Nightly rental homes for sale in St. George.
Southern Utah is one of the strongest short-term rental markets in the Mountain West — but nightly rental is only legal in specific zoned communities. I make sure you buy in one.
Short-term rental rules
In St. George, the address decides whether nightly rental is legal
Nightly rental is permitted only in subdivisions with the right city zoning and an HOA that allows short stays. Most Southern Utah housing does not qualify — which is why the communities that do hold their value.
Never take a listing's word for it. "Can be used as a nightly rental" appears in listing remarks often, and it is wrong often enough to matter. Before you go under contract I pull the city's zoning for the parcel and the HOA's current rental policy in writing.
01
City zoning or overlay
St. George, Washington City, Hurricane, Santa Clara and Ivins each handle short-term rental differently, subdivision by subdivision. We confirm with the city before your earnest money is at risk.
02
HOA rules & minimum stay
Even inside a zoned community, the HOA sets minimum stay, occupancy caps, parking and trailer rules, and sometimes a required on-site management company.
03
Business license & taxes
You will need a city business license plus transient room tax and sales tax registration with the state. Routine, but not free — budget for it.
04
Furnishing & setup
A rental-ready home needs full furnishings, linens, outdoor seating, smart locks and professional photography. Plan that budget before closing, not after.
05
Management model
Self-manage with a local cleaner, hire a full-service manager, or join a community's on-site program. Each carries a different fee load and time commitment.
06
Financing differences
Short-term rentals are usually second-home or investment loans with higher down payments. Some lenders count projected rental income, some don't.
Where nightly rental is allowed
St. George communities built for short-term rental
Grouped by what each is known for. The right one depends on guest type, budget and how hands-on you want to be.
Big-amenity resorts
Lagoons and water parks — top nightly rates, strong family bookings
- Desert Color2.5-acre lagoon, white sand beach, heated pools
- Paradise VillageKids' Cove water park, two heated pools
- Pecan ValleyWave pool, lazy river, surf rider
- Zion VillageHeated pool, lazy river, splash pad
- The Lofts110-foot pool, two 19-person hot tubs
- Ocotillo SpringsPool with waterslide, splash pad
- Zion ShoresPlanned 9-acre surf lagoon
Golf & resort lifestyle
Course frontage and spas — strong adult and shoulder-season demand
- Copper RockChampionship course, pool and spa
- Coral RidgeYear-round pool, two hot tubs, course views
- The Eighth at Coral CanyonPrivate pool and hot tub per home
- Terra at Coral CanyonLazy river, indoor and outdoor pools
- Bloomington VillasClimbing wall, zipline, golf
- Estancia ResortHeated pool, hot tub, pickleball
- Las PalmasSix pools, fitness center, pickleball
Sienna Hills & Washington
Newer construction and group-friendly floor plans just off I-15
- Paseos at Sienna HillsThree-story waterslide, lazy river
- Escondido at Sienna HillsLazy river, next to Red Cliffs
- Casitas at Sienna HillsPool and hot tub, sleeps 10–16
- Ladera at Sienna HillsDirect trail access
- Elim ValleyTwo pools, large spa, splash pad
- Town CenterPool, hot tub, pickleball court
Private pool & recreation
Sand Hollow and Zion access — best for toy haulers and boats
- Dixie SpringsPrivate pools, near Sand Hollow Reservoir
- Sand Hollow AreaPrivate pools, reservoir views
- IsleNear Sand Hollow, 40 minutes from Zion
- Skyline Resort at Long ValleyHeated pool, pickleball courts
- Heritage PointeHeated pool, near Tuacahn
- EncantoResort pool, clubhouse, fitness center
- The Vue at Green ValleyHeated pool, Snow Canyon access
Amenities and rental policies change, and approval comes down to the specific parcel and HOA. Treat this as a shortlist — I verify zoning and minimum-stay rules in writing before you commit.
Check a specific addressShort-term rental income
What a St. George nightly rental actually nets
Gross revenue is the number everyone quotes. These are the lines that decide whether it's a business or an expensive hobby.
What drives revenue
- Community amenitiesLagoons and water parks earn top rates
- Private pool & hot tubThe biggest per-home rate lift here
- Sleeping capacityHomes sleeping 10–16 capture groups
- ProximityZion, Sand Hollow, Snow Canyon, golf
- PhotographyOften worth more than a renovation
- Review historyYear one is the hardest
What comes off the top
- ManagementFull service takes a share of gross
- Cleaning & turnoverPer stay, scales with volume
- HOA duesResort amenities are not free
- Room & sales taxCollected on every stay
- Utilities & pool careGuest usage is not owner usage
- Furnishing reservesHeavy use, faster replacement
Peak season. Zion, spring break and perfect weather drive the strongest rates of the year.
Hot, but pool and lagoon communities stay busy with family groups. Amenities matter most.
Second peak. Golf, hiking and the Huntsman World Senior Games bring steady adult travel.
Softest season, cushioned by snowbirds and holidays. Longer stays at lower rates.
Seasonality described here is general market context, not a projection for any specific property. Results depend on the home, community, management and market conditions. Any pro forma I prepare uses comparable properties and clearly labeled assumptions.
On the market now
Southern Utah homes for sale
Nightly rental search
Find a home that's zoned for it
I'll send a shortlist of nightly-rental-approved homes, zoning confirmed before you see them.
- Zoned listings matched to your budget
- Written zoning and HOA rental policy per address
- Revenue modelling from comparable homes
- Local management, furnishing and cleaning contacts