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The Fairways at The Ledges is the dedicated short-term rental section within The Ledges of St. George, designed from the ground up for nightly rental ownership. Almost every home in Fairways carries STR approval, the architecture reflects the rental use (every bedroom is typically ensuite with its own private bath), and the section has its own gated amenity center with a pool, hot tub, pickleball courts, fitness center, and event clubhouse separate from the main Ledges Golf Club facilities.
For investors and second-home buyers looking for a turnkey STR product in St. George that does not require navigating gray-area zoning or fighting an HOA for rental approval, Fairways is one of the cleanest options in the market. The community was designed and zoned for nightly rental use, the builder packages are set up for it, and the amenity package is genuinely competitive against any other STR community in Southern Utah.
Buying or Selling at Fairways at The Ledges? Current listings are featured at the top of this page. Active inventory has been running from the mid $700,000s for original-phase Shinnecock builds up to roughly $2M for newer parade homes with basements and on-course frontage.
Contact Lance Clifford or call 435-200-5508.
Fairways was built in two distinct waves, and the phase makes a meaningful difference to price, finish level, and what you actually get for the money. Buyers comparing listings need to understand which phase they are looking at before pricing comparisons make sense.
The first phase, with most addresses on Shinnecock Drive. Single-level patio-style homes typically 2,500 to 2,512 square feet, three bedrooms, with attached or detached casitas in some plans. Pricing here has been running $725,000 to $750,000 for standard product, with the 2023 parade home at 1491 Shinnecock as the outlier at $2M because of its 4,756 square foot size, walkout basement, on-course position on the 1st hole, and full furniture package.
Best for: Investors who want into Fairways at the lower price point, or buyers who prefer the more established phase with mature landscaping.
The newer and currently active phase, with addresses on Doonbeg Drive and Doonbeg Court. Mostly JMI semi-custom and custom homes ranging from 2,593 to 3,016 square feet, three to four bedrooms with ensuite bathrooms throughout, three-car garages, and the most current finishes. Pricing has been running $1.02M to $1.23M for standard product, with the higher-end builds reaching $1.18M furnished turnkey.
Best for: Investors who want brand-new construction with builder warranty and turnkey furnishing options, or buyers who want the most current product.
This is the key thing to understand about Fairways. The homes are not standard single-family floor plans that happen to allow rental. They were designed specifically for nightly rental use, and the design choices show it.
Every bedroom in most plans has its own ensuite bathroom. That detail is intentional for STR because groups renting a vacation home want privacy between rooms. A four-bedroom Fairways East home commonly has four full bathrooms (one per bedroom) plus a half bath off the main living area. Compare that to a typical four-bedroom family home with two and a half baths and the rental appeal becomes obvious. Higher nightly rates, more guest comfort, easier to host multiple couples or families.
The layouts are also designed for entertaining rather than daily family use. Open kitchen and great room configurations, large covered patios, built-in barbecues on many plans, putting greens in a few of the newer builds, and golf course views from the rear-facing units. Almost every home is single-level with a flat or low-slope roof, which is the standard Ledges architectural style.
Construction quality is also worth knowing about. Ledges Realty (the developer's in-house brokerage and builder) handles most new construction in Fairways East, with JMI as the primary custom and semi-custom builder. The finish level is consistent with the price point, the construction is on-spec for STR use, and the builder reputation in this section has been generally solid based on the recent sales activity.
One of the reasons Fairways works as an STR product is that the section has its own dedicated amenity package, separate from the main Ledges Golf Club. Guests staying in a Fairways rental do not need to drive across the community to access amenities. Everything is inside the Fairways gate.
For guests who want to play the actual Ledges Golf Club course, it is a short drive within the community to the clubhouse and Fish Rock Grille. The course is public, so no membership or guest fees beyond standard green fees.
Monthly HOA dues: $255 per month, which covers full yard maintenance, common area maintenance, the gated entry, the pool and hot tub, the fitness center, the event center, the pickleball courts, and the putting green.
Change-of-Ownership Transfer Fee: $4,700 to $4,750 flat at closing on every transaction. Unlike Las Palmas which charges 0.5% of sale price, Fairways charges a flat dollar amount. On a $725,000 Shinnecock unit that works out to about 0.65%. On a $1.2M Doonbeg build it works out to about 0.4%. The math favors the higher-priced builds slightly on this line item.
What is NOT included: Interior utilities (electric, gas, water consumption inside the unit), property management fees if you choose to use one, cleaning costs between guests, furnishings replacement, and STR licensing fees with St. George city.
The $255 HOA dues are reasonable for what they cover. Full yard maintenance alone would run $150 to $200 per month if you hired it out, and the amenity package would be another $50 to $100 in equivalent gym and pool access. The transfer fee at closing is the line item that surprises some buyers, so it is worth knowing about going in.
The recent sales data is consistent with what we see across St. George STR product. Turnkey, fully furnished, well-photographed homes with documented rental performance move quickly. Builder spec homes with strong design choices and competitive pricing also move quickly.
Looking at recent closings, 1043 W Doonbeg sold full price at $1,233,310 in two days. That was a JMI semi-custom build with strong layout and good finishes. By contrast, 1035 W Doonbeg listed at $1,121,686 and closed at $1,022,686, a roughly 9% reduction over 14 days. Both were new construction in the same phase. The difference came down to specific lot, layout choices, and probably the timing of the listing.
The lesson for buyers is to look at builder track record and specific lot position carefully because the spread on the same floor plan can be significant. The lesson for sellers is that realistic day-one pricing beats chasing the market down, and turnkey furniture packages are worth the investment because the buyer pool is overwhelmingly investors who want to start renting immediately.
Fairways homes generally perform well as nightly rentals because of the combined draw of The Ledges Golf Club, Snow Canyon State Park, the elevated cooler climate, and the in-section amenity package. The specific income number on any individual home depends on size, finishes, furnishing, photography, listing optimization, and management approach.
What to verify before any purchase with rental intent:
STR rules can change. St. George city has tightened its short-term rental framework over the past several years. Fairways is currently zoned and HOA-approved for nightly rental, but city policy could shift. Buyers should not assume current STR status is permanent and should price the investment with some allowance for regulatory risk. A real estate attorney or experienced agent can help model what happens if STR rules change at the city level.
Fairways is one of three named sub-sections within The Ledges that are worth comparing directly. Each has a different buyer profile.
Buyers who are sure they want an STR purchase usually focus on Fairways first because the rental approval and architecture are most aligned with the use case. Buyers who are still deciding between rental, second home, and primary residence usually look at all three sections.
Fairways sits in the eastern portion of The Ledges, accessed via Highway 18 and the main Ledges Parkway. The location is one of the genuine draws for short-term rental performance.
The Ledges Golf Club clubhouse and the Matt Dye-designed championship course are a short drive within the community. Snow Canyon State Park is directly adjacent to the western edge of The Ledges, with hiking, biking, and photography terrain that draws visitors year-round. Central St. George is 15 to 20 minutes via Highway 18 for dining, shopping, medical care, and the St. George Regional Airport. Zion National Park's western gateway at Springdale is about an hour. Las Vegas Harry Reid International is about two hours.
The elevation also plays a role. Fairways sits at roughly 3,100 feet above sea level, about 400 feet above the St. George valley floor, which translates to five to eight degrees of cooler summer temperatures. For guests booking summer stays, that elevation advantage genuinely improves the experience and supports nightly rates relative to lower-elevation rentals.
Almost all homes in Fairways and Fairways East carry STR approval, which is the entire reason the section exists. That said, the actual STR license at the city level needs to be current and transferable on any specific home. Verify the license status during due diligence rather than assuming the section-wide approval automatically transfers.
Self-management is permitted in Fairways. You can list on Airbnb, VRBO, or any other platform, set your own rates, and hire your own cleaners. You can also use a property management company if you prefer to be hands-off. Both options are open.
Well-managed, professionally photographed, properly furnished Fairways homes typically run 65 to 80 percent occupancy on a trailing twelve-month basis. Stronger seasons are spring and fall when St. George weather is ideal for golf and outdoor recreation. Summer is softer due to heat. Documented rental history from a specific home is the best forecast for what it will do going forward.
JMI is the primary custom and semi-custom builder, with Ledges Realty (the in-house brokerage of the community developer) handling most of the listings and project management. The builder quality has been generally strong based on recent sales activity, with consistent finish levels and competitive design choices.
$4,700 to $4,750 flat, paid at every change of ownership. This is in addition to standard closing costs and is worth modeling into your hold-period and exit numbers. On lower-priced Shinnecock units the flat fee works out to about 0.65% of sale price. On the higher-priced Doonbeg builds it works out to about 0.4%.
Yes, residential use is allowed. That said, the section is designed and operated as a vacation rental community, so daily life as a full-time owner involves regular guest turnover in surrounding units. Most full-time primary buyers prefer Sand Cove or one of the quieter custom sections of The Ledges.
Fairways homes can be financed conventionally because they are single-family homes rather than condotel units. That said, lenders may treat them as second homes or investment properties depending on the buyer's planned use, which affects rate and down payment. Talk to a lender experienced in STR investment property financing early in the process. Tyler Slesk can help structure this if you need a referral.
Different products at different price points. Las Palmas is condo-style at $250K to $600K with high HOA dues that cover most utilities. Fairways is single-family detached at $725K to $2M with lower HOA dues but you pay your own utilities. Fairways generally commands higher nightly rates because of the size, finishes, golf course location, and privacy. Las Palmas generally has stronger occupancy because the lower entry price and resort amenities attract a broader guest pool. Both can work as investments depending on the buyer's capital and management approach.
Ready to tour Fairways at The Ledges? Current listings are featured at the top of this page. I can put together a private showing tour focused on what drives your investment decision, whether that is the lower entry price on original-phase Shinnecock homes, the brand-new construction on Doonbeg, a specific golf course position, or a fully furnished turnkey with documented rental income.
Contact Lance Clifford or call 435-200-5508.
