Question 1

What is the asking price for 2549 BLACK SAGE, Cedar City?

Accepted Answer

2549 BLACK SAGE, Cedar City is listed at $663,900 ($186/sqft). The original list price was $689,000, representing a reduction of $25,100. This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 2549 BLACK SAGE, Cedar City have?

Accepted Answer

This Residential features 6 bedrooms, 5 bathrooms, 3,576 square feet of living space. It is a 3-story home. The lot is 0.2 acres.

Question 3

When was 2549 BLACK SAGE, Cedar City built?

Accepted Answer

This property was built in 2025, making it 1 years old. As a newer construction, it likely features modern building codes, energy-efficient systems, and contemporary finishes.

Question 4

What type of property is 2549 BLACK SAGE, Cedar City?

Accepted Answer

2549 BLACK SAGE, Cedar City is a Residential (Single Family Residence). The architectural style is Rambler/Ranch. It is located in the BLACK SAGE subdivision. Zoning: Single-Family.

Question 5

Does 2549 BLACK SAGE, Cedar City have a garage or parking?

Accepted Answer

Yes, this property includes a 3-car garage and 5 open parking spaces. Total parking capacity: 8 vehicles.

Question 6

Is there an HOA for 2549 BLACK SAGE, Cedar City?

Accepted Answer

No, this property is not part of a homeowners association, which means no monthly HOA fees. Homeowners maintain full control over their property without HOA restrictions or assessments.

Question 7

What are the key features of 2549 BLACK SAGE, Cedar City?

Accepted Answer

Interior features include: Accessory Apt, Basement Apartment, Closet: Walk-In, Den/Office, Kitchen: Second. Exterior features include: Basement Entrance, Double Pane Windows, Patio: Covered, Walkout, Patio: Open.    View: Mountain(s).

Question 8

Is 2549 BLACK SAGE, Cedar City a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Great Deal (vs Similar)" with a deal score of 85/100. Key deal signals: Priced 11% below similar homes; 6.7% year-over-year market appreciation; 4% price reduction from original list. The price is 11% below similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.

Question 9

How does this price compare to similar homes in Cedar City?

Accepted Answer

The median price for similar properties in the area is $744,500 (based on 9 homes). At $663,900, this listing is 11% below the median for comparable homes. It ranks #Below Similar among similar listings by value.

Question 10

Has the price been reduced on 2549 BLACK SAGE, Cedar City?

Accepted Answer

Yes, the price has been reduced by 3.6% from the original list price of $689,000 to the current price of $663,900 — a reduction of $25,100. Price reductions can indicate seller motivation or market adjustment.

Question 11

What would the monthly mortgage payment be for 2549 BLACK SAGE, Cedar City?

Accepted Answer

At the current 30-year mortgage rate of 6.52% with 20% down, the estimated monthly principal and interest payment is $3,364. Including estimated taxes, the total monthly cost is approximately $3,364. A 15-year mortgage at 5.84% would be $4,436/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 12

How long has 2549 BLACK SAGE, Cedar City been on the market?

Accepted Answer

This property has been listed for 242 days. The average days on market in Cedar City is 78 days, meaning this listing is taking longer than the local average. Extended time on market may present negotiation opportunities for buyers.

Question 13

Is 2549 BLACK SAGE, Cedar City a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $61,519 with a gross rental yield of 9.3%. Net rental yield (after estimated expenses): 6.0%.  Estimated debt service coverage ratio (DSCR): 1.34. Investor score: 60/100. These are estimates based on area comparables.

Question 14

What is the estimated rental income for 2549 BLACK SAGE, Cedar City?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $5,127 ($61,524/year). The gross rent multiplier is 10.8x (lower is generally better for investors). Actual rental income will depend on property condition, local demand, and management approach.

Question 15

What lifestyle features does 2549 BLACK SAGE, Cedar City offer?

Accepted Answer

Propaired's AI has identified 3 lifestyle features for this property: ADU/Multigenerational, Scenic Views, New Construction. The primary lifestyle niche is "new_construction." These tags are derived from MLS data, property features, and location analysis.

Question 16

Is 2549 BLACK SAGE, Cedar City new construction?

Accepted Answer

Yes, this is a new construction property built in 2025. New construction in Utah typically includes modern energy codes, current building standards, builder warranties, and contemporary finishes.  Review the builder warranty terms and any remaining items on the builder punch list.

Question 17

What recreation is near 2549 BLACK SAGE, Cedar City?

Accepted Answer

This property has a recreation score of 73/100. Nearby recreation includes: The C Trail trailhead (3.4 mi); Park Discovery park (1.3 mi); Cedar Ridge Golf Course (4.4 mi); Frontier Homestead SP (3.1 mi); Zion NP — Kolob Canyons (I-15) (9.7 mi). Skiing: Brian Head Resort (13.7 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 18

Are there hiking trails near 2549 BLACK SAGE, Cedar City?

Accepted Answer

Yes, the nearest trailhead is The C Trail, just 3.4 miles from the property. Frontier Homestead SP is 3.1 miles away. Utah has over 10,000 miles of hiking trails across its diverse terrain, from desert canyons to alpine meadows.

Question 19

How far is 2549 BLACK SAGE, Cedar City from a national park?

Accepted Answer

Zion NP — Kolob Canyons (I-15) is 9.7 miles from the property. Utah is home to five national parks (the "Mighty Five") — Zion, Bryce Canyon, Capitol Reef, Canyonlands, and Arches — plus numerous national monuments and recreation areas.

Question 20

What amenities and services are near 2549 BLACK SAGE, Cedar City?

Accepted Answer

This property has an amenity proximity score of 54/100. Nearby services include: Grocery: Avondale's (4.5 mi); Hospital: Heart of Dixie Vein and Vascular Center - Cedar City (5.3 mi); Pharmacy: DLPT (5.1 mi); Dining: Little Caesars (3.3 mi). Gas station: 4.2 miles. Gym: The Boxing House of Southern Utah (5.0 mi).

Question 21

How far is the nearest hospital from 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest hospital is Heart of Dixie Vein and Vascular Center - Cedar City, approximately 5.3 miles from the property. The nearest fire station is 6.1 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 22

What schools serve 2549 BLACK SAGE, Cedar City?

Accepted Answer

Assigned schools: Elementary: South; Middle: Cedar Middle School; High: Cedar. There are 1 schools within 3 miles of this property. The highest-rated nearby school is Cedar Middle with a 53% state performance score (1.4 miles away). School district: Iron.

Question 23

What high school is near 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest high school is Cedar. View the full school profile on Propaired for test scores, enrollment, and student-to-teacher ratios.

Question 24

What elementary school is near 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest elementary school is South. Propaired provides full school ratings and comparison data for all schools in this area.

Question 25

What middle school is near 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest middle school is Cedar Middle School.

Question 26

What is the internet speed at 2549 BLACK SAGE, Cedar City?

Accepted Answer

This property has a broadband score of 100/100 (Excellent). Best available speed: 2000 Mbps download / 2000 Mbps upload. Fiber internet is available at this address. Available providers: AT&T (25 Mbps, Fixed Wireless); CenturyLink (1000 Mbps, Fiber); CenturyLink (100 Mbps, DSL). Total providers: 10.

Question 27

Is 2549 BLACK SAGE, Cedar City in a flood zone?

Accepted Answer

This property is classified as low.  Flood insurance is not typically required but may be recommended.  Always verify current FEMA maps as they are periodically updated.

Question 28

How does this listing compare to the Cedar City market?

Accepted Answer

2549 BLACK SAGE, Cedar City is listed at $663,900, which is above the Cedar City median of $440,000 by $223,900. There are currently 174 active listings in Cedar City. Homes in Cedar City sell in an average of 78 days. The average sale-to-list ratio is 98.5%.

Question 29

What is the Cedar City real estate market like in 2026?

Accepted Answer

In 2026, the median home price in Cedar City is $440,000. There are currently 174 active listings. Homes sell in an average of 78 days. The average sale-to-list ratio is 98.5%. This listing at $663,900 is above the Cedar City 2026 median.

Question 30

Are there other homes for sale in Cedar City?

Accepted Answer

Yes — there are currently 174 active listings in Cedar City. Browse all Cedar City homes for sale at propaired.ai/listings/ut/cedar-city. Prices range around a median of $440,000. Homes in Cedar City are selling in about 78 days on average.

Question 31

What is the Cedar City neighborhood like?

Accepted Answer

High desert community. Gateway to Cedar Breaks and red rock hiking. Outdoor recreation, good schools, affordable, small-town feel with amenities. Cedar City is known for: high-desert, outdoor-recreation, affordable, red-rock. Population: approximately 33,000. Explore the full Cedar City market data and community guide on Propaired.

Question 32

How does this price compare to the Utah state average?

Accepted Answer

At $663,900, this property is above the Utah state median of $522,000 by $141,900. Cedar City prices are 16% below the state average. Utah's housing market varies significantly by region — front-range cities near SLC are typically more expensive than rural areas.

Question 33

What is the Propaired intelligence score for 2549 BLACK SAGE, Cedar City?

Accepted Answer

This property has a Propaired intelligence score of 69/100, combining deal value (85), recreation access (73), amenity proximity (54), broadband quality (100), and lifestyle features (3 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 34

What heating and cooling systems does 2549 BLACK SAGE, Cedar City have?

Accepted Answer

Heating: Electric,Gas: Central,>= 95% efficiency. Cooling: Central Air. Modern HVAC systems typically last 15-20 years with proper maintenance. Utah's climate ranges from sub-zero winters to 100°F+ summers, making reliable heating and cooling essential.

Question 35

What type of roof does 2549 BLACK SAGE, Cedar City have?

Accepted Answer

The roof material is Asphalt. Asphalt shingles typically last 20-30 years in Utah's climate. With a 1-year-old home, reviewing recent roof inspections is recommended.

Question 36

Does 2549 BLACK SAGE, Cedar City have a basement?

Accepted Answer

Yes, the basement is described as: Daylight,Entrance,Full. A daylight basement features windows for natural light, making the space more livable. Check for any signs of moisture or foundation issues during the home inspection.

Question 37

What is 2549 BLACK SAGE, Cedar City constructed from?

Accepted Answer

Construction materials include: Asphalt,Frame,Stucco. Frame/wood construction is the most common residential building method and allows for flexible floor plans.

Question 38

What are the water and sewer connections for 2549 BLACK SAGE, Cedar City?

Accepted Answer

Water source: Culinary. Sewer: Sewer: Connected.   Water is a critical consideration in Utah's arid climate.

Question 39

What is the commute like from 2549 BLACK SAGE, Cedar City?

Accepted Answer

2549 BLACK SAGE, Cedar City is located in Cedar City, in the Southern Utah region of Utah. With a population of approximately 33,000, Cedar City offers a residential setting. Commute times vary by destination — most Wasatch Front cities are within 30-60 minutes of downtown Salt Lake City via I-15. Consider rush-hour traffic patterns when evaluating this location.

Question 40

What shopping and dining is near 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest restaurant is Little Caesars (3.3 miles away) and the nearest grocery store is Avondale's (4.5 miles). Coffee: 21eleven Coffee House and Event Center (5.6 mi). Banking: State Bank of Southern Utah (20.4 mi). Overall amenity proximity score: 54/100.

Question 41

What is the Cedar City community like?

Accepted Answer

Cedar City is known for: high-desert, outdoor-recreation, affordable, red-rock, hiking. The city has approximately 33,000 residents. The median home price in Cedar City is $350,000. Explore the full Cedar City community profile on Propaired for detailed neighborhood insights.

Question 42

What would homeowner's insurance cost for 2549 BLACK SAGE, Cedar City?

Accepted Answer

Homeowner's insurance in Utah typically ranges from 0.3% to 0.5% of the home's value annually. For a home listed at $663,900, expect approximately $1,992-$3,320/year ($166-$277/month).   Get multiple quotes — rates vary significantly by insurer.

Question 43

What are the estimated closing costs for 2549 BLACK SAGE, Cedar City?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $663,900, expect approximately $13,278-$33,195 in closing costs. This includes title insurance, escrow fees, lender fees, recording fees, and prepaid items (insurance, taxes). Buyers should also budget for a home inspection ($300-$500), appraisal ($400-$600), and any lender-required reserves.

Question 44

What are the total estimated monthly costs for 2549 BLACK SAGE, Cedar City?

Accepted Answer

Estimated total monthly housing cost: $3,585. This includes principal & interest ($3,364 at 6.52% with 20% down), and estimated insurance (~$221/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 45

Is 2549 BLACK SAGE, Cedar City eligible for FHA or VA financing?

Accepted Answer

At $663,900, this property may exceed standard FHA loan limits and could require a conventional or jumbo loan. VA loans have no price cap but require VA eligibility.    Consult a mortgage lender for personalized eligibility.

Question 46

What is the estimated cap rate for 2549 BLACK SAGE, Cedar City?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 6.0%, based on estimated annual rent of $61,519 and a purchase price of $663,900. A cap rate above 6% is generally considered strong for residential investment.

Question 47

Is Cedar City a good rental market?

Accepted Answer

Estimated monthly rent in Cedar City is approximately $3,719. Homes in Cedar City sell in an average of 78 days, indicating moderate demand in this market. There are 174 active listings currently. Gross rental yield in this area: 9.3%. Utah's steady population growth continues to drive rental demand.

Question 48

Could 2549 BLACK SAGE, Cedar City be a 1031 exchange property?

Accepted Answer

Yes, 2549 BLACK SAGE, Cedar City could potentially qualify for a 1031 like-kind exchange if used as an investment or business property. A 1031 exchange allows deferral of capital gains taxes by reinvesting proceeds from one investment property into another. Key requirements include identifying a replacement property within 45 days and closing within 180 days. The property must be held for investment purposes — personal residences do not qualify. Consult a qualified intermediary and tax advisor for specific guidance.

Question 49

How does 2549 BLACK SAGE, Cedar City compare to recently sold homes nearby?

Accepted Answer

Based on 9 comparable properties, the median sold price in this area is $744,500. This listing is 11% below the comparable median. It ranks Below Similar among similar listings by value. The median for this property type specifically is $589,900. Comparable analysis is based on similar size, age, and location.

Question 50

Is the Cedar City neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 6.7% over the past year. The current Zillow Home Value Index for this area is $480,860. This listing is priced at 138% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 51

What is the price trend in Cedar City?

Accepted Answer

Cedar City's median price has decreased 30.4% month-over-month. Current median: $440,000. Days on market have decreased by 40.4% month-over-month. Homes are selling at 98.5% of list price on average. Monitor these trends to time your offer strategically.

Question 52

Is 2549 BLACK SAGE, Cedar City overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Great Deal (vs Similar)." At 11% below comparable homes, this property appears competitively priced. Deal score: 85/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 53

What school district is 2549 BLACK SAGE, Cedar City in?

Accepted Answer

This property is in the Iron school district. Assigned elementary: South. Assigned middle: Cedar Middle School. Assigned high: Cedar. School district boundaries can affect property values by 5-15%. Contact the district directly to confirm current enrollment boundaries, as they may change.

Question 54

What parks are near 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest local park is Park Discovery (1.3 miles away). The nearest state park is Frontier Homestead SP (3.1 miles). Nearest national park: Zion NP — Kolob Canyons (I-15) (9.7 miles). Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 55

Is there a golf course near 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest golf course is Cedar Ridge Golf Course, 4.4 miles from the property. Utah has over 80 golf courses statewide with a season running from March through November in most areas.

Question 56

Is 2549 BLACK SAGE, Cedar City move-in ready?

Accepted Answer

As new construction, this home is expected to be move-in ready with modern finishes and warranties.

Question 57

Does 2549 BLACK SAGE, Cedar City come with a home warranty?

Accepted Answer

No home warranty is currently included with this property. Buyers can request a home warranty as part of the purchase negotiation — they typically cost $400-$700/year and cover major systems and appliances. This is especially valuable for older homes.

Question 58

What is the lot like at 2549 BLACK SAGE, Cedar City?

Accepted Answer

The lot is 0.2 acres. Lot features: Curb & Gutter,Road: Paved,Sidewalks,Sprinkler: Auto-Full,View: Mountain,Drip Irrigation: Auto-Part. Terrain: Curb & Gutter, Road: Paved, Sidewalks, Sprinkler: Auto-Full, Terrain, Flat, View: Mountain, Drip Irrigation: Auto-Part. Views: Mountain(s).  Lot characteristics affect usability, privacy, and future improvement potential.

Question 59

What utilities are available at 2549 BLACK SAGE, Cedar City?

Accepted Answer

Available utilities include: Natural Gas Connected,Electricity Connected,Sewer Connected,Water Connected. Water source: Culinary. Sewer: Sewer: Connected. Utility costs in Utah vary by season — expect higher heating bills in winter and cooling costs in summer. Contact local utility providers for average monthly cost estimates for this address.

Question 60

Does 2549 BLACK SAGE, Cedar City have natural gas?

Accepted Answer

Yes, this property has natural gas service — the heating system is listed as: Electric,Gas: Central,>= 95% efficiency. Natural gas is the most common and cost-effective heating fuel in Utah, typically 30-50% less expensive than electric heating. The cooling system (Central Air) operates separately. Natural gas availability also supports gas ranges, water heaters, and fireplaces.

Question 61

Is there EV charging near 2549 BLACK SAGE, Cedar City?

Accepted Answer

The nearest EV charging station is Tesla Supercharger, approximately 4.2 miles from the property. With a 3-car garage, installing a home Level 2 EV charger is straightforward — most installations cost $500-$2,000 including the charger. Utah offers a growing EV charging network along major corridors and in urban centers. Convenient public charging is available nearby for supplemental needs.

2549 BLACK SAGE, Cedar City, UT 84720

2549 W BLACK SAGE DR, Cedar City, UT 84720

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