The story of this market
The typical home in ZIP 84746 sells for about $850,000, or $325 per square foot.
Prices are up +2.1% from a year ago, so sellers still have some momentum. Homes take about 95 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $1,850 a month.
ZIP 84746 — Leeds
The housing market in 84746 remains stable with high demand for limited inventory, keeping prices elevated. While sales volume is low, the area's appeal as a scenic, quiet destination continues to support property values. Market conditions are currently driven by low turnover and a preference for long-term ownership in the region.
This ZIP is ideal for retirees and outdoor enthusiasts seeking a quiet, scenic environment with easy access to the amenities of the St. George metro area.
Median prices moved up 2.1% year over year.
Homes spend a median of 95 days on market with 7.3 months of supply — a slower-moving market.
15% of listings have cut prices · homes sell at 97.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.8% · poverty 4.1% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 11.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 11.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 84746, Washington County, UT
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in Leeds are significantly lower than the national average, with the area experiencing very low levels of violent and property crime consistent with its small, rural community profile.
Schools serving the area are part of the Washington County School District, which generally maintains solid performance ratings and is well-regarded for its community-focused educational environment.
The area faces moderate wildfire risk typical of the high-desert landscape in Southern Utah, and residents are encouraged to maintain defensible space around properties.
Economic momentum is driven by proximity to St. George and the tourism corridor, with steady residential development and limited commercial expansion focused on local services.
Property taxes are assessed by Washington County based on fair market value; there are no local municipal income taxes, and the area benefits from standard Utah homestead exemptions for primary residences.
Commuting is primarily car-dependent, with residents utilizing I-15 for access to employment hubs in St. George and Hurricane.
The area offers immediate access to outdoor recreation including hiking and biking trails in the Red Cliffs National Conservation Area and proximity to Zion National Park.
The rental market is limited in depth due to the small housing stock, with low vacancy pressure and a mix of long-term rentals and occasional short-term vacation properties.
The local economy is heavily influenced by the tourism, construction, and service sectors, with many residents commuting to the larger St. George employment market.
Transportation is almost exclusively via private vehicle, with I-15 serving as the primary artery for regional travel.
Development is largely focused on small-scale residential infill and minor commercial improvements along the I-15 corridor.
The Washington County Assessor manages property valuations, utilizing annual market-based adjustments to ensure assessments align with current sales data.
Parcels are subject to Washington County School District taxes and local municipal service fees for water and fire protection.
Property insurance premiums are rising due to regional wildfire exposure, though the area remains insurable with standard market carriers.
Utah continues to see positive net domestic migration, driven by lifestyle seekers moving from coastal states.
Utah is a non-judicial foreclosure state, allowing for a streamlined process under the terms of a Deed of Trust.
Sellers are required to provide a comprehensive property condition disclosure statement to buyers at the time of contract.
Data retrieved from data.census.gov ZCTA 84746 profile.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Extensive hiking and biking trails located immediately adjacent to the ZIP.
Historical site detailing the area's mining past.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.