Bloomington & Bloomington Ranches — Luxury Real Estate Market Analysis (2026)
Neighborhood overview
Bloomington and Bloomington Ranches represent the upper-tier residential segment of the St. George real estate market. Located in the southern portion of the metro area, these neighborhoods are defined by large lots, custom-built homes, privacy, and unobstructed red-rock and desert views.
Bloomington Ranches, in particular, is known for estate-style properties, equestrian zoning, and a semi-rural atmosphere while remaining within a short drive of downtown St. George and essential services. For 2026 buyers, this area caters to high-net-worth households prioritizing space, exclusivity, and long-term value preservation rather than density or walkability.
Market trends & long-term performance (2016–2025)
Over the last decade, Bloomington-area properties have demonstrated some of the strongest absolute appreciation in Washington County. From 2016 to 2019, price growth was steady, supported by limited land supply and consistent demand for acreage properties.
Between 2020 and 2023, demand accelerated sharply as affluent buyers from higher-cost states sought larger properties, privacy, and remote-work-friendly homes. While the broader market softened in 2024–2025, Bloomington and Bloomington Ranches experienced shallower corrections due to low inventory and a scarcity of comparable luxury alternatives.
| Year | Estimated Median Sale Price | Approx. Price per m² |
|---|---|---|
| 2016 | $325,000 | $1,760 |
| 2018 | $395,000 | $2,140 |
| 2020 | $475,000 | $2,570 |
| 2022 | $620,000 | $3,360 |
| 2024 | $695,000 | $3,765 |
| 2025 | $675,000 | $3,650 |
Bloomington Ranches properties frequently exceed these medians due to land size and custom construction, often trading well above $800,000 depending on acreage and view corridors.
Price per m² — premium segment benchmarks
Price-per-square-meter figures in Bloomington are among the highest in the St. George area. In 2025–early 2026, most closed sales ranged between $3,300 and $4,200 per m², with trophy properties significantly above this range.
Buyers should note that price-per-m² varies more widely here due to land value being a larger component of total price compared to denser neighborhoods.
Housing stock & land characteristics
Bloomington’s housing inventory is dominated by custom-built residences rather than tract developments. Key characteristics include:
- Large single-family homes, often 200–400+ m².
- Lot sizes ranging from 0.3 acres to multi-acre parcels (Bloomington Ranches).
- Equestrian zoning and detached workshops or guest houses in select areas.
New construction is limited and typically owner-driven, which constrains supply and supports long-term value.
Infrastructure, access & lifestyle
Infrastructure in Bloomington focuses on privacy and low density rather than urban convenience. Roads are well maintained, traffic volumes are low, and properties benefit from generous setbacks.
| Factor | Description |
|---|---|
| Access | 10–15 minute drive to downtown St. George and medical services. |
| Outdoor amenities | Immediate proximity to desert trails, open space, and scenic viewpoints. |
| Retail & dining | Limited locally; residents rely on short drives for shopping and restaurants. |
Safety & neighborhood stability
Bloomington is considered one of the safest residential areas in the St. George region. Low population density, high owner-occupancy rates, and limited rental inventory contribute to minimal crime and strong neighborhood cohesion.
For families and retirees, this translates into quiet streets, minimal traffic, and a high sense of personal security.
Investment & wealth-preservation analysis
Bloomington properties are less suited to short-term speculation and more aligned with long-term capital preservation strategies.
- Primary residences: dominant buyer profile.
- Luxury rentals: niche demand, typically corporate or executive tenants.
- Land value: significant component of appreciation over time.
Limited land availability and zoning restrictions support long-term scarcity, making Bloomington attractive for buyers seeking stability and prestige rather than yield maximization.
Typical pricing bands (Bloomington area)
| Property type | Typical price range | Typical size |
|---|---|---|
| Standard custom home | $550,000 – $700,000 | 180–260 m² |
| Large-lot custom home | $700,000 – $950,000 | 260–350 m² |
| Estate / ranch property | $950,000+ | 350 m²+ |
Practical buying & selling tips
- Buyers: evaluate land quality, view corridors, and zoning rights carefully.
- Sellers: emphasize privacy, acreage, and custom features in marketing.
- Investors: underwrite for long holding periods — liquidity can be slower in luxury segments.