Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    Black Gulch High Pt, Unit 204 St George, UT 84770

    Sponsored
    For Sale
    $340,000

    LAND - St George, UT

    Property size:
    22,215 SF
    Lot size:
    0.51 Acres
    Days on Market:
    5
    Last Refresh:
    Feb 28 at 7:06 pm

    Property Features for Black Gulch High Pt

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    SG-LHP-2-204
    Size
    22,215 SF
    Lot size
    0.51 Acres

    We can help!

    Listing Contact
    MELISSA K PETTINGILL

    LEDGES REALTY LLC (435) 634-4616

    Listing agent MELISSA K PETTINGILL

    Listing date Feb 24, 2026

    MLS# 25-263938 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.

    Learn more

    Overview

    St George Land For Sale

    This 0.51-acre lot is located in the High Point subdivision at the Ledges of St. George. The property offers views of Snow Canyon, Fish Rock, and the Ledges Golf Course. The lot, encompassing 22215 square feet, is suitable for constructing a custom home. The location provides access to outdoor activities amidst a red rock landscape.
    Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Map

    City
    St George
    County
    Washington
    State
    Utah
    Longitude
    -113.609608
    Latitude
    37.192355

    Nearby Similar for Sale

    • New
      $1,750,000
      3,000 SF

      St George Commercial Property

      Commercial property for sale in St George, Utah.
      28 E Tabernacle St, St George, UT 84770
      View Details
    • New
      $90,000
      151,023 SF

      Turnkey Salon in Downtown St. George

      Fully equipped 13-station salon with seller financing available.
      69 Saint George Blvd, St George, UT 84770
      View Details
    • New
      Contact for pricing
      768,834 SF

      Retail Land in St George, UT

      Land with national retailers, Starbucks and Cafe Rio.
      Horseshoe Pioneer Rd, St George, UT 84790
      View Details
    • New
      $3,790,000
      Pending

      St George Medical Office Building

      Fully leased medical/surgical office building for sale.
      368 E Riverside Dr, St George, UT 84790
      View Details
    • New
      $79,000
      Pending

      Established Coffee Shop Business

      Thriving coffee shop business for sale in St. George, Utah.
      4058 S River Rd, St George, UT 84790
      View Details
    • New
      Contact for pricing
      516,186 SF

      Mixed-Use Development Opportunity in St George

      New mixed-use retail and office development in high-growth corridor.
      4375 S Pioneer Rd, St George, UT 84790
      View Details
    • New
      $8,500,000
      43,000 SF

      St George Manufacturing Building

      43,000 SF manufacturing building on 3.32 acres.
      3301 Deseret Dr, St George, UT 84790
      View Details
    • New
      $419,000
      Pending

      Remodeled Duplex in Red Cliffs

      Income-generating duplex in desirable Red Cliffs area with immediate rental income.
      646 N 2000 E, St George, UT 84790
      View Details
    • New
      $550,000
      1,994 SF

      Downtown St George Duplex

      Turnkey duplex in prime location with strong rental history.
      464 E 700 S, St George, UT 84770
      View Details
    • New
      $199,000
      Pending

      Historic Jailhouse in Downtown St. George

      Iconic historic property with high foot traffic and development potential.
      2 W Street George Blvd, St George, UT 84770
      View Details
    • New
      $499,900
      47,598 SF

      Land in St George, UT

      Land available for sale in St George, Utah.
      2206 E 2800 S, St George, UT 84790
      View Details
    • New
      $650,000
      37,602 SF

      St George Land For Sale

      Land available in St George, Utah, with 37602 SF.
      Woodhaven Est, St George, UT 84790
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - 0.51 acre lot in High Point subdivision, St George, UT.
    Where is this residential land & home lot located?
    The property is located at Black Gulch High Pt, Unit 204 St George, UT.
    What is the asking price?
    The asking price for this property is $340,000.
    What are key features of this property?
    This property features: - Stunning views of Snow Canyon, Fish Rock, and the Ledges Golf Course.; - Prime .51 acre lot.; - Located in the High Point subdivision at the Ledges of St. George.
    (435) 634-4616
    Request Owner's contact information
    Black Gulch High Pt, Unit 204 St George, UT 84770
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Black Gulch High Pt, Unit 204
    St George, UT 84770
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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.

    More about this property
    Black Gulch High Pt, Unit 204 St George, UT 84770
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    MELISSA K PETTINGILL
    (435) 634-4616 (623) 293-1827
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!