Southern Utah Agent Resource Center
Everything your client needs to know about St. George, Utah before they move. Free to use, free to send, nothing gated, no referral required.
If you are licensed somewhere else and a client just told you they are moving to St. George, you are in an awkward spot. You know your own market cold, and you have no reason to know what Dixie Power charges per kilowatt hour or why a second home in Washington County gets a tax bill nearly twice the size of the identical house next door. I have been selling real estate in Southern Utah for 13 years, and over the past year I have put the answers to those questions into calculators and guides on this site.
Use any of it. Send your client the links, or read them yourself before your next call. Most of the agents who land on this page will never send me a referral and that is fine. The material is here because relocating buyers ask the same eight or ten questions every time, and nobody was answering them with real numbers.
The tools your client will actually use
The three calculators are the part worth bookmarking. They all run in the browser, none of them ask for an email address, and the underlying rates and tax tables were verified against published sources rather than estimated.
Power Cost Calculator Property Tax Calculator Income Tax Calculator| Resource | What it answers for your client |
|---|---|
| Southern Utah Power Cost Calculator | What the electric bill actually runs, comparing nine utilities including St. George City, Dixie Power, Hurricane City, Rocky Mountain Power, PG&E and Southern California Edison. |
| Southern Utah Property Tax Calculator | The annual tax bill across 13 Washington County tax areas, with a primary residence, long-term rental and second home toggle, plus 11 comparison cities. |
| Southern Utah Income Tax Calculator | What state income tax actually costs in Utah next to eight states people move here from, updated for Utah’s 2026 rate cut, including the credit that zeroes out the tax on Social Security for many retired couples. |
| St. George Market Summary | Current inventory, pricing and days on market for Washington County, updated monthly. |
| Sample CMA | A real, anonymized comparative market analysis so a seller on your end can see the level of work before they commit to anything. |
| Moving to St. George, Utah | The full relocation walkthrough: cost of living, taxes, healthcare, water, jobs and what the drive to Las Vegas or Salt Lake really looks like. |
| Southern Utah Weather, Sunshine and Water | What each season is honestly like, including the summer, and where the water supply stands. |
| Income Needed to Buy in St. George | What a household has to earn to carry a median-priced home here, so nobody flies out on a false premise. |
| Buyer Closing Costs in Utah | Line by line, including which costs Utah's contract assigns to the seller and which ones no one can quote in advance. |
| Best Neighborhoods for Families | Which subdivisions suit families, and why, from someone who has shown them. |
| Retiring in Southern Utah | St. George against Hurricane against Ivins for a retiring buyer, with the trade-offs stated plainly. |
| Washington City vs St. George | The comparison out-of-town buyers get wrong most often, because the two run together on a map. |
| Is St. George Safe to Live In? | An honest answer to the question clients are often too polite to ask their agent directly. |
| St. George Schools | The Washington County School District picture for a family choosing a neighborhood around a school. |
| St. George Electric Rates in 2026 | Why the address, not the house, decides the power bill in this county. |
What surprises out-of-state buyers most
A second home in Utah is taxed on twice the base of a primary residence
Utah gives a 45 percent exemption on primary residences under Utah Code 59-2-103, so an owner-occupant pays property tax on 55 percent of the home's fair market value. A second home gets no exemption at all and is taxed on 100 percent of value. Same house, same street, same tax rate, and the bill nearly doubles. Per the Utah State Tax Commission, a primary residence means the occupant's primary domicile for at least 183 consecutive days, and a household may claim only one primary residential exemption anywhere in the state.
This is the single most common surprise I see with buyers keeping a home in California, Nevada or Washington. If your client is buying here while keeping their existing residence, they are in the 100 percent column, and it is much better coming from you in advance than from the county in November. The property tax calculator has a toggle for exactly this, so you can show them the two numbers side by side in about ten seconds.
There are nine different electric utilities here and the rates are not close
Southern Utah is not served by one power company. St. George City, Hurricane City, Santa Clara City and Washington City each run their own municipal utility, Dixie Power covers much of the unincorporated county, and Rocky Mountain Power serves other pieces. Two houses fifteen minutes apart can be on entirely different rate schedules. Utah cities also add a 6.0 percent energy tax and a 3.9 percent sales tax on top of the electric line, which is a 1.099 multiplier verified identically in St. George and Hurricane.
For a client coming from PG&E or Southern California Edison territory, the power bill is usually the happiest number in the entire move. The power cost calculator will show them the difference at their own usage level, and it is a genuinely fun thing to send someone.
Utah transaction facts worth knowing before you brief your client
These come up on every out-of-state deal, and several are things most published guides still get wrong.
| Item | Utah |
|---|---|
| Real estate transfer tax | None. Utah does not levy one, and there is no value-based mortgage tax either. |
| Recording fee | $45 per document, effective May 6, 2026 under HB38 amending Utah Code 17-71-407. A financed purchase records two documents, so roughly $90 total. It was $40 from 2019 through May 5, 2026. |
| Owner's title policy | The seller pays for it. Section 6.2 of the state REPC requires the seller to pay for and cause the ALTA Homeowner's Policy to be issued in the buyer's favor. The lender's policy is a buyer cost by custom, not by contract. |
| Escrow and closing fees | Each party pays their own. Section 4.3(a) of the REPC form effective December 4, 2024 says buyer and seller each pay their respective fees charged by the escrow office. The older "each pay one-half" language is gone, and plenty of agent blogs still quote the dead version. |
| HOA reinvestment fees | Capped by Utah Code 57-1-46. For covenants recorded on or after May 6, 2026 the cap is 0.5 percent of the property's value for standard associations and 0.25 percent for low-amenity associations, with large master planned developments exempt. HOA payoff statement fees cap at $50 under 57-8a-106. |
| Standard contract | The Utah REPC, a state-approved form. If your client is used to a California RPA or a Nevada contract, the structure and the deadline mechanics will look unfamiliar to them. |
City and neighborhood guides
Washington County is a handful of small cities that run together on a map and feel nothing alike on the ground. Ivins sits against red rock and Snow Canyon and stays quiet. Hurricane is closer to Sand Hollow, Zion and the off-road country. Washington City has most of the newer construction. Santa Clara is small, older and hard to get into. Each city page below carries local detail and current listings, and there are subdivision-level pages under most of them.
St. George · Washington City · Hurricane · Ivins · Santa Clara
Questions agents ask me
Do you take referrals from agents in other states?
Yes. The referral fee is 25 percent of my gross commission, which is the customary rate, and I will sign your brokerage's referral agreement the same day you send it. I am licensed in Utah with KW Ascend Keller Williams in St. George. If you would rather talk first and decide later, that is the better order anyway.
What areas do you cover?
All of Washington County: St. George, Washington City, Hurricane, Ivins, Santa Clara, Toquerville, LaVerkin, Springdale, Dammeron Valley and the smaller communities around them. I also work Cedar City, about an hour north in Iron County. If your client is looking somewhere I do not know well, I will tell you that instead of taking the referral.
Can my client use these tools without committing to me or to you?
Yes. Nothing on this page is gated behind a form, a phone number or an email address. The calculators run entirely in the browser and never ask who you are. Send the links to anyone, including clients who are still deciding whether Utah is even on their list.
What do I get back from you during the transaction?
A call after the first day of touring homes, a call when we go under contract with the terms, and a call when it closes. If your client goes quiet or changes direction, you hear that too. Nothing about referral fees requires me to keep you informed, so the only reason it happens is that I would want the same.
When should my client come out to look?
Late fall through spring is the easiest stretch, and February to April is when the market and the weather are both cooperative. July highs here routinely run past 100 degrees, which is worth saying out loud to a client whose only visit was in October. The Southern Utah weather guide covers each season honestly, including the parts people do not love.
My client wants to know the market before they fly out. Where do I send them?
The St. George market summary is updated monthly with inventory, median price and days on market for Washington County. It is the same data I use, not a national feed with a Utah filter on it.
If you do want to talk
Call or text me at 435-200-5508, or send me a message here. Tell me where your client is coming from, roughly what they are looking for, and when they want to be here. I will tell you honestly whether I am the right fit before anybody signs anything.
Referral desk
Nothing above this line needs anything from you. This part is optional. If you have a client headed to Washington County, or you just want to be on the short list I send a quarterly market brief to, this is the fastest way to reach me. It comes straight to me and it does not put you into any drip campaign.
Lance Clifford, Lance Clifford & Associates, KW Ascend Keller Williams, 308 W Tabernacle St., St George, UT 84770. Thirteen years and about 275 closed sales in Southern Utah. Standard 25 percent referral fee, agreement signed the day it arrives. Figures on this page were verified as of August 18, 2026 against the sources named in each line.