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    Exclusive Gated Community Land Title is generated by Realmo AI

    463 E Red Desert Trail, Ivins, UT 84738

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    Claim this Listing
    Pending
    $1,089,000

    LAND - Ivins, UT

    Property size:
    23,958 SF
    Lot size:
    0.55 Acres
    Added:
    Mar 12, 2026
    Days on Market:
    80
    Last Refresh:
    May 30 at 6:06 am

    Property Features for 463 E Red Desert Trail

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Pending
    APN
    I-RED-5-7
    Size
    23,958 SF
    Lot size
    0.55 Acres

    We can help!

    Listing Contact
    Julie A Millett

    Listing agent Julie A Millett

    Listing office EXP REALTY LLC (So Utah) 20 N Main Street #301 EXP Realty Southern Utah, UT

    Listing date Mar 12, 2026

    MLS# 26-270153 Listing URL

    Copyright © 2026 Washington County Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Exclusive gated community on 10 acres bordering the Red Cliffs Desert Reserve.
    • Unmatched views of Red Mountain and surrounding areas (Arizona, Nevada, Utah).
    • Prime location next to Snow Canyon State Park and Red Cliffs National Conservation Area.
    • Opportunity to build a custom home with integrated views.
    • Privacy and security features: gated entrance and sandstone privacy walls.
    • Water Impact Fee has been paid for 3/4".

    Overview

    This 0.55-acre land is located in Red Desert, an exclusive gated community spanning 10 acres. The community is situated next to the Red Cliffs Desert Reserve, Snow Canyon State Park, and the Red Cliffs National Conservation Area. The location allows residents to integrate surrounding views into their interior designs. Red Desert is nestled along the sculpted formations of the Palisades Cliffs within the Red Mountain/Snow Canyon Corridor, offering views that stretch across Arizona to the south, Nevada to the west, and Utah in the foreground. Its northern boundary directly adjoins the Red Cliffs Desert Reserve. Residents can bring their own builder to create a custom home in this sanctuary with views of the red mountains. Any access within the Reserve including hiking, biking, or horseback riding is strictly prohibited and is restricted to the Reserve's designated "Toe Trail" located several hundred feet north of Red Desert. In addition to the privacy and security provided by the Entrance Gate, sandstone colored privacy walls exist along the south, east and west property boundaries of the Development. The minimal fencing along the Reserve to the north allows for views of Red Mountain. The Water Impact Fee has been paid for 3/4".
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Building Supply Auto Repair Shop Skin Care Clinic Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ivins
    County
    Washington
    State
    Utah
    Longitude
    -113.66908
    Latitude
    37.175564

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    FAQs

    What type of property is this?
    Residential land & home lot - Land in gated community with majestic red mountain views.
    Where is this residential land & home lot located?
    The property is located at 463 E Red Desert Trail Ivins, UT.
    What is the asking price?
    The asking price for this property is $1,089,000.
    What are key features of this property?
    This property features: Exclusive gated community on 10 acres bordering the Red Cliffs Desert Reserve.; Unmatched views of Red Mountain and surrounding areas (Arizona, Nevada, Utah).; Prime location next to Snow Canyon State Park and Red Cliffs National Conservation Area.
    (435) 705-3298
    We can help!
    Listing Contact
    Julie A Millett
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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