435 Podcast: Southern Utah

Southern Utah's future won't be decided by accident.

We take you inside the most consequential choices shaping St. George right now—from Tech Ridge's emerging skyline and the plan to heal the Black Hill scar, to the four paradoxes that determine whether growth feels livable or overwhelming: housing, resources, wages, and heritage.

What You'll Get in This Episode:

• Tech Ridge vision – skyline impacts, 60 acres of parks and trails, and smarter traffic with new southern access
• Black Hill scar fix – why this signals stewardship and design standards for the future
• Housing paradox – supply constraints on only 11% developable land vs. policies that inflate demand
• Resource limits – water scarcity, hillside ordinances, and view corridors that protect ridges
• Jobs and wages – moving from population-tied sectors to higher-pay career ladders
• Heritage and identity – trails, lights, festivals, and shared rituals that bind newcomers to long-timers
• Balance of power – courts vs. executive authority and Utah's redistricting tension
• Community spotlight – Stuff The Bus toy drive at Station One on December 5th
• Live format plans – upcoming guests and a call for your input

This is a candid, on-the-ground tour of how density, design, and economic mix can protect views, trails, and small-town character while raising incomes and keeping families here. From clustered mixed-use neighborhoods to the policies that make beauty non-negotiable, we lay out the roadmap to grow with intent.

We also zoom out to the national headlines shaping the backdrop: UAP revelations, courts rebalancing executive power, and how these threads pull back to local stakes—trust in institutions, transparent tradeoffs, and the social fabric that keeps neighbors moving in the same direction.

If you care about where St. George is headed over the next 20 years, this is your jumping-in point.

Subscribe, share with a neighbor, and tell us in the comments: What heritage do you refuse to lose as Southern Utah grows? Your voice is the difference between growth that happens to us and a future we build on purpose.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

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 #StGeorge #SouthernUtah #UtahPolitics #HousingCrisis #TechRidge #WashingtonCounty #CommunityDevelopment #The435Podcast 

 [00:00:00] Opening Banter And Show Setup
 [00:07:15] Tech Ridge Plans And The Black Hill Scar
 [00:18:40] Density, Traffic, And Skyline Impacts
 [00:27:30] Age Of Disclosure And UAP Politics
 [00:38:05] Courts, Borders, And Balance Of Power
 [00:49:20] Community Drive: Stuff The Bus Details
 [00:53:45] Holiday Events Around Southern Utah
 [00:59:20] Framing Southern Utah's Growth Pillars 

Southern Utah is changing fast—and we’re breaking down the real forces driving growth, prices, politics, and water. This episode cuts through the noise to explain what’s really happening with drought, development, new builds, county policy, and the power struggles shaping the future of Washington County.

We start local with the Purgatory jail expansion, why the new medical wing matters, and how it ties into the region’s long-term fiscal strategy. Then we shift to housing and builder moves: Lennar tapping the brakes nationally while Pulte picks up new land in Desert Color. The message? The market isn’t dead—it’s cautious, competitive, and shifting.

And yes… water is still the #1 issue.
We break down the county’s five-stage drought plan, penalties tied to residential connections, what this means for high-use sites like golf courses, and the rising tensions between conservation, affordability, and growth. With the Colorado River negotiations stalled and the Lake Powell pipeline delayed, Washington County is leaning heavily on the Virgin River Basin and price signals to limit demand.

We also dig into:
• Bill Gates’ climate pivot + the energy demands of AI
• The myths behind 50-year mortgages and portable loans
• What actually helps affordability (first-time buyer aid, tiered rates, zoning reform)
• Why Utah’s redistricting ruling could reshape representation
• Plus: Four open city council seats in Hurricane, Ivins, Santa Clara & St. George—your chance to influence local policy without running a full campaign

If you care about Southern Utah real estate, housing affordability, growth, water policy, politics, or local government, this is the episode you can’t miss.

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Looking to buy, sell, or relocate in Southern Utah?
Visit realestate435.com — we’d love to help you find home or make your next move.

Follow us on all social platforms for real-time updates, behind-the-scenes insight, and local market news.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
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[00:00:00] Cold Open And Local Headlines
[00:05:36] Lennar Pullback Vs Pulte Land Bet
[00:11:12] AI Hype, Returns, And Bubble Risks
[00:17:06] Water Contingency Plan: Stages And Cuts
[00:28:12] Lower Vs Upper Basin Tensions
[00:34:18] 50-Year Mortgages And Tradeoffs
[00:41:20] Real Fixes: First-Time Aid And Zoning
[00:49:28] Direct Democracy Vs Representation
[00:53:15] Weekend Plans And Listener CTA

Fresh leadership, fresh pressure, and a fresh set of misconceptions.

We kicked off our first live show by unpacking Southern Utah's election night: Hurricane and Santa Clara shakeups, tight Springdale margins, and a notable flip in St. George. We explain why council vacancies won't be handpicked by mayors and how Utah's state code forces an open application process. It sounds procedural, but it decides who steers land use, growth, and the choices that shape our cities for decades.

What You'll Get in This Episode:
St. George mayoral change and council seat mechanics
Hurricane, Santa Clara, and Springdale results and close races
How vacancies are filled by council application and vote—not mayoral appointment
National outcomes and realistic limits on big-city agendas
Government shutdown pressure on SNAP benefits for 42 million Americans and air traffic controller pay
Uranium and vanadium mine restart in southeastern Utah: jobs, water treatment, and oversight
Data centers, grid demand, and nuclear versus solar tradeoffs
Redistricting shifts across states and Utah's Prop 4 timeline
Fed rate cut versus 10-year yield and mortgage myths busted
Washington County housing inventory, absorption rates, and pricing strategy
Who's buying, retiree inflows, and stable median prices around $525K

From local election mechanics to federal shutdown fallout, energy policy, redistricting fights, and what the Fed's cut really means for mortgages and local housing—we connect the dots so you see the bigger picture behind the headlines.

If this helped you understand what's really shaping Southern Utah, subscribe, share with a friend, and drop your questions in the comments—we'll feature the best ones on the next live show.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

[00:00:00] Live Launch And Format Shift
[00:03:54] Southern Utah Election Results
[00:11:02] How Vacant Council Seats Get Filled
[00:17:59] St. George Mayoral Flip And Impact
[00:27:27] Voter Turnout And Growth Pressure
[00:34:25] National Results And NYC Shockwaves
[00:41:08] Government Shutdown: SNAP And ATC
[00:50:15] Uranium And Vanadium Mine Restart
[00:58:45] Energy Demand, Data Centers, Costs
[01:04:02] Redistricting Fights In Multiple States

Want to know how a small city can protect its red rock vistas and still welcome new families? We sit down with a 31-year-old Ivins candidate who makes a clear, practical case for balancing heritage, housing, and modern city management—without turning the place into another resort corridor. He shares how growing up in Ivins, interning at the Utah Capitol, and working on statewide campaigns shaped a leadership style that blends clear principles with real listening, especially to younger residents who rarely see themselves on the council.

We dig into attainable housing mandates from the state and what a thoughtful, design-first response looks like: mixed housing near parks and paths, duplexes and quads that match neighborhood character, and targeted density along Highway 91 where infrastructure can support it. On the revenue side, we get into property taxes, constrained city funding models, and why smarter tools—like a narrowly scoped sales tax for public safety and even autonomous mowers to free staff for higher-impact work—can stretch dollars without sacrificing service. Throughout, he argues for a walkable fabric of small businesses—clinics, family restaurants, kid-friendly activities—that keep life local and sales tax steady.

Environmental protection is non-negotiable: water planning with the conservancy district, protecting Night Sky and Snow Canyon viewsheds, and accelerating land trusts through the Open Spaces Committee to preserve working farms and the rural feel. He also calls for a digital-first civic process: opt-in alerts for zone changes, short resident surveys, and regular plan updates so the data guiding decisions stays current. It’s a candid, hopeful blueprint for a city that holds on to what it loves while making room for who’s next.

Please make sure you like and subscribe, share it with other voters throughout Washington County to help them make informed decisions in the upcoming election. Visit VoteSTG.com for more candidate interviews.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

[00:00:00] Series Kickoff: 2025 Municipal Focus
[00:06:35] Tragedy, Civic Wake‑Ups, and Engagement
[00:09:45] Why Run: Experience from Capitol to Campaigns
[00:13:10] Leadership Philosophy: Trusteeship vs. Delegation
[00:20:45] Pragmatism, Principles, and Finding Middle Ground
[00:28:30] Taxes, Revenue Limits, and Policy Tradeoffs
[00:38:20] Data, Notices, and Smarter Civic Tools
[00:46:30] Heritage vs. Innovation: Preserving Open Space
[00:50:20] Mixed Housing, Density, and Design

Want the real story behind “managing growth” in a fast-changing town? We sit down with Hurricane’s mayoral candidates for a candid, side-by-side look at how zoning, infrastructure, and budgets determine whether a city keeps its soul while adding homes, roads, and services. We dig into the general plan’s role in preventing costly pivots, why density—more than raw population—is the key lever leaders can pull, and how water, power, sewer, and access act as hard gates on what gets built and when.

Water takes center stage. You’ll hear where will-serve letters help—and where they fall short—plus the nuts and bolts of reuse: Type 1 irrigation, trunk lines, and the Confluence Park buildout that shifts pristine spring water back into homes. We talk real costs, from treatment plants that inflated from $24M to $38M, to the reality that water will keep getting pricier. Power isn’t far behind: coal retirements, stalled nuclear prospects, and storage-limited renewables complicate the resource mix, even as Hurricane maintains backup generation and shares in regional plants.

If you’ve ever wondered why “affordable housing” rarely shows up next door, this conversation goes beyond slogans. We break down lot sizes, and why smaller, deed-restricted pockets spread through neighborhoods can support young families without creating high-rise blocks. We also get honest about impact fees—they’re cost allocation, not a growth throttle—and how zero-based budgeting, under-forecasted revenues, and cash-funding capital projects keep the city resilient. Finally, we challenge the idea that “small-town feel” means freezing time. It’s built by open doors at city hall, events like Peach Days, and a culture that welcomes newcomers while honoring property rights and a shared plan.

Please make sure you like and subscribe, share it with other voters throughout Washington County to help them make informed decisions in the upcoming election. Visit VoteSTG.com for more candidate interviews.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

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[00:00:00] Intro and welcome
[00:04:06] Stick to the General Plan or Pay Later
[00:10:18] Water Reality: Will-Serve Letters and Risk
[00:16:48] Power Supply Constraints and Regulation
[00:20:12] Sewer Capacity, Treatment Plants, and Cost Inflation
[00:31:12] Resorts, Short-Term Rentals, and Balance
[00:38:10] Incentives, Impact Fees Timing, and Market Frictions
[00:46:20] Impact Fees: Costs, Myths, and Drainage Gaps
[00:51:10] Budgeting Philosophy: Zero-Based and Cash-Funded Projects
[00:56:00] Campaign Climate, Civility, and Voter Guidance

Growth doesn’t wait for perfect alignment, and neither should we. This conversation with Mayor Michele Randall digs into the choices shaping Southern Utah right now: a Northern Corridor designed to relieve real congestion, a beloved Zone Six worth protecting, and a Western Corridor that shouldn’t split SunRiver’s sense of place. We walk the ground-level details—UDOT influence, MPO dynamics, SITLA’s school-funding mandate, and federal timelines—so you can judge the trade-offs with clear eyes.

We also trace how traffic and housing connect. St. George’s topography and past land-use shifts created choke points that neighborhood commercial can finally ease. Think daily needs embedded near homes, fewer cross-town trips, and smarter corridors that carry regional growth without turning downtown into a freeway. On the housing front, Michele backs practical flexibility: ADUs in every zone, mixed-style neighborhoods, studio and mid-rise apartments near jobs like Tech Ridge, and a faster, clearer path through approvals. Affordability isn’t solved by slogans—it’s zoning, timing, and supply that work together.

Budgets matter because priorities do. You’ll hear the unvarnished timeline behind the proposed property tax increase, why the council reversed course at truth-in-taxation, and how the city still funded core public safety—new stations, equipment, and a majority of planned positions—by cutting elsewhere and tapping capital funds. We get into the city’s new budgeting approach where council priorities lead and departments build to outcomes: safer streets, maintained roads, reliable parks, responsive services.

Along the way, we confront labels and look at leadership. Michele argues that a nonpartisan mayor meets with everyone, protects heritage with context (from national historic status for the Sugar Loaf and the “D” to a new interpretive trail), and keeps the focus on what makes daily life better. She addresses attendance rumors head-on, shares her health journey, and emphasizes how city work continued seamlessly with strong staff and open channels—public comment rebuilt, online submissions live, and direct contact by phone and email.

Please make sure you like and subscribe, share it with other voters throughout Washington County to help them make informed decisions in the upcoming election. Visit VoteSTG.com for more candidate interviews.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

[00:00:00] Intro and welcome.
[00:03:40] Rebuilding Public Comment
[00:12:45] Direct Access: Calls, Emails, Meetings
[00:16:45] How Agendas Get Made
[00:21:00] Northern Corridor: Support And Limits
[00:28:10] Zone Six: Protect Or Build
[00:33:40] Western Corridor And SunRiver
[00:37:45] Traffic, Land Use, And Neighborhood Commercial
[00:45:40] Zoning For Affordability: ADUs To Mixed Use
[00:53:10] Density, Tech Ridge, And Housing Types
[00:58:40] Budget, Taxes, And Public Safety Priorities

Greg Aldred shares his vision for St. George City Council as a retired general contractor with 44 years of community experience and a passion for innovative solutions to local challenges. His background in business, coaching, and community service has shaped his approach to governance, focusing on fiscal responsibility and practical problem-solving.

• Public safety should be the top priority for local government
• Advocates for a third-party efficiency audit of the city's $523 million budget
• Proposes a "10% Give Back Plan" requiring developers to set aside affordable housing for essential workers
• Believes water conservation is critical, estimating resources could be depleted within 18 years without intervention
• Supports preserving local cultural heritage while embracing technological innovations like passenger drones and monorail systems
• Emphasizes the need for government transparency with all spending and voting records available online
• Views his candidacy as an opportunity for one final term of service, pledging never to run again

Please make sure you like and subscribe, share it with other voters throughout Washington County to help them make informed decisions in the upcoming election. Visit VoteSTG.com for more candidate interviews.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

[00:00:00] Introduction to 2025 Municipal Elections
[00:00:45] Meet Greg Aldred: Family and Background
[00:03:15] Political Journey and Community Service
[00:08:45] City Government's Proper Role
[00:17:20] Housing Affordability and the 10% Plan
[00:29:30] Innovation, Heritage, and the Future
[00:38:40] Leadership Philosophy and Campaign Vision
[00:46:40] Final Thoughts and Contact Information

Jimmie Hughes joins us to share his vision for St. George as he runs for mayor in the upcoming 2025 municipal election, discussing how to balance growth and development while preserving the community's character.

• The importance of genuine public engagement beyond mandatory comment periods
• Northern Corridor debate and its connection to Zone Six protection
• Western Corridor planning and potential impacts on Sun River community
• Neighborhood commercial development as a traffic reduction strategy
• City budgeting process improvements focused on council priorities first
• Affordable housing challenges requiring holistic approaches beyond just building more units
• Data-driven decision making as essential for good governance
• The need for maintaining view corridors while allowing appropriate height in developments

Please make sure you like and subscribe, share it with other voters throughout Washington County to help them make informed decisions in the upcoming election. Visit VoteSTG.com for more candidate interviews.

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

[00:00:00] Introduction to Municipal Elections Series
[00:01:32] Jimmie Hughes on Public Engagement
[00:07:13] Northern Corridor and Zone Six Debate
[00:19:04] Western Corridor and Transportation Plans
[00:26:50] Public Transportation Possibilities
[00:34:07] City Growth and Commercial Development
[00:44:19] Budgeting Processes and Priorities
[00:52:04] Affordable Housing Challenges
[01:05:32] Closing Thoughts and Voter Turnout

When money can fix a problem, it's not really a problem—but what about when it can't? That's the question at the heart of this powerful conversation about the American Cancer Society's upcoming fundraiser at Black Desert Resort.

Patrick Manning, Managing Director of Reef Capital and Black Desert Resort, shares a deeply personal story about how cancer touched someone close to him, transforming his understanding of problems that can and cannot be solved with resources alone. This revelation drives his commitment to supporting the American Cancer Society's mission in Southern Utah, where they're building something remarkable.

The third annual Gala and Golf Tournament, scheduled for September 22nd at the stunning Black Desert Resort, aims to raise $350,000 for cancer patient services. What began with 120 people in a tent on an undeveloped golf course has evolved into a 500-person gala in the resort's grand Onyx Ballroom. We explore how these funds directly impact cancer patients through practical support services—free housing at Hope Lodge, transportation through Road to Recovery, and even pet sitting for those traveling for treatment.

Sibel Barnard from the American Cancer Society explains how these services address the often-overlooked logistical and financial challenges cancer patients face beyond medical treatment itself. The statistics are encouraging: cancer fatalities have declined 33% since the 1990s, showing how community efforts truly make a difference.

We also get an insider's look at Black Desert's development, with Patrick sharing exciting updates about the resort's seven restaurants, new pool area, and forthcoming attractions including a water park, pickleball facility, and 3,000-seat concert venue. Ryanne Day of STG Eats provides valuable insights into Southern Utah's evolving restaurant scene, highlighting how social media consistency and collaboration help local businesses thrive in a competitive market.

Whether you're interested in supporting a worthy cause, networking with community leaders, experiencing Black Desert's luxury, or simply enjoying an extraordinary evening culminating in a spectacular drone show—this event offers something meaningful for everyone. Join us for a day that combines golf, gourmet dining, entertainment, and the opportunity to make a difference in the fight against cancer.

Find Utah Golf For The Cure here:
https://utahgolfforthecure.org/

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

[00:00:00] Introduction to the ACS Fundraiser
[00:03:01] Meet the Committee and Event Details
[00:04:47] Understanding the American Cancer Society
[00:10:21] Gala and Golf Tournament Experience
[00:22:12] Black Desert Resort Updates
[00:29:07] St. George Food Scene with STG Eats
[00:43:22] Patrick's Personal Motivation
[00:49:14] Closing and Event Information

Congressional Representative Celeste Maloy discusses energy needs, economic policy, and public land management while reflecting on America's approaching 250th anniversary.

• AI searches on smartphones require as much energy as driving an electric vehicle for a kilometer, highlighting our growing energy demands
• The "Big Beautiful Bill" made Trump tax cuts permanent, eliminated taxes on first $25K in tips, expanded child tax credit, and supported small businesses
• Medicaid and SNAP reforms aim to return to pre-COVID spending levels while ensuring benefits reach intended recipients
• Land transfer amendments for Washington County infrastructure faced opposition despite targeting specific parcels for roads, trails and water systems
• Legislation to help the Shivowitz Band of Paiute Indians develop their land would allow limited waivers of sovereignty to make contracts enforceable
• America's 250th anniversary provides opportunity to reflect on our resilience through Civil War, Great Depression and other challenges

Find Celeste Maloy here:

https://maloy.house.gov/

Looking for a Real Estate expert? Find us here!

www.wealth435.com
https://linktr.ee/wealth435

Below are our wonderful friends!

Find FS Coffee here:
https://fscoffeecompany.com/

Find Tuacahn Amphitheater here:
https://www.tuacahn.org/

Find Blue Form Media here:
https://www.blueformmedia.com/

 [00:00:00] The 435 Podcast Introduction

[00:08:38] Energy Demands of AI Technology 

[00:13:05] Misconceptions About the "Big Beautiful Bill" 

[00:14:29] Making Trump Tax Cuts Permanent 

[00:27:37] Utah's Position for Energy Development 

[00:32:17] Public Land Debates and Amendments 

[00:36:33] Shivowitz Band Development Bill 

[00:40:10] America's 250th Anniversary Reflection