What Is Your St. George Home Actually Worth?

A free valuation within 24 hours, built from real comparable sales and current market data. Not an algorithm, and not a number designed to win your listing.

Request my free valuation Call or text (435) 264-1444
30+ Years Construction & HVAC B100 Licensed Contractor CLHMS Luxury Guild RealTrends Top 1.5%

A number you can defend, not a number that flatters you

Plenty of agents will tell you what you want to hear to win the listing, then ask for a price cut six weeks later. That is not a valuation, it is a sales tactic, and it costs sellers real money in days on market.

Here is what the St. George market actually looks like right now. The median sale price was $510,000 in August 2026. The median asking price is about $550,000. That gap is the whole story: sellers as a group are asking roughly $40,000 above where homes are closing, and the ones priced against the asking median are the ones that sit.

Why an online estimate gets it wrong

An automated valuation works from public records and past sales. It cannot see that your roof has five years left rather than fifteen, that the air conditioning was sized for the builder's budget rather than the house, or that the lot drains badly in a summer storm.

Those things decide the number, and they are the reason two houses on the same street, built the same year, at the same price per square foot, are not the same proposition. I spent thirty years in construction and HVAC before I ever listed a home, and I hold a B100 general contractor licence. On a valuation walkthrough I am reading the house, not just the record.

What you get. A number, the comparable sales it came from, an honest assessment of your home's condition, and a view on which improvements would return more than they cost. If the right answer is that now is not the time to sell, I will tell you that.
The Part Most Sellers Are Never Told

Your Price Band Changes Everything

Months of supply in Washington County, by price band. This is active inventory divided by the actual monthly sales pace, and it is the single most useful number for deciding how to price.

4.1
months
Under $500K
5.3
months
$500K–$1M
8.5
months
$1M–$2M
11.4
months
Over $2M

Based on 4,281 closed sales over the trailing twelve months against 1,863 active listings, Washington County MLS, as of 1 September 2026. Refreshed quarterly.

What those numbers mean for you

Below $500,000 you are in a four-month market. That is close to balanced, and a well-priced home moves. There is room for a small pricing mistake because the buyer pool refreshes quickly.

Above $2 million you are in an 11.4-month market, and the same mistake costs you most of a year. Only 106 homes over $2 million closed in the entire county in the last twelve months, roughly nine a month split among every agent working. In a pool that thin, an overpriced listing does not correct itself. It sits, collects days on market, and then sells below where it would have if it had been priced properly on day one.

That is why a citywide median is close to useless for deciding your price, and why the first question I ask is not what you want for the house.

How Your Valuation Is Built

Three Inputs, One Number

Real comparable sales

Recent closings on genuinely similar homes in your neighbourhood, plus what you are actually competing against right now. Not neighbourhood averages, and never an automated estimate.

The condition of the house

Roof, mechanical systems, drainage, finish level, and what a buyer's inspector is going to find. Thirty years on job sites is what makes this part more than a walkthrough.

Absorption in your band

How much competing inventory sits in your price range and how fast it is clearing. This decides how aggressive or patient your pricing should be.

Troy Moultrie
Associate Broker · Treasured Properties® @ Real Broker LLC

I wrote this page and I will be the one doing your valuation. Thirty years in construction and HVAC came before real estate, and I hold a B100 general contractor licence alongside the brokerage licence.

  • CDRE — Certified Divorce Real Estate Expert. Utah family-law attorneys refer clients for documented, defensible valuations that hold up in court.
  • CLHMS Guild — Certified Luxury Home Marketing Specialist.
  • B100 — Licensed general contractor.
  • Certified Probate and MRP Military Relocation Professional.
  • RealTrends Verified, top 1.5% of agents nationally, 2026.
  • Utah licence 11195148-AB00.

Where the numbers come from. Every figure on this page is pulled from the Washington County MLS as of 1 September 2026. Markets move — if you are reading this well after that date, call or text me at (435) 264-1444 for current figures.

Questions, Answered

Home Valuation FAQ

How much is my home worth in St. George, Utah?
The median sale price in St. George was $510,000 in August 2026, and the median asking price is around $550,000. But a citywide median tells you almost nothing about your specific home. Value comes from genuinely comparable recent sales in your neighbourhood, your home's actual condition, and how much competing inventory sits in your price band right now.
Why are online home value estimates often wrong?
An automated estimate works from public records and past sales. It cannot see that your roof has five years left rather than fifteen, that the HVAC was undersized for the house, that the lot drains badly, or that the finish level is a tier above your neighbours. In a market where two houses on the same street built the same year can differ by six figures, those are the things that decide the number.
Does my price band change how long my home will take to sell?
Enormously, and this is the part most sellers are never told. In Washington County, homes under $500,000 currently represent about 4.1 months of supply. Between $500,000 and $1 million it is 5.3 months. Between $1 million and $2 million it rises to 8.5 months. Above $2 million it is 11.4 months. The same pricing mistake costs a $400,000 seller a few weeks and a $2.5 million seller most of a year.
Should I price high to leave room to negotiate?
Generally no, and the higher your price band the worse the idea. Buyers and their agents track days on market closely, and a home that sits collects a stigma that a later price cut does not undo. The current gap between St. George's median asking price of about $550,000 and median sold price of about $510,000 shows what happens: sellers ask above where homes actually close, and the ones priced against the asking median are the ones that sit.
Which improvements actually increase my home's value?
Condition and systems first, cosmetics second. A buyer who sees a failing roof, an ageing HVAC or drainage problems discounts far more than the repair would have cost you. After that, kitchens, baths and outdoor living return the most in this market. Over-personalised work rarely pays back. Because I spent thirty years in construction and HVAC and hold a B100 contractor licence, I will tell you which items are worth doing and which to leave alone — including when the answer is to do nothing and price accordingly.
What if I need a valuation for a divorce or an estate?
That is a different job and it needs a different standard. In a divorce or probate matter the number has to be defensible to two parties with opposing interests and sometimes to a judge, which means the reasoning behind it gets documented rather than asserted. As a Certified Divorce Real Estate Expert and Certified Probate specialist, that is a significant part of my practice and Utah family-law attorneys refer clients for exactly this.
Is a broker valuation the same as an appraisal?
No. An appraisal is a formal opinion of value produced by a licensed appraiser, usually for a lender, and it carries different legal weight. A broker valuation is a market analysis intended to help you decide how to price and position your home. If your situation needs an appraisal I will tell you, and Treasured Properties can point you to one.
How long does a valuation take, and is there any obligation?
Within 24 hours, and no obligation. You get a number, the comparable sales it came from, and an honest view of what your home would need to achieve it. If the answer is that now is not the right time to sell, I will say so.
No Pressure, No Obligation

Find Out What Your Home Is Worth

A real number within 24 hours, the sales it came from, and an honest view of what it would take to get there.

Request my free valuation Call or text (435) 264-1444 Email Troy directly

A broker valuation is not an appraisal. Equal Housing Opportunity. Brokered by Real Broker, LLC. Troy Moultrie, Associate Broker, Utah licence 11195148-AB00.