub 4% interest rate, picked up an investment property at a FRACTION of 2005 prices or perhaps even narrowly avoided a foreclosure by way of a successful short sale of their home.

B.     Painful - ​Those in the "painful" category may have lost a home(s) to foreclosure,  built and "sat" on a spec home that wouldn't sell, or, depending on their perspective, short-sold a family home that they originally dreamt of staying in forever.

C.    Lackluster - ​Those in this category probably wished​ they could refinance their home but owed too much on the mortgage, missed out on a great investment deal, or were just generally let-down that the market didn't recover more fully in the way of appreciation to their home's value. 

Regardless of your situation, let’s talk about the top 5 pieces good news in St. George Real Estate!

1.     RECORD HOME AFFORDABILITY – The combination of prices + record low interest rates made 2011 the most affordable time to own a home…EVER!

2.     Decreased Inventory – For Buyers, this is frustrating. However, this means home values are stabilizing, unemployment is obviously improving, and our market is returning to “normal” after a ridiculous boom which was followed by a harrowing crash. In more simple terms? Too many homes for sale = falling home values. Too few = increasing home values. 

3.     The St. George Replacement Airport Opens – After years of planning, fighting with environmentalists, and a lot of community nail biting,  the new St. George municipal airport opened on January 12, 2011. We’re now “jetting” to Los Angeles and Salt Lake City on Jet aircraft instead of turboprop, and we have an airport site that will support jumbo jets in the future. This WILL be a huge benefit to our local economy; it will just take time for that impact to be felt as passenger loads increase. Our Video Blog about it: St. George Airport Grand Opening. 

4.     St. George Recognized over and over for being on the “great” places to: Live, work, retire, and vacation. Check out this article: ​St. George Among Best Places to Live - CNN.com

5.     Finally, CONTINUED Strong Real Estate Sales: ​St. George area real estate sales were higher in 2011 than they've been in nearly 5 years. The Larkin Group alone ​closed over 170 transactions. People ARE...BUYING...REAL ESTATE in Washington County!

'Every homeowner, or would-be home owner's situation is different. The question, "how's the market" should have a unique ​answer for everyone. Don't let some crazy Realtor just tell you "good" or bad." If you're seeking PERSONAL St. George Real Estate information, just confidentially ask!

Email Jeremy at larkin@gostgeorge.com or of course give us a ring – (435) 674-1442. We’d be honored, pleased and all of those other really positive descriptors to answer your questions about current conditions in St. George Real Estate.

St. George Luxury Home values have been a hot topic of many a discussion since the wild RISE, then subsequent FALL of St. George real estate values over the time period of roughly 2003 to mid-2011.

A real factor in the real estate value roller coaster ride of the St. George luxury home market has been the major pain and suffering felt in the real estate markets of other foreclosure-stricken states that were “feeders” of Buyers to the St. George luxury home market – California, Nevada, even as far away as Florida.

Those states saw similarly INSANE rises in real estate values, came out to Utah’s Dixie and said, “are you KIDDING me? These St. George luxury homes are a FRACTION of what I would have paid back home….I’m in!” And the bought…and bought, and bought and bought. When those Buyers started seeing the crash in their own markets, they just stopped coming!

St. George luxury home Buyers are no different than those anywhere else. Saavy, experienced, and slow to make a big $$ play on a home when they see the market dropping like crazy. Fortunately St. George real estate values have stabilized in the past 6-12 months and with rapidly shrinking housing inventories, we may soon see legitimate appreciation again….but be patient.

In this video shot in the St. George luxury enclave of "The Woods at Valley View", Jeremy Larkin discusses an improving St. George Luxury Home Market and the trends and home buying habits that got us to this point. Stay tuned for more on the continuing saga of the St. George luxury home market. 

Regardless of the big box retailer influence or just the plain old “commercialism” of the season, St. George still manages to maintain a “small town” feeling over the Holidays…kind of.

St. George, Utah is probably no different from most any other small city in the United States. Once you’re within oh, say….72 hours of Christmas, the St. George business district becomes a ghost town (as seen in the picture below of The Village Bank on Tabernacle St.), and shopping district becomes…..well let’s just say you’re taking your life into your hands by getting too close. Check out the stream of people below coming into Costco December 23…like a cattle drive!

Born and raised in St. George, as was my Father, I’ve always loved how things in the old St. George downtown seem to almost “go back in time” as business people take an early leave to get last minute shopping done, tidy up for the Holidays, or just play hooky.

I like it so much that I cannot resist but to call my Brother back East and tell him, “well you can see it’s Holiday time Dixie….almost everyone’s left their office for the week.”

​St. George Tabernacle St. pretty darn quiet on 12/23!

As for the Larkin Group? Well we’re kind of  working…we’re at the office at least, but of course distracted by all of the distractions. celebrated the Holidays with our real estate clients via our annual “Larkin Group Pie Day” where we give each of our fantastic Buyer, Seller or Investment clients a delicious Veyo Pie and take at least a few moments to catch up.

I’ll never forget the “good old days” when you’d drive onto St. George Boulevard from I-15 and see the big “Happy Holidays” or “Merry Christmas” strung across the Boulevard in faux garland material. Hurricane City still does it! Oh well, I’ll always have those childhood memories of St. George during the Holidays. I hope you're creating your very own too!

Southern Utah Recreation continues to be a huge factor in the growth and economic success of not only St. George, but Southern Utah in general.

In this installment of the Larkin Group's "12 Days of St. George Real Estate" Jeremy Larkin discusses the impact of SOUTHERN UTAH RECREATION on the future of St. George Real Estate and the Southern Utah economy in general. World-class Golf, Mountain Biking, National Parks, and more. You name it and Southern Utah Recreation offers it, 12 months out of the year! St. George Real Estate WILL SURVIVE, then THRIVE, partly due to the amazing recreation we have available. 

This video was shot on the Paradise Canyon Trail in North St. George. This trail is part of the "Red Cliffs Desert Preserve" and while it feels like you're 1 million miles away, you're literally within St. George City limits. The Paradise Canyon trail is open to Bikers, Hikers, Horseback riding, and daydreamers. Now stop reading this Blog and go check out some Southern Utah Recreation!

St. George HUD homes are becoming something MORE normal than less. I say this because a just a few years ago we really didn't see any quantity of HUD homes in the St. George real estate markets. Heavens...we didn't see many St. George foreclosures PERIOD!

This St. George HUD home, marketed by The Larkin Group at Keller Williams Realty, is a "Park Model" unit located in the "Dixie Downs Resort" subdivision on North Dixie Downs Road. Dixie Downs Resort is an EXTREMELY quiet, low-traffic area, and according to subdivision CC&R's is a "55 and older" community. Be sure of course to check with the local HOA for exact details. 

Make this St. George HUD home your year round or 2nd home in active 55+ resort community. Clean, cozy 1 bedroom mobile home. You'll be close to shopping, restaurants, golf, state park, and great hiking. Sold as is where is.

Directions: From Sunset Blvd, north on Dixie Downs Dr. to Dixie Downs RV Resort. Take an immediate RIGHT and then Left -- lot 164 is just past clubhouse on left side. 

It's important to note that when purchasing a St. George HUD home all bidding is done online via www.HudHomeStore.com. Contact your preferred Real Estate Professional for assistance - it's worth the trouble as HUD paperwork can be a bit tricky. Go to www.bidselect.com or www.hudhomestore.com to learn more about this home & how/who can bid. Case # 521-623617

​For additional pictures, details or free home search, click here: St. George HUD HOMES. 

"St.George Real Estate Inventory SHRINKING? Did he use the terms “St. George Real Estate” and “Bidding wars” in the same sentence? I thought St. George real estate was experiencing a BUYER's market!?!?" 

Well we are…. technically. Yes, we mentioned St. George Real Estate and Bidding Wars in the same sentence, and NO it’s not late 2005. 

Available St. George Real Estate inventory has been shrinking…by 29% since this same time last year. Simply, St. George real estate is "stuck" between a Buyer and Seller market. 

In our November Larkin Group St. George Real Estate newsletter we discussed the fact that Southern Utah housing had DRAMATICALLY improved over the past year or so. On the heels of that newsletter the Salt Lake Tribune ran a piece outlining the improvement of St. George real estate and decrease​ in St. George real estate inventory. Article: St. George Housing Market Showing Signs of Recovery. 

Bidding wars…really? In the past 7 days, the Larkin Group has received a total of 12 offers between 3 different listings. 6 on one, 3 on another, 3 on yet another. Bear in mind that the first two homes mentioned had been on the market less than one week…. ONE WEEK!  It's shades of the 2005 St. George real estate boom, only the bidding wars are now happening because

a.     St. George housing is so affordable, and

b.     Available St. George real estate inventory is shrinking

Specifically, 8.28 months of St. George real estate inventory were available as of December 5^th, whereas 11.14 months of St. George housing inventory were available 1 year ago at this time. 

What's in store for St. George real estate? I guess we don’t exactly know. Currently,  inventory is shrinking, which is creating bidding wars, which is stabilizing housing values, which will eventually INCREASE property values, we just don't know ​when. 

Frankly, St. George real estate has NEVER been more affordable. This isn't just St. George Realtor-talk, a. k. a. “cheerleading” as some would refer to it. This is a mathematical, economical, HISTORICALLY PROVABLE reality. Despite unemployment figures, St. George real estate is as cheap as its’ been in years based on incomes of those employed, and mortgage interest rates are at their lowest point…ever. This equates to affordable St. George real estate.

For St. George Home BUYERS: Be prepared for a competitive offering situation and stop freaking out about this fact. Just because you have to pay MORE than the list price doesn’t mean you’re overpaying. If Costco put $200 North Face parkas on the floor for $50.....how many would they sell? ALL OF THEM. Would someone ask for a discount? Most would be ecstatic about getting them at that price!

For St. George Home SELLERS: YES you can sell your home in this market. The Larkin Group has managed to sell over 150 listings in 2011 alone. You can do so in 120 days or less. This isn’t about giving your home away either. It’s about properly pricing and preparing your home for sale based on what the Washington County housing market will support.

Stay tuned for more on the continuing saga of St. George real estate inventory. 

St. George Weather has driven St. George Real Estate for much longer than just the past few decades! (SEE VIDEO BELOW). 

For decades, St. George residents and visitors alike have labored under the delusion that golf, hiking, tourism or even the RED ROCKS of Dixie have been driving the Southern Utah lifestyle. In this week’s GoStGeorgeTV segment, St. George Real Estate Expert, lifetime local and diehard fan Jeremy Larkin discusses the how the REAL source of explosive Washington County growth is actually our beautiful St. George, Utah weather!

St. George weather has impacted all of Southern Utah from the arrival of early Mormon Settlers, (a.k.a. the first Southern Utah "Snowbirds",) in 1861, all the way up through the Snowbirds of today who continue to flee the cold of the North to enjoy our “Main Attraction” - St. George weather.

150,000 people and over 150 years later, the rest, they say, is History. This video was shot in the shadow of the historic St. George Tabernacle on “Town Square.” Here’s a live link to current St. George Weather.

Foremaster Ridge Foreclosure History

Foremaster Ridge Foreclosures, as well as neighboring East Ridge Foreclosures (which shares the East Ridge Mesa of St. George), were once upon a time (Pre-2005) almost non-existent.  St. George foreclosures of ANY KIND, were almost non-existent prior to the nation-wide real estate bubble which, subsequently, burst. It seemed that virtually overnight​, St. George foreclosures in general burst. 

Like the rest of surrounding St. George real estate, Foremaster Ridge was no exception, and unfortunately gained the temporary, but undesirable title of “Foreclosure Ridge!”  Numerous “spec builders”, many of them from far away out of State locales, were throwing up HUGE luxury homes as fast as they could, only to see their investments taken from them – resulting in a glut of Foremaster Ridge Foreclosures.

Foremaster Ridge Foreclosures Fading into History (yahoo!)

The good news for OWNERS concerned about their St. George Home Values is that Foremaster Ridge foreclosures are not only on the DOWNSWING, they are once again almost non-existent! Look at historical Foremaster Ridge Foreclosure sales for the past 5 years:

5-Year Foremaster Ridge Foreclosure Sales History

The evidence of a St. George real estate recovery is OBVIOUS in these figures. This obviously bodes well not only for Foremaster Ridge residents, but for the whole danged market!

Why I’ve Personally Considered a Future Move to Foremaster Ridge

Yes, I really have as recently as the past month considered purchasing a building lot on Foremaster Ridge to someday build on. Why? You simply can’t beat the location.

This East Ridge of St. George is truly a little ‘island in the sky.’  I’ve taken photos of downtown St.  George after rain storms from Foremaster Ridge when the clouds blanketed the entire down City, but sun was shining away on the Ridge. You’re sitting in an upscale, (but not stuffy) neighborhood that could easily be 10 miles out of town, but sits literally 2 minutes to Dixie Regional Medical Center, and 2-5 minutes from the core of St. George Big-Box Retailers including Target, Lowe’s, Ross, Dick’s Sporting Goods, and more!

Some Details about the ONLY (at least currently) available Foremaster Ridge Foreclosure

329 S. Crestline Dr - The layout of this Foremaster Ridge Foreclosure could as easily satisfy a growing family as it may a “Snowbird” looking for respite from cold Northern winters.

Featuring BRAND NEW CARPET and home-wide paint touchup, the home smells AND looks fantastic. 3-car garage? Check. Grand entry-way? Check. Fully fenced yard? Check. Amazing St. George location surrounded by a fantastic neighborhood? CHECK!

Note that this Foremaster Ridge foreclosure is a Fannie Mae property which may allow you to purchase for as little as 3% down!. Keep up with pricing and other details here: Foremaster Ridge Foreclosure.

St. George HUD homes may be just what the Doctor ordered for St. George Home Buyers (UTAH home Buyers actually) with great credit, steady employment, but who lack large down payment resources. 

In an effort to meet the needs of the current home buying marketplace, HUD is offering a $100 down payment on St. George HUD homes where offers are at or above current list price. 

I know what you’re thinking: “Oh so there’s a catch. I have to offer list price or ABOVE!” Before you get bent out of shape, let me assure you that 75% of St. George HUD homes are being listed BELOW market value! For instance, one of the Larkin Group’s personal St. George HUD home listings in Bloomington Hills was just reduced to $133,200 yesterday.  It’s a 5 bed, 3 bath, 3075 Basement home! That home will almost assuredly see a “bidding war” this week. See it here: Bloomington Hills HUD HOME. 

St. George HUD Home $100 Down Purchasing Requirements

• Purchasers must be owner/occupants
• Utilize FHA insured financing
• Offer full list price or above
• Any offers exceeding appraised value require the buyer to provide the additional funds at closing.

Remember that offering on a St. George HUD home is done much differently that what you’ve probably experienced in offering on other St. George foreclosures. The process is handed online via what we refer to as a “sealed bid”, so be sure to contact your FHA Lender or HUD approved Real Estate Agent for further information. 

As always, you’re welcome to use our FREE home search tool to search for other St. George HUD homes.

No Spring nor Summer Beauty hath such grace As I have seen in one Autumnal face.                                                                                                     -John Donne

Fall in Utah’s Dixie. How INCREDIBLE is it?  Born and raised here in Utah’s Dixie, my brother and I have always referred to St. George Fall weather as, ‘Chamber of Commerce Weather. ’ You know - that weather that sells just about anyone who visits this place we call “home.”

If you’re “not from around these parts” you may be asking, what in the world is Utah’s Dixie?!  Or perhaps you ARE from around here, but never really understood the full meaning. It has NOTHING to do with Confederate soldiers I assure you.

Utah’s Dixie is the local nickname for St. George, Utah and surrounding areas. Long story short, the name Dixie was given to the area by early Mormon Settlers who were, A - Growing Cotton (as was done in the deep South); and B - And doing so in the DEEP SOUTH of Utah!

Hence, the name Utah’s Dixie. But I digress…..

I’m always amazed at how PERFECT our Thanksgiving Weather is every year i. I’ve probably not done my due diligence in checking a St. George weather almanac, but I can scarcely remember a time when:

• It wasn’t sunny and 60 degrees
• And we didn’t end up in short sleeves throwing a football in front of Mom’s house. (in between napping off our Turkey dinners or watching football)

What am I saying? We have it pretty good in good ol’ Utah’s Dixie.

The "Scoop" behind the “Fall in Utah's Dixie” photo above

Fellow St. George local Larry Gardner originally shot a similar photo to what you see on the front of this card some  8 years ago immediately after a November rain storm. He aptly named it “Fall(in’) in Love with Dixie” and allowed us to use it in our marketing.

A most people know, the landscape of Utah’s Dixie changed dramatically over the next few years of our record St. George Real Estate boom. I just HAD to get an updated photo of downtown St. George!

On a very similar November day in 2008 I commissioned local Photographer Danny Lee (http://www.DLeePhotography.com) to take an updated shot following ANOTHER Fall rain storm. I literally called him last minute and said, “HURRY! You’re gonna miss it!”  It has now become an integral part of the Larkin Group brand as our ‘main’ photo at our http://GoStGeorge.com site, as well as in many other locations. 

​Why do we LOVE this photo like we do? 

Growing up, I lived in 3 different homes along a 2-block strip of 600 East in downtown St. George. It's right there in the "Fall in Utah's Dixie" photo, you just can't see it! The typical marketing photo of St. George is always some red rock slab, yet that's not what I relate to my childhood. This photo really represents what growing up in downtown St. George "felt" like to me. 

We printed and mailed over 500 copies of this “Fall in Utah’s Dixie” photo to our friends and clients today – specifically formatted without any logos or other interruptions on the front so you can enjoy our amazing Southwestern Fall scenery year-round should you choose – frame it, post on a bulletin board, the fridge, whatever.

Wherever you are during this Holiday, here’s to a GORGEOUS Autumn and phenomenal, food and laughter-filled Thanksgiving. As for me? I’ll be enjoying Fall in Utah’s Dixie.