- Price cut 9%
164 N ARROWHEAD, Ivins, UT 84738
$1,675,000
Originally listed at $1,849,000
Est. $9,688/mo
- Beds
- 4
- Baths
- 4
- Sq ft
- 3,913
- Built
- 2026
Why this home stands out
- 9% price reduction from original list
- 73.0 days on market — potential negotiation opportunity
About this home
Brand new and never lived in, this exceptional luxury residence in Ivins showcases sophisticated architecture, refined finishes, and breathtaking views of Southern Utah's iconic red mountains. Designed to make an impression, the expansive great room features soaring ceilings, dramatic walls of windows, rich wood detailing, and a striking floor-to-ceiling stone fireplace that creates a stunning focal point. The gourmet kitchen is equally impressive with extensive custom cabinetry, an oversized statement island, premium finishes, and generous prep and entertaining space, seamlessly connecting to the dining and living areas. The luxurious primary suite offers a private retreat complemented by a spa-inspired bath with heated flooring and elevated finishes. Thoughtfully designed spaces include a dedicated theatre room, office/den or 4th bedroom, and a separate yoga or wellness room. A fully independent ADU provides exceptional versatility with its own bedroom, bathroom, full kitchen, and living room. Outdoor living is equally impressive with a spacious covered patio, built-in outdoor kitchen, fire pit feature, putting green, professionally finished landscaping, and captivating red mountain views. Completing the property is an RV garage, providing substantial space for recreational vehicles, toys, and storage. With its architectural presence, exceptional indoor-outdoor living, private guest accommodations, and remarkable Ivins setting, this newly completed residence offers a truly elevated Southern Utah lifestyle.
Features
- Fireplace
- Bath: Primary
- Bath: Sep. Tub/Shower
- Den/Office
- Disposal
- Mother-in-Law Apt.
- Oven: Wall
- Range: Countertop
- Double Pane Windows
- Entry (Foyer)
- Lighting
- Patio: Covered
Agents
Connect with your buyer agent
Get local guidance on this home from Juston.
Salt Lake County Realtor | Smart Real Estate. Lasting Legacy.
20 yrs experience
Listed by Ryan Kramer
RE/MAX Associates
MLS #2180061
Your message goes only to Juston.
See the deal analysis, value and rental income
Ask Juston how this home rates as a deal, what it should sell for, and what it could earn as a long-term or short-term rental.
- Deal score
- Estimated value
- Rental income
Schools
Washington- Red Mountain
Elementary
- Snow Canyon Middle
Middle School
- Snow Canyon
High School
- Vista School
K-8 School · 1.4 mi
54% proficient
Nearby
Everyday needs
59 / 100- Park · Ivins City Dog Park0.8 mi
- School · Red Mountain School1.1 mi
- Restaurant · Rusted Cactus by Xetava1.2 mi
- EV Charging · Tesla Destination Charger1.3 mi
Show 2 more
- Gas Station · Shivwits Convenience Store1.9 mi
- Fire Station · Gunlock Fire Station9.0 mi
Internet
Excellent · fiber · 100/100Quantum Fiber
Fiber · 2 Gbps
TDS Telecom
Fiber · 1 Gbps
Starlink
Satellite · 280 Mbps
All 10 providers
- Quantum FiberFiber2 Gbps1 Gbps
- TDS TelecomFiber1 Gbps1 Gbps
- StarlinkSatellite280 Mbps30 Mbps
- InfoWestFixed Wireless100 Mbps20 Mbps
- Kayenta TechnologiesFixed Wireless100 Mbps20 Mbps
- HughesNetSatellite50 Mbps5 Mbps
- AT&TFixed Wireless25 Mbps3 Mbps
- T-MobileFixed Wireless25 Mbps3 Mbps
- CenturyLinkDSL10 Mbps1 Mbps
- Viasat IncSatellite10 Mbps1 Mbps
Home details
Property
- Type
- Residential
- Style
- Single Family Residence
- Architectural style
- Rambler/Ranch
- Year built
- 2026
- Stories
- 1
- Above grade area
- 3,913 sq ft
- Condition
- Blt./Standing
- Construction
- Stone,Stucco
- Subdivision
- ARROWHEAD
- County
- Washington
- Zoning
- Single-Family
- MLS #
- 2180061
Costs
- List price
- $1,675,000
- Original price
- $1,849,000
- HOA
- $410 / Annually
- Annual taxes
- $1,891
- Home warranty
- No
Lot and parking
- Lot
- 0.36 ac
- Lot features
- Cul-De-Sac,Curb & Gutter,Fenced: Full,Road: Paved,Secluded,Sidewalks,View: Mountain,Drip Irrigation: Auto-Full,View: Red Rock
- Garage
- 4 cars
- Covered spaces
- 4
- Total parking
- 4
Systems
- Heating
- Forced Air
- Cooling
- Central Air
- Roof
- Flat,Metal
- Basement
- Slab
- Patio and porch
- Covered
- Sewer
- Sewer: Connected,Sewer: Public
- View
- Mountain(s),View: Red Rock
All home details57 details
Property Info
- Property Type
- Residential
- Property Style
- Single Family Residence
- Architectural Style
- Rambler/Ranch
- Condition
- Blt./Standing
- MLS #
- 2180061
- County
- Washington
- Subdivision
- ARROWHEAD
- Year Built
- 2026
- New Construction
- No
- Stories
- 1
- Total Rooms
- 13
- Living Area
- 3,913 sq ft
- Above Grade Area
- 3,913 sq ft
- Lot Size (Acres)
- 0.36
- Lot Size
- 15,681.6 sq ft
- Zoning
- Single-Family
Bedrooms & Baths
- Bedrooms
- 4
- Total Bathrooms
- 4
- Full Baths
- 3
- Half Baths
- 1
Financial
- List Price
- $1,675,000
- Original Price
- $1,849,000
- HOA Fees
- $410
- HOA Frequency
- Annually
- HOA
- Yes
- Annual Taxes
- $1,891
- Home Warranty
- No
Structure
- Construction
- Stone,Stucco
- Basement
- Slab
- Roof
- Flat,Metal
- Heating
- Forced Air
- Cooling
- Central Air
- Patio & Porch
- Covered
Lot & Land
- Lot Features
- Cul-De-Sac,Curb & Gutter,Fenced: Full,Road: Paved,Secluded,Sidewalks,View: Mountain,Drip Irrigation: Auto-Full,View: Red Rock
- Topography
- Cul-de-Sac, Curb & Gutter, Fenced: Full, Road: Paved, Secluded Yard, Sidewalks, View: Mountain, Drip Irrigation: Auto-Full, View: Red Rock
- View
- Mountain(s),View: Red Rock
- Waterfront
- No
- Horse Property
- No
Parking
- Garage
- Yes
- Garage Spaces
- 4
- Carport
- No
- Covered Spaces
- 4
- Total Parking
- 4
- ADU
- Yes
Amenities
- Fireplace
- Yes
- Fireplaces
- 1
- Pool
- No
- Spa/Hot Tub
- No
Utilities
- Sewer
- Sewer: Connected,Sewer: Public
- Utilities
- Natural Gas Connected,Electricity Connected,Sewer Connected,Sewer: Public,Water Connected
Schools
- Elementary
- Red Mountain
- Middle School
- Snow Canyon Middle
- High School
- Snow Canyon
- Elementary District
- Washington
Timeline
- Listed
- Aug 20, 2026
- Days on Market
- 61
- Status
- Active
Ivins market
Explore IvinsIvins median
$755,800
This home: 122% above
Days to sell
67
Utah: 70
Homes for sale
86
Price range
$300k – $8.43M
Sale to list
96%
Market
Balanced market
Location
ARROWHEAD164 N ARROWHEAD, Ivins, UT 84738
Open in map searchCommon questions
About 164 N ARROWHEAD, Ivins, UtahWhat is the asking price for 164 N ARROWHEAD, Ivins?
164 N ARROWHEAD, Ivins is listed at $1,675,000 ($428/sqft). The original list price was $1,849,000, representing a reduction of $174,000. This listing is currently active and available for showings.
Is 164 N ARROWHEAD, Ivins a good deal?
Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 68/100. Key deal signals: 9% price reduction from original list; 73.0 days on market — potential negotiation opportunity. The price is 17% above similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.
Is 164 N ARROWHEAD, Ivins a good investment property?
Based on market rental data, this property has an estimated annual rent of $42,649 with a gross rental yield of 2.5%. Net rental yield (after estimated expenses): 1.7%. Estimated debt service coverage ratio (DSCR): 0.34. Investor score: 13/100. These are estimates based on area comparables.
What lifestyle features does 164 N ARROWHEAD, Ivins offer?
Propaired's AI has identified 7 lifestyle features for this property: Luxury Estate, RV Friendly, Scenic Views, Privacy & Seclusion, ADU & Multigenerational, New Construction, Pet Friendly. The primary lifestyle niche is "luxury_estate." These tags are derived from MLS data, property features, and location analysis.
What amenities and services are near 164 N ARROWHEAD, Ivins?
This property has an amenity proximity score of 59/100. Nearby services include: Grocery: Smith's (10.6 mi); Hospital: Enterprise Valley Medical Clinic (27.7 mi); Pharmacy: Smith's Pharmacy (10.5 mi); Dining: Rusted Cactus by Xetava (1.2 mi). Gas station: 1.9 miles. Gym: Club Pilates (10.7 mi).
What schools serve 164 N ARROWHEAD, Ivins?
Assigned schools: Elementary: Red Mountain; Middle: Snow Canyon Middle; High: Snow Canyon. There are 1 schools within 3 miles of this property. The highest-rated nearby school is Vista School with a 54% state performance score (1.4 miles away). School district: Washington.
All 8 questions
What is the internet speed at 164 N ARROWHEAD, Ivins?
This property has a broadband score of 100/100 (Excellent). Best available speed: 2000 Mbps download / 1000 Mbps upload. Fiber internet is available at this address. Available providers: AT&T (25 Mbps, Fixed Wireless); CenturyLink (10 Mbps, DSL); HughesNet (50 Mbps, Satellite). Total providers: 10.
Is 164 N ARROWHEAD, Ivins in a flood zone?
This property is classified as low. FEMA flood zone: X (AREA OF MINIMAL FLOOD HAZARD). Flood insurance is not typically required but may be recommended. Always verify current FEMA maps as they are periodically updated.
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