Gardens South Condos | Homes for Sale in Downtown St. George, Utah

Gardens South Condos is a downtown St. George condominium community at 161 West 950 South, just off Bluff Street and within walking distance of the downtown restaurants, shops, and entertainment. The complex was built mostly in the mid-1980s, with a small wave of newer construction added in the mid-1990s, and it sits on a slight grade that gives many of the units real city and Red Mountain views.

What buyers come here for is a specific combination: a low entry price into the St. George market, a walkable downtown location, included HOA amenities, and the option to rent the unit after the first year of ownership. The unit mix runs wide. You can buy a 730-square-foot 1-bedroom for under $200,000 or a 2,400-square-foot 3-bedroom townhouse with a walkout basement and a 2-car garage in the high $200,000s. Most of what trades regularly sits in the 2-bedroom range between $185,000 and $240,000.

Important Financing Note

Gardens South at a Glance

• Location: 161 West 950 South, downtown St. George, walking distance to Bluff Street, Tabernacle Street, and the downtown core
• Property type: Condominium complex with multiple buildings and unit configurations. One section is classified as townhouse
• Build era: Predominantly 1984 to 1987, with a smaller wave of newer construction in 1995
• Unit sizes: Roughly 732 to 2,488 square feet depending on configuration
• Bedroom mix: 1-bed, 2-bed, and 3-bed units available across the complex
• Parking: Older units typically have a detached carport. Newer 1995 units and the larger townhouse-style units have attached 1- or 2-car garages
• HOA: Yes. Recent dues have run $335 to $340 per month, with a one-time $350 transfer fee on resale
• Amenities: Outdoor community pool, full exterior building maintenance, yard maintenance in most sections
• Schools: Heritage Elementary, then Dixie or Tonaquint Intermediate, then Dixie Middle and Dixie High. Discussed in more detail in the St. George schools guide
• Recent sale range: Roughly $171,000 to $300,000 depending on unit size, configuration, and view

Who Buys at Gardens South

The buyer pool here is genuinely mixed. I have worked with first-time buyers using Gardens South as their entry point into the St. George market, second-home and snowbird buyers looking for a low-maintenance downtown base, downsizers stepping out of a larger home into a walkable location, and investors building a rental portfolio in a community where rentals are allowed under specific conditions.

The character of the complex is established and quiet. Buildings are stucco with tile roofs, landscaping is mature and well-maintained, and the community has the feel of a place where people have lived for a long time. It is not a brand-new luxury condo experience. It is a practical, location-driven property where the value is in the price-to-location ratio rather than in the finishes.

What the HOA Covers

The Gardens South HOA fee runs $335 to $340 per month depending on the section, plus a one-time $350 transfer fee at closing. What you get for that depends on the building, but most units include:

• Water and sewer
• Garbage
• Internet (in many sections)
• Exterior building insurance
• Exterior building maintenance
• Roof maintenance
• Outdoor community pool access
• Yard and common area maintenance (full in most sections)
• Private road maintenance (in some sections)

For a downtown St. George condo at this price point, that amenity package is meaningful. The HOA effectively bundles utilities and exterior maintenance into the dues, which keeps your monthly carrying costs predictable. Always pull the current HOA disclosure for the specific section before writing an offer, since the exact coverage varies between buildings.

Renting at Gardens South

Rentals are allowed at Gardens South, but with restrictions that buyers and investors should understand before committing.

• Owner occupancy required first: Recent listings have referenced a one-year owner-occupancy period before a unit can be rented.
• Rental cap: The HOA has historically allowed up to 25 percent of units to be rented at any given time. If the rental cap is full when you want to rent, you go on a waiting list.
• HOA board approval: Rental status is subject to approval by the board.

For investors, the cap and the wait list are the most important factors. Verify the current rental availability with the HOA before relying on rental income to underwrite your purchase. For broader options across the local condo market, see St. George condos and townhomes.

What Homes Cost at Gardens South

The price range at Gardens South is wide because the unit mix is wide. Here is how it has broken down recently.

• 1-bedroom units (around 730 square feet): Recent listings between $170,000 and $180,000. These are the entry point for the complex and typically have detached carport parking.
• 2-bedroom units (around 925 to 1,010 square feet): Recent sales between $185,000 and $240,000 depending on updates and view. The 1995 builds at the upper end of this range have attached garages.
• 3-bedroom townhouse-style units with walkout basements (around 2,400 to 2,500 square feet): Recent sales between $270,000 and $300,000. These units have 2-car attached garages and oversized decks.

End units consistently sell for more than interior units of the same configuration because of the natural light, the views, and the privacy. Sold price per square foot for the smaller units has run between roughly $185 and $260. Sold price per square foot on the larger townhouse-style units has run lower, between $109 and $115, partly because finished basement square footage is counted in the total.

Location and Walkability

The location is the main reason buyers choose Gardens South over a comparable condo further out. You are one block off Bluff Street, a short walk from the downtown St. George core, and minutes from Tabernacle Street restaurants, the historic district, and the main retail corridor. Freeway access is straightforward through the St. George Boulevard interchange.

For a buyer who wants a low-maintenance St. George base without driving for every errand, Gardens South is one of the better-positioned condo complexes in town. It is also one of the most affordable downtown options, particularly compared to the newer mixed-use developments closer to the historic core.

For broader context on the St. George market, including which areas are trending and how downtown pricing compares to outlying neighborhoods, see the St. George market summary.

Schools

• Elementary: Heritage Elementary
• Intermediate: Dixie Intermediate or Tonaquint Intermediate depending on assignment
• Middle: Dixie Middle
• High: Dixie High

Most Gardens South buyers are not making a school-driven decision, but if you do have school-age kids, verify the current assignments with the Washington County School District. Background context is in the St. George schools guide.

What to Watch For at Gardens South

Buying a condo is different from buying a single-family home, and the diligence priorities reflect that.

• Financing status: As noted above, recent listings have indicated cash or private lending only. Confirm the current FHA, VA, and conventional warrantable approval status with the HOA before writing an offer.
• HOA financials: Pull the current HOA disclosure package, including the budget, reserve study, and any pending special assessments. Older complexes occasionally face large assessments for roof, paint, or pool work.
• Rental cap status: If renting is part of your plan, confirm the current rental cap availability with the HOA in writing.
• Unit-specific systems: HVAC, water heater, and appliances are typically the owner's responsibility. Inspect carefully and budget for replacement on older units.
• End units versus interior: End units have better light and privacy but may have additional exterior wall exposure to inspect. Interior units are quieter on the exterior but share more walls with neighbors.
• Vintage 1980s construction: Original plumbing, electrical, and windows may be near end of life. Verify what has been updated.

Selling a Unit at Gardens South

The buyer pool for Gardens South is specific. Most are cash buyers, investors, or buyers using private financing because of the financing restrictions at the complex. That narrows the pool meaningfully and changes how the listing has to be priced and positioned.

The units that sell fastest are the ones priced realistically for the financing pool, with clean updates and good photos that show the view if there is one. The units that struggle are usually priced as if the complex were FHA approved when it is not, or priced like a similar-sized condo in a complex with broader financing options. Pricing has to account for the cash buyer reality.

Gardens South Condos FAQ