Should you rent or sell your St. George home?
An honest look at both options from a property management company that will tell you when selling is the smarter move.
Written by Nathan Holt, Principal Broker
Nathan leads Treasured Properties Management PLLC and runs the rental side of every rent-or-sell analysis. He holds a master’s degree in business and brings a background in financial planning and corporate banking, so he looks at your home the way a lender would: cash flow, return on equity, risk, and how it fits your bigger financial picture.
That’s why our rental numbers are conservative and complete. Mortgage, taxes, insurance, management, vacancy, maintenance and capital expenses all go in before we call a home a good rental.
Last updated November 2026.
Six questions that decide it
These are the questions we walk every owner through.
How much equity do you have?
Southern Utah has appreciated a lot in recent years. If you bought before 2021, you may have more equity than you think. Selling can lock in those gains, often tax-free under Section 121. Renting keeps the equity invested in the home, but tied up.
What would your home actually rent for?
Most owners guess too high or too low. We pull comparable rentals in Washington County, factor in season, and give you a realistic number. For a quick range, try the rent estimator.
Does it cash flow after the mortgage, management and vacancy?
Rent minus mortgage isn’t cash flow. Real cash flow subtracts principal, interest, taxes, insurance, management, a vacancy reserve and maintenance. Nathan Holt runs this line by line, and if the number is thin or negative, he’ll tell you.
What’s your timeline: 2 years or 10?
Short timelines usually favor selling. Long ones usually favor renting. In the 3 to 5 year middle, renting now and selling later often wins, and your timeline also decides whether the Section 121 exclusion is still available.
Are you ready to be a landlord?
A rental is a business. Even with professional management, you’ll review statements, approve repairs and sometimes carry a vacancy. If that would drain you, the cash flow may not be worth it.
What are the tax effects?
Section 121 can exclude up to $250,000 of gain ($500,000 married filing jointly) if you owned and lived in the home 2 of the last 5 years, so after moving out you generally need to sell within 3 years to keep it. Rentals offer depreciation, deductions and 1031 exchanges. A CPA should confirm your situation.
Renting vs. selling, side by side
The case for renting
- Steady demand. Healthcare, Utah Tech University, retirees and seasonal residents keep good rentals full.
- Long-term appreciation. Holding longer captures more of Washington County’s growth.
- Cash flow plus paydown. Your tenant helps pay down the mortgage while you keep the asset.
- Tax advantages. Depreciation, interest, repairs and management fees can be deductible.
- You keep the door open. You can always sell later. You can’t un-sell.
The case for selling
- Lock in today’s equity. Markets move both ways.
- Section 121. Up to $500,000 of gain may be tax-free if you lived there 2 of the last 5 years.
- No landlord duties. No vacancies, repair calls or turnover.
- Put the money to work. Fund a new home, a better investment, a business or retirement.
- Simpler taxes and estate planning.
Rent now, sell later, with a plan
The option most owners never hear about: rent for a set window, then sell on your timeline.
- Rent for 2 to 3 years while the home appreciates and your tenant pays down principal
- Track your Section 121 window: generally sell within 3 years of moving out to keep the exclusion
- Depreciation taken while renting is taxed when you sell, even if the rest of the gain is excluded
- A 1031 exchange can roll the proceeds into a better-performing property, tax-deferred
Example: a Washington Fields home
Illustrative numbers. Yours will differ, and we’ll run them free.
2,100 sq ft home, bought in 2019 for $310,000
Value today about $575,000. Mortgage balance about $220,000.
Sell today
~$320,000Net proceeds after about 6% selling costs. Likely tax-free under Section 121 if you lived there 2 of the last 5 years.
Rent it out
~$480/moEstimated cash flow after mortgage, taxes, insurance, 9% management and reserves, plus about $7,000 a year in principal paydown.
Neighborhood by neighborhood
Washington Fields
Strong family rental demand and a wide buyer pool. Works either way depending on your equity.
Desert Color
Short- and long-term rental potential with active buyers. Resort-style amenities support pricing either way.
Little Valley
Strong family buyer demand and reasonable rental cash flow. Often a good time to sell with meaningful equity.
SunRiver
Age-restricted, with a specific buyer profile. HOA rental rules often make selling the better path. Verify the rules first.
Entrada at Snow Canyon
A luxury market with patient, qualified buyers, where marketing and execution matter most.
Bloomington
Established neighborhoods with solid rental history. Good candidates for rent now, sell later.
Ivins and Kayenta
Lifestyle and retiree demand with strong sale values. Specialty rentals can work, but supply is thin.
Santa Clara
Tight inventory supports both sale prices and rents. Timeline and taxes usually decide.
Hurricane and Washington
Growing population, new-construction competition and commuter rental demand. A numbers decision.
If selling is the better move
We can refer you to Troy Moultrie, Associate Broker with Real Broker, LLC. Troy works for a separate company, and you’re always free to choose your own agent.
Troy has helped Southern Utah homeowners since 2019, including homes that didn’t sell with another agent. Before real estate he spent decades building and remodeling homes by hand, and he recently earned his Utah B100 general contractor license, so he can tell you which pre-listing fixes are worth making. He holds the CDRE, CLHMS Guild and MRP designations.
Call or text (435) 264-1444.
Case study: Entrada at Snow Canyon
A luxury home in Entrada sat on the market with another brokerage for more than a year at $700,000. Troy took over at the same price. With targeted pre-listing improvements, marketing aimed at the right buyer, professional photography and a planned launch, it went under contract in under 30 days.
With the prior brokerage
Days to contract, same $700,000 price
Listing services by Troy Moultrie, Associate Broker, Real Broker, LLC. Past results don’t guarantee future outcomes.
“Troy is a real pleasure to work with. He makes buying or selling a home a fun and enjoyable experience. His extensive marketing background has proven enormously successful at targeting the right buyers for his home sellers. I highly recommend him!”
“My siblings and I reached out to 3 separate realtors last summer after we lost our mom and needed to sell our parents’ wonderful home. We decided to move forward with Troy. He came up with some ideas as to what would help the house stand out. Within 2 weeks he had made the necessary improvements and had the home listed.”
“Troy is one of the very best realtors out there. He was responsive, professional, and very, very patient with a difficult situation. He went above and beyond to get the house sold. Troy has my highest recommendation!”
“He sold our home at the highest price, gave us suggestions in staging our home and had a professional photographer take pictures for the listing. Our home sold fast. If you need a great realtor, my husband and I highly recommend Troy Moultrie.”
Separate companies you can choose to use
Each has its own ownership, license, staff and finances. Use any one without the others.
Real estate sales
Troy Moultrie, Associate Broker, operating as Treasured Properties PLLC, with brokerage services through Real Broker, LLC (Luxury Division).
Property management
Treasured Properties Management PLLC, an independently licensed Utah property management company led by Nathan Holt, Principal Broker.
Home services
Utah Total Home Care LLC, doing business as Treasured Properties Home Solutions, with Court Larsen as Project Manager. Pre-listing work, renovations, turnovers and maintenance.
Nightly rentals
Novara Nightly Rentals manages vacation homes in St. George, Washington and Hurricane. Compare it with renting long-term.
Rent vs. sell questions
How much does property management cost in St. George?
Treasured Properties Management PLLC charges 8% to 10% of monthly rent, depending on property type and service level. That covers tenant placement, rent collection, maintenance coordination, lease enforcement, accounting and owner reporting.
What is the Section 121 exclusion and how do I qualify?
It lets you exclude up to $250,000 of gain on the sale of your primary home ($500,000 married filing jointly). You must have owned and lived in it as your primary residence for at least 2 of the 5 years before the sale. Confirm your situation with a CPA.
Can I sell a rental without paying capital gains?
Often. A 1031 exchange can defer capital gains when you roll the proceeds into another investment property within strict IRS deadlines. If you also meet the Section 121 test, part of the gain may be excluded, but depreciation taken while renting is still taxed. A CPA and a qualified intermediary should structure any exchange.
Do I need a license to rent out my home in St. George?
Utah doesn’t require a license to rent out a home you own, but St. George and many HOAs have rules on short-term rentals, minimum lease lengths and occupancy. We check what applies to your property before you commit.
What if I rent now and sell later?
We manage the rental. When you’re ready to sell, we can refer you to Troy Moultrie, a separate real estate agent with Real Broker, LLC, or you can choose any agent. With your permission, your property records can be shared so you don’t start over.
Should I sell or rent an inherited home?
Inherited homes have their own tax rules, including the step-up in basis, which often makes selling more attractive than owners expect. Talk with a CPA, and ask us to run both sides.
What does it cost to sell a house in Utah?
Total seller costs typically run 6% to 9% of the price once commissions, title fees, seller credits and negotiated repairs are included. You’ll get a net sheet before you list.
Do I have to use the affiliated companies?
No. Sales, property management and home services are provided by separate businesses with their own licensing and operations. Use one, two or all three, or none.
Real estate sales services are provided by Troy Moultrie, Associate Broker, Treasured Properties PLLC, brokered by Real Broker, LLC (Utah License #12114548-PB00). Utah Total Home Care LLC is a separate company. Each is an independent legal entity, and referrals are optional. This page is general information, not tax, legal or financial advice. Consult a CPA or attorney about your situation. Example figures are illustrative.