Bloomington Hills Homes for Sale | St. George, Utah
Bloomington Hills is the hillside residential corridor east of Interstate 15 in the Bloomington area of St. George. The elevation is the primary draw. Streets climb up from the freeway into hillside pockets where the views open up across the valley, and the best lots on the upper streets deliver some of the most sweeping city-light and valley panoramas available in any established St. George neighborhood. At 20-plus active listings at any given time, this is a genuinely active market with consistent buyer demand.
The neighborhood is associated with the St. George Golf Club, a public municipal course that plays through the area and provides fairway views and open-space buffers for adjacent homes without requiring a membership. That's a meaningful distinction from the west side of I-15, where Bloomington Country Club is private. Here, you get the golf-adjacent lifestyle and green space without the exclusivity structure or the country club fees.
Bloomington Hills is the east side of Bloomington. The west side, with private Bloomington Country Club, larger estate lots, and a different character, is covered on the main Bloomington & Bloomington Hills page. Most buyers who tour both develop a clear preference.
The listings above show current Bloomington Hills homes for sale. Inventory here varies significantly in view quality, condition, and price depending on which street and lot position you're on. Use Advanced Search to filter by price and features, or or call 435-200-5508 for guidance on which streets and sections represent the best current value.
What Makes Bloomington Hills Worth Looking At
The honest pitch for Bloomington Hills is this: it's one of the few established St. George neighborhoods where you can get a real view lot, public golf access, and central city location at prices that are still accessible relative to the newer gated communities. You're not paying Entrada or Ledges prices, but you're getting an elevation advantage and a neighborhood character that newer subdivisions on flat ground simply can't replicate.
The tradeoff is that homes here vary widely in age, condition, and finish level. Some streets have been significantly updated with high-end remodels. Others have original 1980s and 1990s construction that ranges from well-maintained to in need of work. Understanding the difference between a strong Bloomington Hills lot with a dated home and a weak lot with a renovated interior is the kind of local knowledge that matters here more than in newer subdivisions where comparable homes are actually comparable.
Neighborhoods Within Bloomington Hills
- Core Bloomington Hills: the original hillside residential streets east of I-15, ranging from the golf course corridor up through elevated streets with valley views. Mix of home ages from the 1980s through the 2000s. Condition and finish level vary significantly by property.
- Sienna Canyon at Webb Hill: newer construction within the broader Bloomington Hills area with more contemporary architecture and updated floor plans. Attracts buyers who want the neighborhood's location and views with newer bones.
- Reserve at Webb Point: upscale pocket within Bloomington Hills known for custom finishes, premium views, and a more elevated feel within the corridor. Typically the highest price tier in the neighborhood.
- Golf course adjacency streets: streets that back or face the St. George Golf Club fairways. The public course adjacency provides open space and fairway views without the private club premium or restrictions of the west side.
What Drives Value in Bloomington Hills
Two homes with identical square footage in Bloomington Hills can trade at very different prices. The variables that matter most:
- Elevation and view orientation: a home at the top of a hillside street with a clear western valley view is a fundamentally different asset from a home two blocks lower on the same street. The higher you go, the more the view premium applies , and that premium is real and durable.
- Golf course frontage: lots that directly face or back the St. George Golf Club fairways command a premium for the open space and the golf character, even on a public course.
- Remodel quality: the gap between a well-executed full remodel and an original-condition home is significant here. Buyers who can identify genuine value in dated homes on strong lots find opportunities that buyers focused only on move-in-ready inventory miss.
- Street-level character: some streets in Bloomington Hills have more traffic, less desirable orientation, or more variable neighbors than others. Knowing which streets are consistently in demand versus which ones see turnover is local knowledge that takes time to develop.
- Lot shape and buildable area: hillside lots vary more than flat-ground lots. Some have usable outdoor space and pool potential. Others have challenging grades that limit what you can do with the land.
Who Buys in Bloomington Hills
- View buyers: the panoramic valley and city-light views from the upper streets are the primary draw for a specific, motivated buyer who has looked at the broader market and knows what Bloomington Hills offers that flat-ground neighborhoods can't match
- Golf lifestyle buyers: public St. George Golf Club access without a membership fee or private club requirements is a practical advantage for regular golfers who don't need or want the country club structure
- Value-oriented buyers: the price per square foot in Bloomington Hills is generally more accessible than comparable-era homes in other established St. George neighborhoods, which attracts buyers who understand the neighborhood and want to get into it before further appreciation
- Renovation opportunity buyers: original-condition homes on strong lots in Bloomington Hills represent legitimate value-add opportunities for buyers with the appetite and budget to execute a quality remodel
- Established neighborhood buyers: buyers relocating from larger metro markets who are accustomed to neighborhoods with mature trees, individual home character, and a settled feel tend to respond to Bloomington Hills differently than buyers whose reference point is newer production subdivisions
What is the price range in Bloomington Hills?
Entry-level homes in original or dated condition typically start in the high $400s to mid $500s. Updated homes on average lots run $550K to $750K. Strong view lots, quality remodels, and Reserve at Webb Point premium properties run $750K to $1.1M+. The range is wide because the variation in lot quality and condition is wide. Current pricing is in the listings above.
Is Bloomington Hills the same as Bloomington?
No. Bloomington Hills is the hillside area east of I-15, associated with the public St. George Golf Club. Bloomington proper is west of I-15, built around the private Bloomington Country Club with larger lots and a more tucked-away, traditional country club character. Both are part of the broader Bloomington area but feel and function differently. See the full Bloomington & Bloomington Hills page for a detailed comparison.
What golf course is in Bloomington Hills?
The St. George Golf Club, a public municipal course that plays through the neighborhood. Unlike Bloomington Country Club on the west side of the freeway, no membership is required , the course is open to the public. Homes adjacent to the fairways have golf views and open space access without the private club fees or restrictions.
Are there good views in Bloomington Hills?
Yes, on the right lots. The upper streets on the eastern hillside have some of the best valley and city-light panoramas in any established St. George neighborhood. The view quality varies significantly by street and lot elevation , a home two blocks lower can have a much more limited view than a neighbor further up the hill. When evaluating Bloomington Hills properties, physically walking the lot during both day and evening to assess the actual view is worth doing before making any decisions.
Are there HOAs in Bloomington Hills?
It varies by pocket. Some sections of Bloomington Hills have HOAs and others don't. This is not a neighborhood where you can assume consistency. Verifying the specific property's HOA status and any applicable CC&Rs is standard due diligence on any purchase here.
How central is Bloomington Hills to St. George services?
Very central. The neighborhood is directly off I-15 with easy access to the main retail corridor on Bluff Street, St. George Regional Hospital about 10 minutes away, and downtown St. George within easy reach. The location is one of the more convenient in the city for day-to-day living, which is part of why consistent buyer demand here has held up well over time.
