Sienna Hills
in Washington, Utah,
priced by sub-community.
Ten sub-communities under one master plan. STR-zoned resort pockets, owner-occupied garden homes, and detached single-family all in the same neighborhood. Here is the listing read that actually separates them.
A planned community,
not a single subdivision.
Sienna Hills is a 740-acre master-planned community on the south side of Interstate 15 in Washington, Utah, accessed off Washington Parkway at Milepost 13 and East Telegraph. It has been building out since the late 1990s with a mix of residential, commercial, parks, and open space. The original engineering plan called for over 5 million square feet of commercial and nearly 14 million square feet of residential plus mixed-use, which is why driving through it today feels less like a subdivision and more like its own small town inside Washington City.
The thing that matters for a seller, a buyer, and any honest market read is that Sienna Hills is not one thing. It is an umbrella over roughly ten different sub-communities, each with its own builder mix, product type, HOA structure, and short-term rental status. The Casitas at Sienna Hills, Escondido at Sienna Hills, Paseos at Sienna Hills, and Sendera at Sienna Hills are resort-style, STR-zoned, and built primarily for vacation rental performance with lazy rivers, waterslides, and pickleball. Copper Leaf, Sienna Heights, Sienna Heights Garden Homes, Villas at Sienna Hills, Ladera, and Arroyo are primary-residence and long-term rental product, with quieter streets, single-level rambler floor plans, and a different buyer pool entirely.
The location anchors a lot of the demand. You are five minutes from Red Cliffs Mall, ten minutes from Sand Hollow State Park and Quail Creek, twenty minutes from Tuacahn, and forty-five minutes from Zion National Park. Coral Canyon Golf, Green Spring Golf, and Sand Hollow Golf are all inside a short drive. That mix of freeway access, recreation, retail, and red rock scenery is the reason the master plan has held up across two decades and a couple of market cycles.
The ten sub-communities,
and what each one actually is.
Pricing your home off the average Sienna Hills sold price is a mistake. The product is too different. Here is the honest map of what lives under the umbrella.
The Casitas at Sienna Hills
Ivory Homes · Spanish style
Spanish-architecture casitas built for nightly rental. Community pool and hot tub. Among the longest-established STR pockets in Sienna Hills and a core product for the Southern Utah short-term rental market.
Paseos at Sienna Hills
Ivory Homes · Resort amenity
Resort-style pool complex with a lazy river, pickleball courts, and a clubhouse. Built specifically as a vacation-rental investment product. Highest amenity density in Sienna Hills, with HOA dues to match.
Escondido at Sienna Hills
Resort amenity · Red Cliffs backdrop
Pool, waterslide, lazy river, pickleball. Backs Red Cliffs National Conservation Area, which gives the listings genuine view-lot premiums. Three- to five-bedroom plans built for group nightly rental.
Sendera at Sienna Hills
Ivory Homes · Townhomes and twin homes
Newer STR-eligible townhomes and twin homes with pool and hot tub amenities. Lower entry price than detached STR product, which puts it on a different buyer pool than Paseos or Escondido.
Arroyo at Sienna Hills
Ence Homes, Carefree Homes · Single-level
Detached single-family. Nine floor plans starting around 1,590 square feet, ranging to roughly 2,400, all single-story rambler-style. Strong single-level and right-size appeal. Two- and three-car garage options.
Ladera at Sienna Hills
Ivory Homes · Community pool
Newer Ivory-built community with a pool, hot tub, and easy I-15 access. One of the more accessible entry points in the master plan on smaller plans, scaling up with size and finish level. Strong appeal to first-time and right-size buyers.
Villas at Sienna Hills
Townhomes · Pool, gym, clubhouse
Three- and four-bedroom townhomes around 1,843 square feet with one- or two-car garages. Clubhouse with pool, spa, and gym, next to Sienna Hills Park. Owner-occupied or long-term-rental product, not STR.
Sienna Heights
Detached single-family
Detached single-family product, generally larger lots than the townhome pockets. Established neighborhood feel with mature landscaping and a wider mix of floor plan sizes than the newer phases.
Sienna Heights Garden Homes
Low-maintenance · HOA-yard
Low-maintenance garden homes with HOA-managed yard care. Centrally located steps from Sienna Hills Park, Virgin River Trail access, and the Grapevine and Church Rock trailheads. Strong right-size buyer fit.
Copper Leaf
Owner-occupied · No nightly rentals
Owner-occupied pocket. Quieter streets, owner-occupied, no nightly rentals. One of the more affordable entry points for a Sienna Hills primary residence.
Always verify short-term rental status at the parcel level with Washington City before relying on it. Approved-subdivision lists and HOA enforcement both change, and a misread on STR eligibility is the single most expensive pricing mistake in this neighborhood.
The city sets the frame,
your home sets the price.
These are the citywide Washington single-family numbers I brief every seller with before we talk strategy. Washington is a busy, healthy market: the median has held steady, sales volume is up sharply, and homes are still closing at 98 percent of list. The one real shift is pace, days on market have lengthened considerably from an unusually fast prior year, so this is a strong market that has normalized rather than cooled. What these figures cannot tell you is what your specific home is worth, because a citywide median hides the differences in lot, finish, and location that decide your number. That gap is exactly why a personalized Sienna Hills valuation matters more here than any headline median.
Citywide single-family figures, year over year. A holding median with strong volume and a normalized pace signals a healthy market that is no longer frantic. Use it as backdrop for your home, not as a per-square-foot price.
Based on information from the Washington County Board of REALTORS® Multiple Listing Service for the period May 1, 2025 through May 1, 2026. Figures reflect citywide single-family residential activity for Washington and are not specific to Sienna Hills. Information deemed reliable but not guaranteed.
If you are thinking
about listing in Sienna Hills.
Two homes that sit on the same street can be a wide margin apart in price because one is STR-approved and the other is not. The biggest pricing job in this neighborhood is sorting which buyer pool actually competes for your home, then marketing to that pool specifically. Generic listing copy and a national-database price tile will leave money on the table here every time.
In Sienna Hills, sub-community status is the price. STR eligibility, amenity tier, and HOA structure are the three variables that move the number more than square footage ever will.
STR eligibility is the headline.
If your home is in Casitas, Paseos, Escondido, or Sendera, your listing description, photo set, and price point have to lead with rental performance. Trailing 12 months of gross rents, occupancy, and average nightly rate belong in the marketing kit. A non-STR home does not get this treatment and trying to price one as if it does will sit it on the market.
Amenity tier matters in writing.
A Paseos home with lazy river and waterslide adjacency is not the same listing as a Ladera home with a community pool. Out-of-area agents collapse these into one number and lose the premium. Sub-community amenities need to be itemized in MLS remarks, the marketing flyer, and the pricing memo to the buyer agent.
Pick the right comp set.
An Arroyo single-level rambler should be comped against Arroyo and similar Coral Canyon detached product, not against Villas townhomes that happen to share the master plan. Splitting the comp set by sub-community is non-negotiable in Sienna Hills. I do it on day one and it shows up in the pricing memo, the listing description, and the showing strategy.
What buyer inspections flag in Sienna Hills.
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AStucco hairline cracking on older phases.
Sun exposure and thermal swing across two decades of build-out means Sienna Heights and older Casitas product often shows hairline stucco on south and west elevations. Buyer inspectors call it every time. A pre-list patch and color-match repaint is high return.
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BHVAC sizing and aging condensers.
Homes from the 2005 to 2012 build wave are commonly past the typical 12 to 15 year condenser cycle. Buyer financing on FHA and VA frequently pushes for confirmation that the system is functional. A pre-list service record and refrigerant top-off saves contract drama.
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CHOA disclosure and STR documentation.
Sienna Hills carries a master assessment plus a sub-community HOA in most cases, and STR-eligible homes need clean nightly rental documentation. A messy HOA disclosure packet or missing Washington City STR license history kills more buyer confidence here than any inspection item.
What you actually get
living inside the gate-less gate.
Sienna Hills is unusually well positioned. Five-minute drives in every direction hit state parks, golf, freeway, and groceries. That utility is what keeps the master plan absorbing demand year after year.
Sand Hollow & Quail Creek State Parks
Sand Hollow is roughly 10 minutes east via Washington Parkway and Quail Creek is closer to 7. Boating, paddleboard, fishing, and the Sand Mountain OHV system are right there. This is the single biggest lifestyle pull on every STR listing in Sienna Hills.
Three Courses Inside 10 Minutes
Coral Canyon Golf Course is up Telegraph, Green Spring Golf is just across I-15, and Sand Hollow Golf is roughly 10 minutes east. That golf triangle is uncommon for any single Southern Utah neighborhood and lifts second-home demand specifically.
Red Cliffs & the Virgin River Trail
Red Cliffs National Conservation Area trailheads are minutes away, and the Virgin River Trail picks up from the back of the Sienna Heights Garden Homes pocket. The Grapevine and Church Rock trails are inside a short bike ride for the red rock singletrack crowd.
Red Cliffs Mall Corridor
Red Cliffs Mall, Walmart Supercenter, and the Washington restaurant corridor are 5 to 7 minutes west on Telegraph. St. Helen’s Restaurant, Benja’s Thai Garden, Cafe Sabor, and Royal Thai are local staples cited in nearly every Sienna Hills relocation guide.
Sienna Hills Park & Splash Pad
Sienna Hills Park sits in the center of the master plan with playground equipment, sports fields, paved trails, and a city splash pad. Within walking distance of Sienna Heights Garden Homes, Villas, and several Ivory phases.
Washington County School District
Most homes feed Coral Canyon Elementary, Pine View Middle, and Pine View High. Some pockets are zoned to Arrowhead Elementary, Fossil Ridge Middle, or Crimson Cliffs schools. Verify the assigned schools at the parcel level before relying on it for a sale.
Browse every active Sienna Hills listing on MovingUtah.com.
All ten sub-communities, filtered by STR status, sub-community, and price band. The full Washington County MLS feed lives there.
Who actually buys
in Sienna Hills.
Four distinct buyer pools, almost never the same person. Knowing which pool your home appeals to is the work that sets the price.
STR Investor
Buying in Casitas, Paseos, Escondido, or Sendera specifically for nightly rental cash flow. Wants 12-month trailing rent rolls, the Washington City STR license history, and proof of HOA compliance. Often cash or large down. Price sensitivity hinges on cap rate, not square footage.
Out-of-State Right-Sizer
Often from California, Nevada, or the Pacific Northwest. Targets Arroyo, Ladera, or Sienna Heights Garden Homes for single-level living, HOA-managed yards, and quick access to golf and Sand Hollow. Climate, low maintenance, and proximity to St. George Regional Hospital are the deciders.
Local Move-Up Buyer
Trading up from an older Washington City or St. George starter home. Looks at Sienna Heights, Arroyo, or Villas for newer construction inside Washington County School District. Equity timing matters because the sale and purchase have to actually close in sequence.
Second-Home Owner
Salt Lake, Wasatch Front, or Las Vegas buyer wanting a Southern Utah base they use 3 to 5 months a year, often a lock-and-leave villa or garden home. Light on STR interest, heavy on amenity access, proximity to Sand Hollow, and walkability to the community park.
Curious what your home in Sienna Hills would sell for in this market?
Sienna Hills is too sub-community-specific to value from a national-database guess. The questionnaire takes about 4 minutes and combines real Washington County MLS data with on-the-ground knowledge of which pocket you are in, whether your home is STR-eligible, what your amenity tier is, and what your specific floor plan actually competes against. I read every submission personally, pull comps split by sub-community, and send back a written pricing band, usually within one business day.
No obligation, no marketing list. Just an honest number.
Or call Scott directly at (435) 357-4345
Related pages for sellers and buyers in Washington.
See the wider picture across every Washington neighborhood and the latest Washington market report.
Sell my home in Washington
Full listing playbook, marketing system, and city-level market read.
What is my Washington home worth?
Hyperlocal home valuation tool with Washington County MLS data and sub-community detail.
Coral Canyon
Across-the-freeway golf community. Different buyer pool, different STR rules, different price band.
Stucki Farms (The Preserve at Alaia)
Newer Washington City master-plan with surf club adjacency. Higher price point, different product mix.
Sienna Hills FAQ.
What is Sienna Hills in Washington, Utah?
Sienna Hills is a roughly 740-acre master-planned community in Washington, Utah, just south of Interstate 15 off Washington Parkway and East Telegraph at the Milepost 13 exit. It dates to 1999 and is built out as a mix of single-family homes, garden homes, villas, townhomes, and STR-zoned resort-style casitas.
It is not a single subdivision. Sienna Hills is an umbrella over multiple sub-communities, including Copper Leaf, Sienna Heights, Sienna Heights Garden Homes, Villas at Sienna Hills, The Casitas, Arroyo, Escondido, Ladera, Paseos, and Sendera. HOA fees run low on the older pockets and higher in the amenity-heavy resort sub-communities.
Can I run a short-term rental in Sienna Hills?
Only in specific sub-communities. Washington City restricts short-term rentals to approved subdivisions, and within Sienna Hills the STR-approved pockets are primarily The Casitas at Sienna Hills, Escondido at Sienna Hills, Paseos at Sienna Hills, and Sendera at Sienna Hills.
Owner-occupied or long-term sub-communities such as Copper Leaf, Villas at Sienna Hills, Sienna Heights Garden Homes, and Arroyo are not STR-zoned. Always verify STR eligibility at the parcel level with Washington City before buying or pricing a listing on STR cash flow. The dollar impact between an STR-zoned home and a non-STR home in Sienna Hills can be very significant, often well into six figures.
What do homes sell for in Sienna Hills?
Sienna Hills pricing spans an unusually wide range for a single master plan because the product types are so different, from entry villa and townhome units at the accessible end through garden homes and twin homes in the middle.
Detached single-family in Arroyo and Sienna Heights occupy the middle tier, while resort-style STR-zoned homes in Paseos, Escondido, and Sendera anchor the top depending on size, pool, and rental performance. Your specific sub-community, STR status, and amenity access drive the price more than square footage alone.
Does Sienna Hills have an HOA?
Yes, but it is layered. There is a Sienna Hills master assessment and most sub-communities also have their own HOA on top, with dues varying significantly; confirm the current amounts in the HOA disclosures. Older single-family pockets often run on the low end of Washington County dues for the master.
Resort-style sub-communities like Paseos, Escondido, and Sendera carry higher monthly dues because of the pool, lazy river, pickleball, and clubhouse amenities. Before listing, the exact HOA structure should be disclosed clearly because amenity-rich dues affect buyer affordability calculations and DTI on financed offers.
Is now a good time to sell in Sienna Hills?
Sienna Hills sells well when the home is priced and marketed for the right buyer pool. STR-zoned product targets investors with rental cash flow math. Garden homes and single-level Arroyo product target right-sizers and single-level buyers. Townhomes target second-home owners and local first-time buyers.
The Washington County market sees year-round demand because of the climate, the recreation access, and continuing in-migration, but Sienna Hills specifically rewards listings that lead with sub-community-level positioning. Generic listings get priced to the average and leave money on the table on both sides of the band.
What schools serve Sienna Hills?
Sienna Hills is part of Washington County School District. Most homes feed Coral Canyon Elementary, Pine View Middle, and Pine View High. Depending on the sub-community and current district boundary maps, some pockets are zoned to Arrowhead Elementary, Fossil Ridge Middle, or the newer Crimson Cliffs Middle and Crimson Cliffs High.
Boundaries shift periodically, so any school-zone claim should be verified directly with Washington County School District before relying on it for a sale.
Can you sell my Sienna Hills home and finance my next one?
Yes. I am dual-licensed, so I can be your listing agent on the home you are selling, and the mortgage lender on the home you are buying.
One important guardrail. I am never both the agent and the lender on the same transaction. On your Sienna Hills sale, I am your listing agent. On your purchase, the buy-side agent is a trusted Southern Utah partner I refer in, and I handle the mortgage. One person quarterbacks the entire move so the sale closing and the purchase closing actually line up, which is the part most sellers underestimate. You are always free to choose your own agent and lender; using my referral or my services is never required, and I am compensated for whichever role I hold.
Let’s talk about
your Sienna Hills home.
Start with a home valuation. No pressure, no signup wall, no marketing list. Just an honest pricing band for your specific home, in your specific Sienna Hills sub-community.