Bloomington Hills Neighborhood
Bloomington Hills is one of St. George's largest established east-side family areas — a collection of mature subdivisions built around the city-owned St. George Golf Club, offering elevated valley and red-rock views, neighborhood parks, and relative value.
Living in Bloomington Hills
Bloomington Hills is one of St. George's largest and most established east-side residential areas, built up on a hillside east of I-15 with sweeping views of the golf course below, the valley floor, and the red mountains beyond. It grew from the early 1980s onward as a collection of separately platted subdivisions, loosely grouped into Bloomington Hills North and Bloomington Hills South, rather than a single master-planned community. There is no one developer's name attached to the whole area, so the experience of living here depends on which subdivision a given street sits in. It reads as an all-ages, family-oriented area known for mature trees, established landscaping, and relative value against St. George's newer golf communities.
Bloomington Hills is a separate area from Bloomington proper, the older country-club community west of I-15 near the Virgin River. The two share a name and roughly a decade of origin, and that is where the resemblance ends: Bloomington's golf course is private and its lots run along the river bottom, while Bloomington Hills mixes single-family subdivisions with pockets of condos and townhomes on a hillside. A buyer cross-shopping both should not assume amenities or HOA rules carry over from one to the other.
The area is built around the St. George Golf Club, an 18-hole, par-73 layout of roughly 7,200 yards from the back tees, owned and operated by the City of St. George and open to public play. The city built it in the 1970s, routed through the Fort Pierce Wash with two lakes in play. Homes on the hill above look down onto the fairways and the wash rather than sitting directly against turf the way lots do in a gated country-club development, which changes both the views on offer and what a given lot commands.
Homes for sale in Bloomington Hills
The housing stock is predominantly established single-family homes built from the early-to-mid 1980s through the 1990s and 2000s, mostly on quarter-acre lots, with a smaller supply of condos and townhomes clustered nearer the golf course and scattered infill construction filling the last unbuilt lots. Because the area filled in piecemeal across separate subdivisions rather than in phases from a single builder, floor plans and lot sizes vary from block to block more than in a single-developer community.
Resale is the dominant market here; new construction is limited to occasional infill, so most buyers are evaluating an existing home's condition and remodel history rather than choosing among a builder's current floor plans. The condo and townhome pockets near the course suit a buyer who wants golf-adjacent living without the upkeep of a quarter-acre lot, and they turn over independently of the single-family market around them, drawing a different buyer under different HOA terms.
What determines home prices here
Elevation and outlook set the ceiling. Positions high on the hill with a clear line over the valley, the course, or the red mountains carry a premium over interior lots with no view. Age and updating come next: with stock this old, the gap between an original-condition kitchen and bath and a fully remodeled one is often the largest single swing in a listing's price. Utah's property tax structure adds a quieter factor: a home used as a primary residence is assessed at a fraction of a comparable rental, so an owner-occupant carries a materially lower annual tax bill than an investor holding the identical house.
Because the area is a patchwork of subdivisions, comparing a listing to the wrong nearby sale is an easy mistake: a home a few streets over may sit in a different subdivision under different original covenants, so proximity alone is a weaker comparable here than in a single-phase community.
HOA and community rules
Bloomington Hills is many subdivisions rather than one community, so HOA presence, dues, and restrictions vary by street rather than following a single document. Condo and townhome pockets near the golf course generally carry an HOA that covers exterior maintenance and shared grounds; many single-family subdivisions have light HOAs or none at all, leaving landscaping and exterior upkeep to the individual homeowner. That split exists because the subdivisions were platted separately by different developers over roughly two decades, each writing its own covenants or choosing not to. Confirm the covenants for the specific subdivision, not the area.
What is not optional is city ordinance, which binds every subdivision here regardless of HOA status. New construction or major landscape replacement is subject to the city's water-conservation rules on turf area, and renting a property short term requires a city business license plus a property inside a permitted zone; an HOA-free street does not exempt an owner from either requirement.
Schools and access
Bloomington Hills is served by the Washington County School District. Bloomington Hills Elementary sits within the area, and the east-side Desert Hills schools commonly serve it at the middle and high school level, though boundaries are drawn by address and worth confirming with the district. Utah's open-enrollment law means a family is not strictly bound to its assigned school if a nearby option has room.
Access runs through Brigham Road and the 1400 East and 2000 East corridors, connecting the hillside down to I-15 and across St. George's east side. Because the area sits on a hill rather than flat ground, some interior streets run steeper and turn tighter than the arterials, worth a slow drive-through before committing to a lot, especially for anyone weighing winter ice on a shaded slope.
Who Bloomington Hills suits
Bloomington Hills suits a buyer who wants an established, tree-shaded neighborhood with genuine elevation and views, values a public golf course over a private club, and does not need every street to share identical rules to feel like a coherent community. It works for families near a district elementary school and east-side middle and high schools, and for a downsizing buyer drawn to the condo and townhome pockets near the course.
It suits this buyer less well: someone who wants one HOA enforcing a uniform look across the whole area, since Bloomington Hills does not offer that; someone planning a short-term rental without checking both a subdivision's covenants and the city's zoning first, since either can block the plan; and someone who wants new construction with a builder's current floor plans, since the area is built out and resale-dominated. A buyer who needs to be minutes from the regional hospital or the nearest I-15 interchange should also compare drive times, since the hillside setting that produces the views adds a few minutes to trips down to the valley floor.
Guides about Bloomington Hills
Local businesses in Bloomington Hills
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Aaron Brothers Custom Framing
Custom framing studio inside the Michaels store on River Road in St. George. Full-service custom picture framing with a wide selection of frame and mat styles.
313 S River Rd, St. George, UT
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Accurate Lock & Safe
St. George locksmith offering residential, commercial, and automotive locksmith and safe services.
3023 Cherry Cir, St. George, UT
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Ascend Staffing
St. George branch of Ascend Staffing on River Road, providing temporary and temp-to-hire workforce solutions for light industrial, warehouse, manufacturing and administrative positions.
1224 S River Rd, St. George, UT
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BKF Aerials & Images
St. George photography company offering aerial, commercial, and portrait photography.
782 S River Rd, St. George, UT
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Community Nursing Services - St. George
Nonprofit home health and hospice provider offering skilled nursing, visiting nurse services, therapy, and hospice care on River Road.
720 S River Rd, St. George, UT
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Dick's Sporting Goods
St. George sporting goods store offering equipment, apparel, and gear for a wide range of sports and outdoor activities.
15 S River Rd, St. George, UT
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Elwood Staffing
St. George office of Elwood Staffing on River Road, a national staffing company placing workers in industrial, manufacturing, skilled-trades and office positions on a temporary and direct-hire basis.
720 S River Rd, St. George, UT
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FedEx Office Print & Ship Center
FedEx Office print and ship center on River Road in St. George. Offers FedEx shipping, professional packing, and full-service printing, copying, signs and binding.
15 S River Rd, St. George, UT
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First Colony Mortgage - St. George
Mortgage lender with a St. George office on River Road offering home loans, refinancing, and construction financing.
1224 S River Rd, St. George, UT
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Frugal Framer
Longtime St. George custom framer on River Road with over two decades of experience. Offers custom and conservation framing, shadow boxes, creative matting, canvas stretching, mirrors and art restoration.
778 S River Rd, St. George, UT
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GT Title Services
Title insurance and escrow company on River Road in St. George handling real estate closings across Southern Utah.
1224 S River Rd, St. George, UT
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Handel's Homemade Ice Cream
Homemade ice cream shop on River Road serving fresh-made cones, sundaes, shakes, and hand-packed pints from a menu of rotating flavors.
1543 S River Rd, St. George, UT
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Lowe's Home Improvement
Full-line home-improvement store on South River Road in St. George, carrying tools, hardware, lumber, appliances, flooring, paint, and lawn and garden supplies, with installation and delivery services.
415 S River Rd, St. George, UT
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Mail N More
Independent St. George mailing and shipping store on River Road offering comparison shipping across UPS, FedEx and USPS, mailbox rentals, document shredding, copying and fax.
782 S River Rd, St. George, UT
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Mattress Firm
Mattress retailer on River Road in St. George carrying a range of mattress brands, adjustable bases, and bedding accessories.
15 S River Rd, St. George, UT
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Miracle-Ear Hearing Aid Center
Hearing aid center on River Road in St. George offering hearing tests, hearing aids, and ongoing hearing aid service and support.
616 S River Rd, St. George, UT
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Nothing Bundt Cakes
St. George bakery specializing in bundt cakes for every occasion, on River Road.
15 S River Rd, St. George, UT
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Peace Love Nails
St. George nail salon on River Road offering manicures, pedicures, and nail art.
1543 S River Rd, St. George, UT
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Peak Home Health & Hospice
St. George home health, hospice, and personal care agency on River Road offering skilled nursing, therapy, and comfort-focused end-of-life care.
616 S River Rd, St. George, UT
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PetSmart
St. George pet store offering pet food, supplies, grooming, and adoption services on River Road.
15 S River Rd, St. George, UT
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Popeyes Louisiana Kitchen
St. George branch of a Louisiana chain founded in 1972 by Al Copeland in Arabi, just outside New Orleans, and renamed Popeyes within a day of opening. Cajun-seasoned fried chicken, the chicken sandwich and tenders are the format, and the seasoning is what separates it from the rest of the fried-chicken trade.
1455 S River Rd, St. George, UT
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River Road InstaCare
Intermountain Health walk-in InstaCare clinic on River Road in St. George for non-emergency urgent care.
577 S River Rd, St. George, UT
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Sagebrush Massage Therapy
St. George massage therapy practice offering therapeutic, deep tissue, and relaxation massage on River Road.
1224 S River Rd, St. George, UT
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Spitz
Mediterranean and Greek fast-casual spot known for doner wraps, gyros, falafel, healthy bowls, and street-cart fries, with vegan, gluten-free, and halal options.
1543 S River Rd, St. George, UT
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St. George's Cleanest Carpets
St. George carpet cleaning company offering residential and commercial carpet, tile, and upholstery cleaning.
473 S River Rd, St. George, UT
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The Orange Peel
St. George smoothie shop serving made-to-order fresh fruit smoothies, acai bowls, bubble teas, and wellness shots, with additional locations in Santa Clara and Ivins.
42 S River Rd, St. George, UT
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Ulta Beauty
National beauty retailer on River Road in St. George carrying prestige and drugstore cosmetics, skincare, fragrance, hair care and tools, with an in-store hair salon and brow services.
15 S River Rd, St. George, UT
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Visiting Angels Southern Utah
In-home senior care agency serving Washington, Iron, and Kane counties from St. George, providing personal care, companionship, and daily living assistance for aging adults.
720 S River Rd, St. George, UT
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WINGERS Restaurant
Utah-founded roadhouse chain, begun in 1993 with a single diner in Bountiful by brothers Eric and Scott Slaymaker. Its Original Amazing Sauce — sweet and spicy, and now sold by the bottle — is what the chain is built on, poured over wings and over the hand-breaded Sticky Fingers that came out of it. The St. George restaurant is on River Road on the eastern side of the city.
188 S River Rd, St. George, UT
Brokerages near Bloomington Hills
Real estate offices located close to Bloomington Hills.
- White Crow Real Estate — 6 agents
- Outland Real Estate Group, Inc. — 3 agents
- Ranlife Real Estate — 2 agents
- Lynx Properties — 1 agent
Browse all St. George brokerages → · Get a free relocation packet · Browse agents
Nearby communities
- Hidden Valley — Ivory Homes
- Bloomington — Terracor
- Southgate
- Desert Color — Clyde Companies, Blue Diamond Capital & Merrill Trust Group (with Utah Trust Lands)
Frequently asked questions
Does Bloomington Hills' hillside setting affect winter driving?
Some interior streets run steeper and turn tighter than the Brigham Road and 1400/2000 East arterials that serve the area, and shaded stretches on a north-facing slope can hold ice longer after a storm than flat east-side streets closer to the freeway. It is worth checking a specific street's grade and orientation before buying if winter driving is a concern.
Can a homeowner in Bloomington Hills run a short-term rental?
Only where two conditions both hold: the address sits inside a zone the city permits for short-term rental, and the owner holds the required city business license. A subdivision's HOA covenants can add a third restriction on top of the city's rules, so a street with no HOA is not automatically open to short-term rental if the zoning does not allow it.
Why do some Bloomington Hills streets have an HOA and others don't?
Because the area was never one master-planned build-out. Each subdivision was platted and covenanted separately by its own developer over roughly two decades, so some wrote in a mandatory HOA and others did not, and that choice does not follow any pattern a street name alone would reveal.
How does living on the golf course in Bloomington Hills compare with a private club community?
The course is municipal, so a home here overlooks public fairways rather than a members-only amenity, and there is no club initiation or membership fee tied to the view. The tradeoff is that a homeowner does not get the gated, uniformly landscaped presentation of a private country-club development, since the area's separate subdivisions were never designed as one project.
Is Bloomington Hills the same as Bloomington?
No, and the confusion costs buyers who search the wrong one. Bloomington proper sits west of I-15 on flat ground along the Virgin River, built around a private country club course. Bloomington Hills climbs a hillside on the opposite side of the freeway around a course anyone can book, with a mix of housing types Bloomington's single-family lots do not have.
Is the St. George Golf Club public?
Yes. It is a municipal course owned and operated by the City of St. George, not a private club, so anyone can book a tee time without a membership. City ownership means it answers to a parks and recreation budget rather than a homeowners' association, which is part of why the surrounding streets never developed a single unifying HOA the way a private-club community would.
What determines home prices in Bloomington Hills?
View and age dominate, but the tax bill an owner actually pays depends on how the home is used, not just what it costs to buy. Two identical houses on the same street can carry different annual property tax totals depending on whether the owner lives there or holds it as a rental, and that gap is large enough to change how competitively a listing prices against its neighbors.
Is Bloomington Hills a master-planned community?
No. It developed from the early 1980s onward as a set of separately platted subdivisions around the city golf course, each with its own builder and covenants, rather than one developer executing a single plan in phases.