Cotton Manor Condos for Sale in St. George, Utah

Cotton Manor is a gated-feel, low-maintenance community in central St. George, tucked off 2450 East along Plantation Lane near Red Cliffs Mall. The newest listings are featured at the top of the page. This is the kind of place people buy when they want the location and the amenities without the yard work, with a community pool, pickleball, and tennis courts, plus mature landscaping the HOA keeps up for you.

One thing worth knowing up front: you will see homes here listed as both Cotton Manor and Cotton Manor Condos, but it is all one community under the same HOA at the same address. What changes is the home itself. The original 1987 condos and townhomes are smaller and more affordable, while a newer set of attached homes built in the early-to-mid 2000s come with two-car garages and more square footage. I can help you sort out which fits what you are after.

Homes for Sale in Cotton Manor

The newest Cotton Manor listings are featured at the top of the page. This is a tightly held community, and the listing remarks say it plainly: units here do not come up often. When a well-priced one does, it tends to go quickly, with several recent sales closing in a week or two. To hear about new listings the day they hit, reach out and I will set you up on an alert.

You can also run your own search with Advanced Search or browse the wider St. George condos and townhomes market to compare other low-maintenance options around town.

The Range of Homes

Cotton Manor gives you more variety than most condo communities, which is part of why it works for so many different buyers. On the affordable end are the original 1987 condos and townhomes, roughly 900 to 1,200 square feet, mostly single-level with a one-car garage or carport. These have been popular with first-time buyers, second-home owners, and investors, and several have been updated with granite, luxury plank flooring, and newer HVAC.

On the other end are the newer homes built between 2001 and 2006. These live more like a single-family home, with 1,400 to 1,600 square feet, two-car attached garages, and private patios, while still sitting inside the same low-maintenance community. For the lock-and-leave lifestyle without giving up a real garage, this is the part of Cotton Manor to look at.

Recent Sales and Pricing

Here is what has actually been trading in Cotton Manor. Recent sales and pending deals ran from $225,000 for a smaller original condo up to about $406,000 for a newer three-bedroom home with a two-car garage. The original condos and townhomes have been landing in the $225,000 to $305,000 range, while the newer garage homes have been closing in the $350,000s to low $400,000s.

For a community this central, with this many amenities and almost no exterior upkeep, that is a strong value, and it is a big reason Cotton Manor draws people looking for an easy primary home, a winter place, or a solid St. George investment.

HOA and Amenities

The amenities are a real selling point here. Residents get a community pool, pickleball courts, tennis courts, and grounds the HOA keeps up year round. Here is the part most people do not realize until they dig in: the dues are not the same across the community, and they run opposite to what you might expect. The smaller original condos carry higher dues, recently in the $270 to $300 range, because the HOA covers more on those units, including exterior building maintenance, lawn care, and water. The newer garage homes carry lower dues, recently around $120 to $150, because the HOA covers less and the owner handles more.

That difference changes the real monthly cost of ownership quite a bit, so it is worth understanding before you fall for a specific unit. I will pull the current dues, exactly what they include, and any rental restrictions on the unit you are considering, since some homes here have limits on leasing that you will want to know about up front.

The Location

Cotton Manor sits in one of the most convenient parts of St. George. You are minutes from Red Cliffs Mall, Smith's, theaters, Costco, and Utah Tech University, with restaurants and everyday shopping all close by, and I-15 exit 8 is a short drive for getting around the region. Parks, walking paths, and biking trails are nearby too, so even without a big yard you are close to the outdoor side of St. George. This is the same established corner of town as neighboring Cotton Acres, so if you are weighing condo living against a no-HOA home with a yard, it is easy to compare both in one trip.

Schools

Cotton Manor is served by Panorama Elementary, Pine View Intermediate, Pine View Middle School, and Pine View High School. You can read more about local schools on my St. George schools page, and I can confirm the current boundary for a specific unit since zones do change over time.

Ready to Look at Cotton Manor?

Cotton Manor is one of the easier ways into central St. George, whether you want a low-maintenance first home, a winter place to lock and leave, or an investment in a convenient location. I know the community, I track what sells here, and I will give you a straight answer on whether a specific unit is priced right once you factor in the dues and what they cover.

Browse the current listings at the top of this page, compare other St. George condos and townhomes, or look at the wider St. George market. When you are ready to talk specifics, call 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 Manor unit comes up.