Painted Sands Homes for Sale in Hurricane, Utah
Painted Sands is the new construction subdivision that I send buyers to when they want a brand new Hurricane home but they do not want the brand new Hurricane price tag that comes with Oak Haven or Copper Rock. The newest listings are featured at the top of the page. Most of what is trading here was built in 2024, 2025, or 2026, with the developer still working through multiple phases as we speak.
The subdivision sits on the north side of SR-9, just off 1450 West and 540 North, a few minutes from downtown Hurricane and roughly 20 minutes from St. George. What makes Painted Sands worth understanding is that it is really two products under one name. There is a townhome-style smaller-lot tier in the low $400s to high $400s, and there is a larger single-story tier on quarter-acre lots that runs from the high $500s into the $700s. Same neighborhood, very different houses, very different buyer.
Buying or Selling in Painted Sands?I live right here in Hurricane, I have watched this subdivision come out of the ground phase by phase, and I know the difference between the early-phase product and what the builder is putting up now. Call or text me at
435-200-5508 or to talk through what is available, what the upgrades are actually worth, or what your existing Painted Sands home would sell for in today's market.
Homes for Sale in Painted Sands
The newest Painted Sands listings are featured at the top of the page. Use Advanced Search to filter by price, square footage, lot size, or garage count. Because this is an active build subdivision, inventory rotates fast and several listings at any given time are TO BE BUILT homes where you can still pick finishes.
The Two Sides of Painted Sands
This is the part that confuses out-of-state buyers, so I will get it out of the way up front. Painted Sands has been built in multiple phases, and the product type shifts between them.
The smaller-lot tier is marketed as townhome living, even though most of these are technically detached single-family homes on small lots. Footprints run 1,382 to 1,625 sqft, lot sizes are 0.10 to 0.16 acre, garages are 2-car, and recent closings have landed between $413K and $518K. The 2026 product on the small lots is pricing noticeably higher per foot than the 2025 product, which is the normal builder ratchet. Per square foot you are looking at $279 on the earlier homes and $325 to $332 on the newer ones.
The larger-lot tier is a different conversation entirely. Quarter-acre lots, 1,774 to 2,026 sqft, 3 to 5 car garages, and prices ranging from the high $500s to a recent $702K closing on a home with an insulated RV garage, solid core doors, and a backyard plumbed for a pool. Same subdivision, completely different buyer profile.
Price Range and What You Get
Here is what recent activity looks like:
- $413K to $425K bought a 1,534 to 1,625 sqft single-story on a small lot with a 2-car garage and full landscaping.
- $450K to $500K is the active range for the brand new 2026 small-lot product, 1,382 to 1,599 sqft, 2-car garage.
- $518K closed twice for fully staged 1,609 sqft homes with custom built-in entertainment centers, wet bars, and command center built-ins.
- $512K to $539K active for 1,774 sqft single-story homes on bigger 0.18 to 0.28 acre lots, including one with a 4-car garage on a corner lot.
- $702K was the recent ceiling, a 1,896 sqft new build on a cul-de-sac with an insulated 5-car RV garage on 0.22 acre.
For perspective, brand new construction in Copper Rock typically starts well above where Painted Sands tops out. Oak Haven, which is the RV-garage-focused subdivision a few miles south, runs in the $780K to $900K range for similar square footage with the bigger RV bays. Painted Sands is filling the gap between those higher-end new builds and the older resale inventory in places like Dixie Springs or Painted Hills.
What the HOA Actually Does
Painted Sands has an HOA, which is worth knowing because most of the established Hurricane neighborhoods do not. Dues are minimal, running $50 per month on the larger-lot phase and $65 per month on the townhome-style phase. The HOA covers subdivision open space and common areas. This is not an amenity HOA, there is no pool or clubhouse you are paying for, just maintenance of the common pieces and basic neighborhood standards.
For buyers used to truly no-HOA Hurricane neighborhoods like Painted Hills or Dixie Springs, this is a real difference. For buyers coming from out of state where HOA dues of $200 or $300 are standard, this will feel like almost nothing. The broader no HOA homes filter shows other options across the area if zero HOA is a hard requirement.
Location and Lifestyle
Painted Sands sits north of SR-9, accessed via 2600 W or off 1450 W. West Knoll hiking trail is right there, which is a quick local walk-and-bike trail that gets you up into the lava ridges behind the neighborhood. Downtown Hurricane is a few minutes away, with the State Street commercial corridor for groceries, restaurants, and the usual errands.
For the bigger recreation, Sand Hollow Reservoir is about 10 to 15 minutes south, Quail Creek State Park is roughly the same drive, and Zion National Park is around 25 miles east. I-15 is about 10 minutes west, putting St. George at a 20 minute door-to-door commute.
Schools
Painted Sands is zoned to Hurricane Elementary, Hurricane Intermediate, Hurricane Middle, and Hurricane High. All four schools are in the Washington County School District.
How Painted Sands Compares to Other Hurricane Options
Here is how I sort the choices for buyers weighing Painted Sands against the alternatives:
- New construction across the broader area shows what else is being built in the region if Hurricane is not a hard requirement.
- Condos and townhomes shows the lower-maintenance product across St. George and Hurricane, which is the closest comparison to the Painted Sands small-lot tier.
- Painted Hills is the established resale neighborhood right next door, 20 plus years older, no HOA, similar price band but completely different home stock.
- Oak Haven is the RV-garage subdivision a few miles south, brand new, no HOA, but roughly $300K more for the equivalent square footage.
- Copper Rock is the higher-end golf community on the south side, much more expensive, very different feel.
- Painted Sands sits as the most affordable brand new construction in Hurricane right now, especially on the small-lot tier.
Frequently Asked Questions About Painted Sands
Is Painted Sands the same as Painted Hills?
No. They are two different subdivisions that happen to sit next to each other. Painted Hills was built mostly between 1997 and 2005 with larger lots and no HOA. Painted Sands is brand new construction with smaller lots and a small HOA. Both are off Rlington Parkway on the north side of SR-9.
Are these townhomes or single-family homes?
The marketing language uses townhome, but most Painted Sands homes are technically detached single-family on small lots. They are not attached units sharing walls in the way a true townhome is. Verify the structure type on any specific address before assuming.
How much is the HOA?
Dues run $50 per month on the larger-lot phase and $65 per month on the smaller-lot phase. The HOA covers subdivision open space and common areas. There are no resort-style amenities included in the dues.
What does a Painted Sands home actually cost?
Recent activity ranges from about $413K for an entry-level 1,534 sqft single-story up to $702K for a larger home with an insulated 5-car RV garage. The bulk of activity sits in the $450K to $550K range depending on which phase and which floor plan.
Is Painted Sands still being built?
Yes. As of this year, multiple phases are still under active construction, including a newly developed phase that started selling in 2026. TO BE BUILT homes are available, which means buyers can still customize finishes within the builder's selection menu.
Can I park an RV at a Painted Sands home?
It depends on the lot and the phase. The small-lot townhome-style homes generally do not have room for RV parking. The larger quarter-acre lots can accommodate RV parking, and at least one recent home was built with a 5-car insulated RV garage. The RV parking filter shows other options across the area.
What schools serve Painted Sands?
Hurricane Elementary, Hurricane Intermediate, Hurricane Middle, and Hurricane High serve the entire subdivision.
Is Painted Sands a good fit for a second home or investment?
The low-maintenance design of the small-lot homes, combined with brand new construction and a manageable HOA, makes Painted Sands a reasonable second-home option for out-of-state owners. Short-term vacation rental rules in Hurricane are restrictive, so verify the zoning for any specific address before assuming nightly rental is allowed.
Working With Lance on a Painted Sands Purchase or Sale
If you are buying new construction in Painted Sands, the things to pay attention to are which phase you are in, which builder is on the lot, which upgrades are baked into the listed price versus which ones you are paying extra for, and how the floor plan you are looking at compares to others closing in the same week. I have walked these phases as they have come online and I can tell you which builders deliver clean and which ones cost you on the punch list.
If you already own a Painted Sands home and want to know what it is worth in today's market, with brand new inventory still coming up around you, I can put together a real comp set that accounts for the phase effect rather than just averaging the subdivision.
Call or text me at 435-200-5508, email lanceclifford@gmail.com, or here on the site. Same-day reply.
