By Gerardo Lopez, RE/MAX Properties Broker and 8-year Cedar City Airbnb Superhost. Last updated May 2026.

If you own a short-term rental in Cedar City, Hurricane, Dixie Springs, or the Sand Hollow area, you have three real options for property management: a national company like Vacasa, a regional operator like Red Rock or TruStay, or a local owner-operator who actually runs short-term rentals. Here's what each one costs and how to pick the one that puts the most money in your pocket.

The Southern Utah STR Market in 2026

There are roughly 530 active Airbnb listings in Cedar City and over 1,250 in Hurricane. Growth is steady, driven by Zion National Park, the Utah Shakespeare Festival, SUU events, and the Sand Hollow / Copper Rock golf corridor.

Most of the property management companies serving this area don't actually live here. Guest communication runs through a call center in another state. Housekeepers rotate. Listing copy is templated. Fees are stacked with line items the owner only sees on the monthly statement.

Cedar City Is The Forgotten Market

The corporate property managers don't have local staff in Cedar City. TruStay, Awning, GoSummer all list it as a service area, but when a guest locks themselves out at 9pm, the response is "we'll dispatch someone" — usually a contractor who handles 30 other properties.

Cedar City has unique demand drivers an out-of-town manager misses: SUU parent weekends, the Utah Shakespeare Festival (8-week premium window June through October), Cedar Breaks tourism, Brian Head winter overflow, and local heritage travel. An owner-operator who lives in town knows when to bump rates 40% for Shakespeare opening night and when to drop them to fill a Tuesday in February.

Hurricane, Sand Hollow, and Dixie Springs

The Hurricane stretch is busier and more saturated, dominated by Red Rock Vacation Rentals. It's also where the national chains concentrate and where fee stacking is worst.

A Hurricane Airbnb manager needs to understand the difference between a UTV-access pad in Dixie Springs and a luxury home on the Copper Rock 11th green. The pricing curves don't look alike. The guests don't look alike. Generic management treats them as the same listing — and that's where you lose ADR and occupancy.

2026 Property Management Fee Comparison

What I Do Differently

• 8 years as a Cedar City Superhost. The Fortress and The Zen Den, 248 and 235 reviews, 4.97 and 4.9 ratings.
• Local hands. I live in Cedar City. My team covers Cedar, Hurricane, Dixie Springs, and Sand Hollow personally.
• RE/MAX broker. When you're ready to sell or 1031 into a bigger property, I run the listing and close the deal.
• Transparent flat fee. 20% full-service or 12% hybrid. No tech surcharges, no cleaning markup, no setup fee.

Free Property Review

Send me your property address, your current setup, and the biggest thing you'd want a property manager to fix. I'll come back with a real number on what you'd net under my management compared to your current arrangement. No pitch, no pressure.

Email: gerardo@buyhousesinutah.com
Phone or text: (435) 708-1937

Frequently Asked Questions

How much does STR property management cost in Cedar City and Hurricane?
Full-service runs 20-30% for national companies, 18-25% for regional operators, and 10-22% for local owner-operators. My rates are 20% full-service and 12% hybrid, all-in.

Is Cedar City a good market for short-term rentals?
Yes. Strong summer demand from the Utah Shakespeare Festival, SUU parent weekends, and Cedar Breaks tourism. Average daily rates around $160 with 54% occupancy. Less saturated than Hurricane or St. George.

What's the difference between Sand Hollow and Dixie Springs rentals?
Sand Hollow draws UTV groups and Zion overflow — larger group homes with garage parking perform best. Dixie Springs draws families looking for pool/spa access and easy Zion day trips. The pricing curves are different.

Can a property manager handle the eventual sale of my property?
Only if they're a licensed real estate broker. Most aren't. I am. When you're ready to sell or 1031 exchange, I run the listing and close it under the same relationship.

Gerardo Lopez | Associate Broker, RE/MAX Properties | Cedar City, UT
8-year Cedar City Airbnb Superhost. Bilingual English / Spanish. Serving Cedar City, Hurricane, Dixie Springs, La Verkin, Toquerville, Virgin, Apple Valley, Kanarraville, Sand Hollow, and the Zion corridor.

Gerardo Lopez | RE/MAX Properties

I have been operating short-term rentals in Southern Utah while also selling real estate for over a decade. This is not a theoretical guide. It is what I have seen work and what has not, with the numbers that actually matter.

Why Southern Utah for STRs

Three demand drivers make this region consistently outperform most STR markets in the Mountain West.

National parks. Zion alone draws 4+ million visitors annually. Bryce Canyon adds another 2+ million. These visitors need places to stay, and many prefer homes over hotels, especially families, groups, and adventure travelers.

Brian Head ski resort. November through April, Brian Head draws skiers and snowboarders from Las Vegas and Southern California. The drive from Vegas is under 3 hours, making it a weekend trip. Cabin-style properties near the resort can command $300 to $500+ per night during ski season.

Sand Hollow / Hurricane corridor. UTVing, boating, rock crawling -- the off-road recreation market is massive and growing. Properties near Sand Hollow draw year-round guests, with spring and fall being peak seasons.

Market-by-Market Breakdown

Cedar City

Best for: Budget-friendly entry, SUU event weekends, Shakespeare Festival season, gateway positioning.

Brian Head

Best for: Ski cabins, mountain retreats, highest ADR potential in the region.

Hurricane / Sand Hollow Area

Best for: Outdoor recreation guests, families, group trips.

Springdale / Zion Gateway

Best for: Premium Zion-adjacent properties, highest demand density.

How to Underwrite an STR Deal

Forget the Airbnb revenue estimates you see on listing sites. Here is the framework I use.

Revenue Side

Realistic ADR. Look at comparable properties on AirDNA or Mashvisor for the specific area. Use the 50th percentile, not top performers.

Realistic occupancy. Year one, assume 50 to 60 percent unless you have an existing guest base. Mature properties hit 65 to 75 percent.

Gross revenue = ADR x occupancy x 365

Expense Side

Cleaning: $100 to $200 per turnover. Your biggest variable cost.

Property management: Self-managing saves 20 to 25 percent of gross. If using a PM, budget accordingly.

Utilities: Higher than primary residence. Budget $250 to $400 per month.

Maintenance reserve: 5 to 8 percent of gross revenue.

Insurance: STR-specific policy. $2,000 to $4,000 per year.

Furnishing: Budget $15K to $30K for a 3-4 bed property to competitive standard (year one capital cost).

What Makes an STR Outperform

Guest experience over amenities checklist. A hot tub helps, but clean, responsive hosting with fast communication matters more. Reviews drive bookings.

Professional photos. Non-negotiable. $300 to $500 investment that pays for itself in the first month.

Listing copy that sells the trip, not the house. Guests book a ski weekend or a Zion adventure, not a 3-bed/2-bath.

Dynamic pricing. Tools like PriceLabs, Wheelhouse, and Beyond are essential. Static pricing leaves money on the table during peak periods and kills occupancy during slow ones.

Direct booking channel. Build a direct booking website to reduce platform dependency and fees over time. Even capturing 15 to 20 percent of your bookings direct makes a meaningful difference to your bottom line.

Common Mistakes I See

Overpaying because "it is an STR." The purchase still needs to make sense on the numbers. Do not let projected STR income justify a price that does not work as a long-term rental fallback.

Ignoring regulation risk. Southern Utah municipalities are actively debating STR ordinances. Always verify current regulations AND assess political risk. Read more about Cedar City's regulatory environment.

Under-furnishing. Guests compare your property to hotels and other STRs. Budget to furnish well. The difference between a 4.3 and a 4.8 star average is often bedding, towels, and kitchen basics.

Not having a fallback plan. Can the property cash flow as a long-term rental if STR regulations change? If not, you have structural risk in the deal.

Getting Started

If you are looking at STR investment in Southern Utah, I can help on both sides: identifying the right property as your agent AND advising on the operational setup from my own experience running them.

Search Investment Properties

Contact Gerardo Lopez | RE/MAX Properties | 435-708-1937

New to the area? Read the complete Cedar City relocation guide.

Thinking about selling a property? Get a Home Valuation

Gerardo Lopez | RE/MAX Properties

Cedar City sits at 5,800 feet in Iron County, Utah, roughly 250 miles south of Salt Lake City and 60 miles from Zion National Park. It is one of the fastest-growing small cities in the state, drawing buyers who want mountain-town living without the price tags of Park City or St. George. Whether you are relocating for work, retiring, or buying an investment property, this guide covers what you actually need to know before making the move.

Why People Are Moving to Cedar City

Cedar City's growth is driven by three things: affordability relative to the Wasatch Front, proximity to public lands, and Southern Utah University. The city added over 4,000 residents between 2020 and 2025, and new construction has not kept pace with demand in most price ranges.

Compared to St. George (45 minutes south), Cedar City offers lower median home prices, lower property taxes, and four distinct seasons. Compared to Salt Lake City, you trade urban amenities for a 15-minute commute, cleaner air, and direct access to Brian Head, Cedar Breaks, and Zion.

Cost of Living

Cedar City's cost of living runs about 5 to 8 percent below the national average, depending on the index. Housing is the biggest factor. A 1,600 square foot home that would cost $550,000 in Salt Lake County typically lists between $350,000 and $400,000 here. Property taxes in Iron County are also lower than most Wasatch Front counties.

Groceries, utilities, and gas are close to the national average. One cost that catches newcomers off guard is heating. Winter temperatures regularly drop below zero at this elevation, and natural gas bills from November through March can run $150 to $250 per month for a typical single-family home.

There is no local income tax beyond Utah's flat 4.65 percent state rate. Sales tax in Cedar City is 6.75 percent.

Neighborhoods and Areas

Downtown / College Area. Walkable to SUU, restaurants, and the Utah Shakespeare Festival. Mostly older homes from the 1950s through 1980s, with some infill new construction. Price range: $280,000 to $380,000. Best for first-time buyers, investors targeting student rentals, or anyone who wants walkability.

North Cedar City. Newer subdivisions built from 2010 onward. Larger lots, modern floor plans, and views of the valley. Price range: $380,000 to $520,000. This is where most families with school-age kids end up.

South Cedar / Enoch. A mix of established neighborhoods and rural-feel properties on larger parcels. Enoch is technically its own city but shares Cedar City's zip code and school district. Price range: $320,000 to $460,000. Good for buyers who want space and do not mind a 10-minute drive to town.

Coal Creek Corridor. East of town toward Cedar Canyon. Higher elevation, more trees, and seasonal creek access. Some manufactured homes on acreage mixed with custom builds. Price range varies widely: $250,000 to $600,000+.

Schools and Education

Cedar City is served by the Iron County School District. Canyon View High School and Cedar High School are the two main high schools. Both have graduation rates above the state average. Iron Springs Elementary and Fiddlers Canyon Elementary are among the higher-rated elementary schools in the district.

Southern Utah University (SUU) is the city's largest employer and a major demand driver for both the rental market and the local economy. SUU enrolls roughly 13,000 students and offers over 150 undergraduate programs. The university's presence creates a steady tenant pool for investors and keeps the downtown area active year-round.

Jobs and Economy

The local economy runs on education, healthcare, tourism, and government. SUU, Cedar City's municipal operations, and Iron County government are the top employers. Intermountain Healthcare's Cedar City Hospital is the primary healthcare facility and a growing employer.

Remote work has been a significant driver of in-migration since 2020. Many transplants from Las Vegas, Phoenix, and the Wasatch Front work remotely and chose Cedar City for the quality of life at a lower price point. If you work remotely, be aware that fiber internet is available in most newer subdivisions but spotty in rural areas east of town.

Tourism is a seasonal but important economic engine. The Utah Shakespeare Festival brings over 100,000 visitors annually, and proximity to Brian Head Ski Resort, Cedar Breaks National Monument, and Zion National Park supports a growing hospitality sector.

Outdoor Recreation

This is the primary reason most people relocate here. Within 90 minutes of Cedar City, you have access to three national parks (Zion, Bryce Canyon, Capitol Reef), two national monuments (Cedar Breaks, Grand Staircase-Escalante), one ski resort (Brian Head), and hundreds of miles of OHV trails, mountain biking, and hiking.

Sand Hollow State Park and Quail Creek Reservoir are about 45 minutes south and offer year-round water recreation. Kolob Reservoir, 30 minutes east, is a local favorite for trout fishing and kayaking in summer.

For winter sports, Brian Head Resort is a 40-minute drive up Highway 143. Season passes are a fraction of what you would pay at Park City or Deer Valley, and the snow quality at 9,600 feet is surprisingly good.

Climate and Weather

Cedar City has a semi-arid climate with four seasons. Summers are warm and dry, with highs in the low 90s and cool evenings. Winters are cold, with average lows in the teens and occasional subzero stretches in January. The city gets about 20 inches of snow per year, less than you might expect for the elevation.

Spring and fall are the best seasons. April through June and September through November bring mild temperatures, clear skies, and low humidity. The monsoon season in July and August can bring afternoon thunderstorms, but they are typically short-lived.

Wind is the weather factor that surprises most newcomers. Cedar City sits in a valley corridor, and wind events of 40 to 60 mph are common in spring. This is worth considering when choosing a home site or planning outdoor projects.

Healthcare

Cedar City Hospital (Intermountain Health) is a 48-bed facility with an emergency department, labor and delivery, and most standard services. For specialized care, cardiology, oncology, or complex surgery, most residents travel to St. George (50 minutes) or Salt Lake City (3.5 hours).

There are several urgent care clinics and a growing network of primary care providers. Wait times for specialists can be longer than in larger metro areas, so establish care early after your move.

Real Estate Market Overview

As of early 2026, Cedar City's housing market is balanced but competitive in the $300,000 to $450,000 range. Inventory has improved from the extreme lows of 2021 and 2022, but well-priced homes in desirable neighborhoods still move within 15 to 30 days.

New construction is concentrated in north Cedar City and the Enoch area. Several builders are active, and build timelines have stabilized at 5 to 7 months for a standard single-family home. Custom builds on owner-supplied lots run 8 to 14 months depending on complexity.

For investors, Cedar City offers solid rental demand driven by SUU students, seasonal workers, and the growing remote-work population. Cap rates on long-term rentals typically run 5 to 7 percent. Short-term rental investors should note that Cedar City's STR regulations are more permissive than many Utah cities, though zoning restrictions apply in some residential areas. Read my guide to STR investing in Southern Utah.

Tips for a Smooth Relocation

Visit in winter before you commit. Cedar City in July feels very different from Cedar City in January. If you have not experienced a high-desert winter, come out for a few days in December or January to make sure you are comfortable with the cold, the wind, and the shorter days.

Get pre-approved before you start looking. In competitive price ranges, sellers expect buyers to have pre-approval letters ready. If you are financing, talk to a lender who knows Iron County. Appraisals in smaller markets can be tricky, and local lenders understand the comps better than national call centers.

Understand the water situation. Southern Utah is in a long-term drought. Cedar City's water supply is adequate for current demand, but water rights and irrigation shares matter if you are buying rural property or acreage. Ask about water before you make an offer.

Plan your commute logistics. Cedar City has no public transit to speak of. You will need a car. If you work in St. George, the I-15 commute is about 50 minutes each way and climbs through a mountain pass that can be icy in winter. Budget for good tires.

Ready to Make the Move?

If you are considering Cedar City for your next home, investment property, or relocation, I can help you navigate the local market, find the right neighborhood, and avoid the pitfalls that trip up out-of-state buyers. I have been selling real estate in Southern Utah for over a decade and live here myself.

Contact Gerardo Lopez | RE/MAX Properties | Cedar City, Utah

Browse current listings: Search Cedar City Homes for Sale

Thinking about selling first? Get a Home Valuation

Gerardo Lopez | RE/MAX Properties

Most buyers who lose money on a house in Southern Utah did not lose it at the closing table. They lost it the night they wrote the offer and skipped the homework.

Here is the seven-item checklist I run before I let a buyer of mine submit anything. Save yourself the call to a real estate attorney later.

1. Run the comps yourself, not the listing agent’s

The CMA on the listing flyer is built to justify the price. Pull the last 90 days of closed sales within a half-mile, same bed and bath count, same construction type. In Cedar City right now, well-priced stick-built under $500K is moving inside 30 to 45 days. Anything aspirational sits. If your target listing is 8% above the comps and has been on market 60 days, that is not a hot home. That is a price problem the seller has not accepted yet.

2. Confirm short-term rental eligibility before you fall in love

This kills more Sand Hollow and Hurricane deals than any other single thing. The HOA at Sand Hollow Resort allows nightly rentals. Parts of Coral Canyon do not. Dixie Springs is mixed by phase. La Verkin city ordinance changed in 2023. If your numbers depend on STR income, you need written verification from the HOA AND a city or county check before you sign — not a verbal from the listing agent. I have walked clients off three deals this year where the HOA would have killed the math.

3. Read the seller’s disclosure twice

Then read it again. The first read is for the obvious stuff — roof, foundation, water. The second read is for the language that is NOT there. If a 25-year-old roof gets one sentence and the rest of the disclosure is two pages of detail, that is a flag. Sellers who give you 80% are usually hiding the other 20%.

4. Verify lot lines and easements

Especially on rural acreage in Iron County or anything with shared driveways. Pull the plat. If there is an easement for irrigation, utilities, or access, know who has rights and what those rights restrict. I have had buyers find out post-close that their dream view lot has a 30-foot utility easement running right where they wanted to build a shop.

5. Pull a real flood and wildfire risk read

Not the listing’s “flood zone X” line. Open the FEMA map yourself, then check wildfire risk for the area. Cedar Highlands and parts of New Harmony have real wildfire exposure that affects insurance pricing. Hurricane and parts of Washington City have flood concerns nobody markets but every adjuster knows about.

6. Get the lender’s read on appraisal risk before you go in firm

If you are financing, your lender already has an opinion on whether the home will appraise. Ask them. If they hesitate, structure the offer with an appraisal contingency at minimum, or build in an appraisal gap clause with a cap that you can actually fund. The number of deals that fall apart at appraisal in Southern Utah right now is real. Buyers who plan for it close. Buyers who do not lose earnest money over inspection negotiations and never get to the appraisal fight.

7. Decide your walk-away number BEFORE you write the offer

Not your max. Your walk-away. The number where you slide back from the table and do not blink. Buyers who set this number in advance negotiate cleaner. Buyers who try to find it mid-negotiation overpay every time. Write it down. Tell your spouse. Tell me. Then hold the line.

The bottom line

These seven take maybe two hours total to run. They have saved my buyers more in walk-away decisions than any inspection ever has.

If you are house-shopping anywhere from Cedar City to Hurricane and want a second set of eyes before you submit, that is free work I do for clients. Send me the listing and I will run the comps, check the HOA, and tell you straight whether the offer makes sense.

If you are house-shopping anywhere from Cedar City to Hurricane and want a second set of eyes before you submit, I can help.

Search Homes for Sale

Contact Gerardo Lopez | RE/MAX Properties | 435-708-1937

Ready to buy? Learn more about the buying process.

Gerardo Lopez | RE/MAX Properties

Home prices finally matter again. The market is no longer bailing out bad pricing, and buyers aren’t chasing anything that feels misaligned with value. If you want a fast sale at the highest possible price, understand one rule: pricing is the marketing.

Why Sellers Misprice Their Homes
Most mispricing comes from emotion. Pride of ownership. Upgrades that feel more valuable than they actually are. Personal attachment. None of that influences market value. Buyers don’t price your home based on what you spent, how hard you worked, or how much you love it. The market sets the price. A qualified buyer decides the value. Everything else is noise.

The First 7–14 Days Determine Your Outcome
When your home hits the MLS, the market responds immediately. Showings, online activity, saves, return visits—this early data tells the truth. If you’re overpriced, the silence in the first two weeks is the warning sign. You do not get momentum back once you lose it.

Why “It Only Takes One Buyer” Is False
This line sounds good but collapses on contact with reality. The buyer you want follows the herd. If the market rejects your price, that one buyer rejects it too. Scarcity drives demand. A home sitting 30+ days signals the opposite: abundance. “Anyone can have it.” That psychology alone drops your perceived value.

Days on Market Destroy Value
DOM is the most damaging factor to a home’s price outside of physical condition. As time passes, small flaws become deal-breakers. Buyers assume there’s something wrong. Price reductions become expected. Lowball offers start rolling in. All of this stems from one mistake—missing the right price at launch.

Pricing Is Positioning, Not Guesswork
Correct pricing is strategic. It is not “trying a number.” It is not “testing the market.” It is setting the only variable that controls demand, momentum, and negotiation leverage. When the price is right, everything works: traffic, showings, offers, and speed.

Marketing Alone Will Not Save an Overpriced Home
Sellers often believe marketing will fix the problem. It won’t. Modern real estate portals push listings to every buyer in the market instantly. Photography, staging, and promotion matter, but they cannot overcome mispricing. Exposure without alignment just accelerates failure.

Price Is the Marketing
If you want to maximize your sale price, shorten your days on market, and create strong negotiation leverage, this is the formula:
Correct price. Immediate demand. Stable momentum. Strong offers.

Everything else in the process depends on that single decision.

Contact Gerardo Lopez | RE/MAX Properties | 435-708-1937

Looking to buy instead? Start your home search.

New to the area? Read the complete Cedar City relocation guide.

Gerardo Lopez | RE/MAX Properties

Nestled in the heart of southern Utah, Cedar City is a hidden gem that offers a unique mix of natural beauty, cultural activities, and outdoor adventures. Whether you're a history buff, an outdoor enthusiast, or a foodie, there's something for everyone in this vibrant city. Here are the top seven reasons why you should visit Cedar City.

1. Stunning National Parks

Cedar City is the gateway to several of Utah's most famous national parks. Zion National Park is just an hour's drive away and offers breathtaking views of red rock formations, deep canyons, and cascading waterfalls. Bryce Canyon National Park, with its iconic hoodoos and natural amphitheaters, is also within easy reach. And if you're looking for a quieter and more remote outdoor experience, check out Cedar Breaks National Monument, located just outside the city.

2. World-Class Theater

Cedar City is home to the Tony Award-winning Utah Shakespeare Festival, which attracts theater lovers from around the world. The festival runs from June to October and features a rotating lineup of classic plays, contemporary works, and musicals. The festival also offers backstage tours, workshops, and other educational activities. Learn more about the Best Theaters In Cedar City

3. Rich History and Culture

Cedar City has a rich history that dates back to the mid-19th century when Mormon pioneers settled in the area. The city's historic downtown district is listed on the National Register of Historic Places and features beautifully preserved buildings that house art galleries, antique shops, and cafes. The Frontier Homestead State Park Museum showcases the pioneer heritage of southern Utah and features exhibits on blacksmithing, mining, and transportation.

4. Outdoor Adventures

Cedar City is a paradise for outdoor enthusiasts. The city is surrounded by mountains, forests, and lakes, making it an ideal destination for hiking, biking, camping, and fishing. The nearby Brian Head Resort offers skiing and snowboarding in the winter months, and the Cedar City Aquatic Center has a year-round indoor pool.

5. Local Cuisine

Cedar City is home to a thriving food scene that showcases the best of southern Utah's agricultural bounty. The city's farmers' market, held every Saturday from June to October, features fresh produce, artisanal cheeses, and homemade baked goods. The Main Street Park hosts food truck rallies and live music events throughout the summer, and the city's restaurants offer everything from classic American fare to international cuisine.

6. Festivals and Events

Cedar City hosts several festivals and events throughout the year, including the Cedar City Half Marathon, the Utah Midsummer Renaissance Faire, and the Cedar Livestock and Heritage Festival. The city's Independence Day celebration features a parade, a fireworks show, and a pancake breakfast. And in December, the Festival of Trees showcases beautifully decorated Christmas trees to raise funds for local charities.

7. Friendly Community

Last but not least, Cedar City is known for its friendly and welcoming community. The city's small-town charm and relaxed pace of life make it a great place to visit, whether you're looking for a romantic getaway, a family vacation, or a solo adventure.

In conclusion, Cedar City, Utah, is a must-visit destination that offers a unique blend of natural beauty, cultural activities, and outdoor adventures. From the stunning national parks to the world-class theater, from the rich history to the local cuisine, from the festivals and events to the friendly community, Cedar City has something for everyone. So pack your bags and come explore this hidden gem in southern Utah.

Best Mexican Restaurants in Cedar City

Top Theaters in Cedar City

Interested in investing? Read about STR investing in Southern Utah.

Contact Gerardo Lopez | RE/MAX Properties | 435-708-1937

Gerardo Lopez | RE/MAX Properties

Cedar City, Utah may not be the first place that comes to mind when you think of Mexican food, but it's home to some hidden gems that are definitely worth a visit. 

Here are some of the best Mexican restaurants in Cedar City.

Lupita's Mexican Restaurant

With its colorful decor and friendly atmosphere, Lupita's is a popular spot for locals and visitors alike. The menu features classic Mexican dishes like tacos, enchiladas, and burritos, as well as less common items like chile rellenos and sopes. Don't forget to try their famous margaritas!

LUPITA’S MEXICAN FOOD
2052 W Cross Hollow Rd Suite 100
Cedar City, UT 84720
(435)867-0945

Don Miguel's Mexican Restaurant

Don Miguel's has been a staple in Cedar City for over 20 years, and for good reason. The food is consistently delicious, with generous portions and plenty of flavor. The menu offers a wide variety of dishes, from fajitas to seafood to vegetarian options. And if you're looking for a drink to accompany your meal, the restaurant also has a full bar.

LA CASA DON MIGUELS
453 S Main St, Cedar City, UT 84720
(435) 586-6855

El Jefe Mexican Restaurant

El Jefe's is a newer addition to Cedar City's dining scene, but it's quickly gained a loyal following. The restaurant's modern decor and creative menu make it stand out from other Mexican spots in town. Some of their standout dishes include the shrimp ceviche, carne asada tacos, and mole enchiladas. And if you're in the mood for a drink, their margaritas and palomas are not to be missed.

EL JEFE MEXICAN RESTAURANT
755 S Main St #1, Cedar City, UT 84720
(435) 865-6747

Overall, Cedar City has plenty of great options when it comes to Mexican cuisine. Whether you're in the mood for classic dishes or something a little more unique, these three restaurants are sure to satisfy your cravings.

Top Theaters in Cedar City

7 Amazing Reasons to Visit Cedar City

Thinking about making Cedar City home? Read the complete relocation guide.

Contact Gerardo Lopez | RE/MAX Properties | 435-708-1937

Gerardo Lopez | RE/MAX Properties

Moving to Cedar City: The Complete Relocation Guide

7 Amazing Reasons to Visit Cedar City

Best Mexican Restaurants in Cedar City

Top Theaters in Cedar City

Interested in owning property here? Search homes for sale or contact Gerardo Lopez.

Transforming unused space into a short-term rental may seem straightforward, but it involves more than what initially meets the eye. Before diving into the world of short-term rentals, one must navigate through numerous considerations. These range from renovation costs, ensuring the safety and security of the property, to the intricacies of marketing, taxation, and even obtaining the necessary licenses. In Cedar City, specific business regulations and licensing requirements are set for short-term rentals, emphasizing the need for due diligence.

For those intrigued by the prospect of joining the hospitality sector, a thorough examination of the Cedar City Ordinances, particularly Chapter 23-9Q on Residential Short-Term Rentals, is advisable.

Regarding the location and duration of stay, Cedar City’s regulations are accommodating, allowing short-term rentals across all residential zones. This presents an excellent opportunity for homeowners to explore a home-based business model, with one condition: guest stays must not exceed 30 days.

The essence of maintaining harmony within residential areas cannot be overstated. Zoning laws are designed to preserve the residential character of neighborhoods, meaning that while hosting guests for short-term rentals is permissible, it should not disrupt the community’s peace. Open communication with neighbors about your short-term rental plans can foster a supportive environment.

Licensing plays a crucial role in legitimizing a short-term rental business in Cedar City. Property owners looking to venture into this field must obtain a municipal license, which is mandatory for operation. Notably, a single license suffices for individuals managing multiple properties. However, licenses are non-transferable, either to other properties or individuals, underscoring the importance of compliance with all regulatory requirements.

Prospective short-term rental operators are expected to submit:

• The addresses of the properties intended for short-term rental use
• Evidence of sufficient liability insurance
• Confirmation of adequate parking facilities
• A lodging sales tax number
• Notifications to residences within a 300-foot radius of the intended rental property
• Verification of safety and security measures, such as fire alarms, smoke detectors, and carbon monoxide detectors
• Certification of no HOA or CC&R restrictions against short-term rentals
• A commitment to refrain from using mobile structures for rental purposes

These requirements, while seemingly extensive, aim to safeguard both renters and the community. It’s crucial to remember that only residential activities are permitted in residentially zoned areas, prohibiting any form of business signage.

For additional information or assistance with the licensing process, the Cedar City Building Department is available at (435) 865-4519. This guidance ensures both compliance and success in the realm of short-term rentals.

Ready to transform your space into a successful short-term rental in Cedar City? Ensure your venture starts on solid ground by familiarizing yourself with the necessary regulations and community standards. 

Call, text or email if you need anything at 435-708-1937. 

Cheers, 

Gerardo 

Moving to Cedar City: The Complete Relocation Guide

Search Investment Properties

Contact Gerardo Lopez | RE/MAX Properties | 435-708-1937

Gerardo Lopez | RE/MAX Properties

Getting your offer accepted is a milestone, but it is not the finish line. Between acceptance and closing, there are roughly 30 to 45 days of due diligence, financing, and paperwork that determine whether the deal actually closes. Here is what to expect at each stage and where deals most commonly fall apart.

Earnest Money Deposit

In Utah, the earnest money deposit is typically 1 to 3 percent of the purchase price. The amount and deadline are specified in the Real Estate Purchase Contract (REPC). Most contracts require the deposit within a few business days of mutual acceptance.

The deposit goes to the title company and is held in escrow. It is credited toward your closing costs or down payment at closing. If you back out without cause after contingencies expire, the seller may be entitled to keep it. If you cancel within your due diligence period or a contingency is not met, you get it back.

What matters here: Have your funds liquid and ready to wire. Delays on earnest money signal to the seller that the rest of the transaction may not go smoothly either.

The Due Diligence Period

Utah's REPC includes a due diligence deadline, usually 14 to 18 days from acceptance. This is your window to complete inspections, review HOA documents, verify property conditions, and raise any concerns. If something comes up that you cannot accept, you can cancel the contract and get your earnest money back, as long as you act before the deadline.

This is the most critical window in the entire transaction. Once it passes, your leverage to negotiate repairs or walk away with your deposit drops significantly.

Home Inspection

Schedule your home inspection within the first week of due diligence. A qualified inspector will evaluate the roof, foundation, electrical, plumbing, HVAC, water heater, and overall structural condition. In Southern Utah, also expect them to look at stucco condition, water intrusion risks, and any signs of settling common in our soil types.

The inspection report is not a wish list. Focus on safety issues, structural concerns, and anything that would cost more than a few hundred dollars to address. Cosmetic items are not worth negotiating over and can weaken your position.

Common findings in Cedar City and Southern Utah: aging swamp coolers, older electrical panels, minor foundation settling in expansive soils, and water heater age. Most of these are manageable, but they need to be identified and priced before you commit.

Appraisal

If you are financing, your lender will order an appraisal to confirm the property market value supports the loan amount. The appraiser is an independent third party. They will compare recent comparable sales, assess the property condition, and assign a value.

If the appraisal comes in at or above your purchase price, the process continues. If it comes in low, you have a few options: renegotiate the price with the seller, bring additional cash to cover the gap, challenge the appraisal with better comps, or walk away if you have an appraisal contingency in place.

In a competitive market, some buyers waive appraisal contingencies or offer to cover a gap. That is a calculated risk. Know your ceiling before you make that decision.

Title Work

The title company will research the property ownership history and check for liens, easements, encumbrances, or boundary disputes. A clean title means you are getting clear ownership. Title insurance protects you if something surfaces later that was missed.

Title issues are uncommon but not rare. Unreleased liens from prior owners, incorrect legal descriptions, or old mechanic liens from contractors can all create delays. These typically get resolved before closing, but they can push timelines.

Loan Underwriting

While inspections and title work are happening, your loan is moving through underwriting. The underwriter verifies your income, employment, assets, credit, and debt-to-income ratio. They may request additional documentation, sometimes more than once.

Do not change jobs, open new credit accounts, make large purchases, or move money between accounts in unusual ways during this period. Any of those can trigger re-verification and delay or kill your loan approval.

You will receive a Closing Disclosure at least three business days before closing. Review it carefully. Compare the numbers to your original Loan Estimate and flag anything that does not match.

Final Walkthrough

Within 24 to 48 hours before closing, you will do a final walkthrough of the property. The purpose is simple: confirm the property is in the same condition as when you went under contract, agreed-upon repairs have been completed, and the seller has moved out.

This is not a second inspection. It is a verification that nothing changed between your inspection and closing day.

Closing Day

Closing happens at the title company. You will sign the loan documents, the deed transfers, and your funds are wired. Plan for about an hour of signing. Bring a valid government-issued ID.

In Utah, the deed is recorded with the county the same day or the next business day. Once recorded, the property is legally yours and you will receive the keys.

Timeline Summary

Days 1 to 3: Deliver earnest money, schedule inspection.
Days 3 to 10: Complete inspections, negotiate repairs if needed.
Days 10 to 18: Due diligence deadline passes, appraisal ordered and completed.
Days 18 to 35: Loan underwriting, title work, Closing Disclosure issued.
Days 35 to 45: Final walkthrough and closing.

Every transaction is different, and timelines can shift based on lender speed, inspection findings, or title complications. The best thing you can do is respond quickly to document requests, keep your finances stable, and stay in close contact with your agent.

If you are buying in Cedar City or anywhere in Southern Utah and want an agent who has been through this process hundreds of times, reach out here or call 435-708-1937.

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Contact Gerardo Lopez | RE/MAX Properties | 435-708-1937

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