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Cotton Acres Homes for Sale in St. George, Utah
Cotton Acres is an established no-HOA neighborhood on the northeast side of St. George, just off Red Cliffs Parkway near Red Cliffs Mall and Dinosaur Crossing. The newest listings are featured at the top of the page. The big draw here is simple. No HOA, real yards, mature trees, and a price point that is still attainable in a town where that is getting harder to find.
The homes were built mostly from the late 1980s into the early 2000s, on lots running about a fifth of an acre, which is generous for an established St. George neighborhood. You get a mix of single-level and two-level homes, two-car garages, and the kind of room out front and back that lets people park an RV, add a shop, or put in a pool without anyone telling them no. Streets like 80 North Circle, 390 North, and 440 North Circle make up the heart of it.
This is a neighborhood where condition and updates drive value as much as size, since the homes are a few decades old and some have been fully remodeled while others have not. Call or text me at 435-200-5508 or Contact Lance Clifford and I will give you a straight read on what is for sale, what has sold recently, and what your Cotton Acres home is worth today.
Homes for Sale in Cotton Acres
The newest Cotton Acres listings are featured at the top of the page. Homes here tend to sell fast when they are priced right, with several recent sales going under contract in under a week. To be the first to know when something lists, reach out and I will set you up on a new-listing alert for the neighborhood.
You can also run your own search with Advanced Search, browse all St. George no-HOA homes, or look at homes with RV parking across the rest of the valley.
The No-HOA Advantage
The thing that sets Cotton Acres apart from most of the newer St. George neighborhoods is that there is no HOA, and recent sales confirm it across the board with zero dues. That means no monthly fee, and just as important, no board telling you what you can park, build, or paint. It is the reason you see so many homes here with RV pads, boat and trailer parking, sheds, and added pools. People buy in Cotton Acres specifically because they want that freedom, and it is hard to find in a centrally located neighborhood at this price.
What the Homes Are Like
Cotton Acres has real variety, which is part of the appeal. Recent sales have ranged from compact three-bedroom single-level homes around 1,400 square feet up to larger five and six-bedroom homes near 3,000 square feet with bonus rooms, basements, and even an attached accessory unit. Several sit on quiet cul-de-sacs.
Because the homes are a few decades old, the finishes vary a lot. Some have been fully updated with granite counters, new flooring, new roofs, and refreshed HVAC, while others are more original and priced accordingly. You will also find some genuinely fun backyards out here, from private pools and waterfalls to gazebos, sunrooms, fish ponds, and covered patios built for the long St. George evenings. The mature landscaping and shade trees are something the newer neighborhoods simply cannot offer yet.
Recent Sales and Pricing
Here is what has actually closed in Cotton Acres recently. Sales ran from $395,000 up to $659,000, with the smaller updated homes landing in the high $300s to mid $400s and the larger homes with pools, bonus rooms, or extra square footage reaching into the $500s and $600s. For a no-HOA neighborhood this close to shopping, schools, and the freeway, that is a strong value.
Days on market told the same story you would expect. Updated, well-priced homes moved in a matter of days, while a couple of the higher-priced or more dated homes took longer. That gap is exactly why getting the price and the comps right is worth doing carefully here.
The Location
Cotton Acres sits in one of the more convenient corners of St. George. You are minutes from Red Cliffs Mall, Dinosaur Crossing, and a Costco that is about five minutes away, with restaurants, medical, and everyday shopping all close by. There is a city park right in the neighborhood off 2450 East, and Red Cliffs Parkway and Riverside Drive give you quick access to the rest of town and I-15. A few of the homes back up to open ground or sit high enough to catch Pine Valley Mountain views.
Schools
Cotton Acres is served by Panorama Elementary, Pine View Intermediate, Pine View Middle School, and Pine View High School, all part of the Pine View feeder on this side of town. You can learn more about local schools on my St. George schools page, and I am happy to confirm the current boundary for a specific address since zones do shift over time.
Cotton Acres FAQs
Does Cotton Acres have an HOA?
No. Recent sales across the neighborhood have shown zero HOA dues, which is a big reason Cotton Acres draws buyers who want RV parking, room to build, and no monthly fee.
How much do homes in Cotton Acres cost?
Recent closings ran from about $395,000 to $659,000. Smaller updated homes land in the high $300s to mid $400s, while larger homes with pools or bonus space reach into the $500s and $600s.
Can I park an RV here?
Often, yes. With no HOA and lot sizes around a fifth of an acre, many Cotton Acres homes already have RV pads or room to add parking for trailers, boats, and ATVs.
How old are the homes?
Most were built from the late 1980s into the early 2000s. Condition varies, with some fully remodeled and others closer to original, so it pays to look at each home on its own.
Where is Cotton Acres?
It is on the northeast side of St. George off Red Cliffs Parkway, near Red Cliffs Mall, Dinosaur Crossing, Costco, and the 2450 East city park, in the Pine View school area.
Ready to Look at Cotton Acres?
Cotton Acres is one of the better-value no-HOA neighborhoods in central St. George, with the yards, RV room, and freedom that are tough to find at this price. I know the neighborhood, I track what sells here, and I will tell you honestly whether a home is priced right for its condition and lot.
Browse the current listings at the top of this page, compare against other St. George no-HOA homes and homes with a pool, or look at the wider St. George market. When you are ready to talk specifics, call or text me at 435-200-5508, email lanceclifford@gmail.com, or Contact Lance Clifford. Same-day reply.
If financing is part of the plan, my preferred local lender Tyler Slesk can get you pre-approved fast so you are ready to move the moment the right Cotton Acres home comes up.