The counties are not interchangeable
Iron County and Washington County are separate markets with separate statistical areas. Kane and Sevier are separate again. An agent working from regional averages is working from a blend that describes none of them accurately.
Ask where the number came from
Every figure in a pricing conversation should come with a county and a date. If it does not, ask. A comparable from the wrong county or from eight months ago is not a comparable.
Fewer sales means each one matters more
In smaller markets a single transaction can move the average. That cuts both ways: it makes monthly statistics noisy, and it makes genuinely comparable recent sales unusually valuable.
Reaching buyers who are not here yet
A significant share of buyers in Southern Utah are shopping from elsewhere. They see a listing on a screen long before they see it in person, which means how it is presented online is not a nice-to-have.