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Painted Hills at 'Arlington is the established west-side Hurricane neighborhood that I send buyers to when their budget is in the $400s or $500s and they still want a real yard, a real garage, and no HOA telling them what to do with either. The newest listings are featured at the top of the page. Most of the homes here were built between 1997 and 2005, which means mature trees, settled landscaping, and the kind of established neighborhood feel you cannot fake with new construction.
The MLS lists this subdivision as Painted Hills Arlington Heights, and locals just call it Painted Hills. It sits on a low ridge off Arlington Parkway on the north side of SR-9, with Pine Valley Mountain filling the views to the north and long-distance views across the Hurricane Valley to the south. A small group of newer homes built around 2018 sit at the top of the hill on Ridge View Drive, where the view lots back to open space and command a noticeable price premium.
The newest Painted Hills listings are featured at the top of the page. Use Advanced Search to filter by price, bedrooms, garage size, or lot size. Most of what trades here is a single-story rancher in the $480s or $490s, but the range is wider than people expect when they first look at the neighborhood.
Painted Hills runs along Arlington Parkway, Valley View Drive, Ridge View Drive, and a handful of short side streets and cul-de-sacs. The grid is older Hurricane in feel, with curb-and-gutter streets, lawns rather than rock yards on the original homes, and lot sizes from about 0.16 to 0.41 acres depending on where you land. Several streets dead-end into cul-de-sacs, which is part of why the neighborhood has a quiet, settled vibe even though SR-9 is right there.
Most homes are single-story ranchers in the 1,500 to 2,000 sqft range, with 3 bedrooms, 2 baths, and an attached 2 or 3 car garage. A few floor plans go up to 4 or 5 bedrooms, and there is a small number of two-story homes scattered through the subdivision. The 2018 view homes at the top of the hill on Ridge View Drive are a different category entirely, larger, higher-end builds with oversized RV garages and resort-style backyards.
This is the most affordable established neighborhood with real lot sizes in Hurricane. Recent closings tell the story:
Per square foot, the older homes generally run $250 to $275. The newer view homes on Ridge View Drive push past $380. For comparison, brand new construction in Hurricane neighborhoods like Copper Rock or the RV-focused Oak Haven subdivision typically prices in the $300s per foot or higher, which is why Painted Hills keeps drawing the value-conscious buyers.
Painted Hills sits just off SR-9, which is the road that connects you to everything on this side of the valley. Quail Creek State Park is about a five minute drive, which gets you wakeboarding, kayaking, and bass fishing without having to commit to the longer haul to Sand Hollow. Sand Hollow itself is roughly 10 to 15 minutes south. Zion National Park is around 25 miles east on SR-9.
Downtown Hurricane, with the grocery stores, restaurants, and the newer commercial development along State Street, is a few minutes away. I-15 is about 10 minutes west, which puts St. George at roughly 20 minutes door to door. Sky Mountain Golf Course sits across SR-9 to the south, close enough for a quick drive but not part of the Painted Hills neighborhood itself.
Painted Hills has no HOA dues. Zero. That is part of why so many of these homes have RV parking, storage sheds, fences built however the owner wanted them, and the occasional fire pit or built-in BBQ in the backyard. No design committee, no monthly bill, no parking rules. The broader no HOA homes filter shows other options across the area, but Painted Hills is one of the most established no-HOA neighborhoods in Hurricane. Most listings here also offer side-yard RV parking, even when there is no dedicated RV bay.
Most of Painted Hills is zoned to Three Falls Elementary, with a small section feeding Hurricane Elementary depending on the exact address. Hurricane Middle and Hurricane High complete the path through high school. Three Falls is one of the newer Washington County elementary buildings and has a solid reputation locally.
Here is how I sort Painted Hills against the other places people tend to consider in this area:
Yes, all three names refer to the same subdivision. The MLS uses Painted Hills Arlington Heights, the original plat name is Painted Hills at 'Arlington, and most locals just say Painted Hills.
No. Total HOA dues are zero. No design review committee, no parking restrictions on RVs or work trucks, and no monthly bill.
Recent closed sales range from about $385K for a smaller 1,500 sqft single-story up to $1.04M for the view homes at the top of Ridge View Drive. The bulk of activity sits in the $480K to $510K range for a 1,800 to 1,950 sqft rancher with a 3 car garage.
Most homes were built between 1997 and 2005, with a smaller group of newer 2018 builds at the top of the hill. The original neighborhood has mature landscaping and the established feel that comes with 20-plus year old streets.
No. Sky Mountain Golf Course sits south of SR-9, while Painted Hills sits north of the highway. You can see the course from some homes, and it is a short drive to play, but Painted Hills is not a golf course neighborhood. For homes actually on or next to the course, see the Sky Mountain Golf neighborhood page.
Three Falls Elementary serves most of Painted Hills, with a small portion zoned to Hurricane Elementary. Hurricane Middle and Hurricane High complete the path.
In most cases, yes. With no HOA and side-yard widths that work for trailers and motorhomes, RV parking is common throughout the neighborhood. Some homes have dedicated RV pads, others use a gated side yard. The 2018 view homes at the top of the hill include oversized RV garages.
The combination of no HOA, established construction, and prices well under brand new product makes Painted Hills one of the better fits in Hurricane for second-home owners and long-term rental investors. Short-term vacation rental rules in Hurricane are restrictive, so verify the zoning for any specific address before assuming nightly rental is an option.
If you are buying in Painted Hills, the things to watch are which homes have been updated and which still need work, where the lot sits relative to the views, and whether the RV access is actually usable for your rig. I have walked enough of these floor plans to know what is original 1998 and what has been redone properly. If you already own a Painted Hills home and want to know what it is worth today, I track every closing in this subdivision and can put together a real comp set rather than a Zillow guess.
Call or text me at 435-200-5508, email lanceclifford@gmail.com, or Contact Lance Clifford here on the site. Same-day reply.
