Living in Herriman, Ut: Frequently Asked Questions

Thinking about moving to Herriman, Ut? These are the questions I actually get asked — about prices, neighborhoods, the drive to work, and what there is to do on a Saturday — answered plainly. I am Sam Holman, a Realtor with Real Brokerage, LLC, and I have been helping people buy and sell across the Salt Lake valley for over 16 years.

What do homes cost in Herriman, Ut?

Here are the most recent numbers I trust, with their dates, because a stale price figure is worse than no figure.

• Median single-family home: $697,108 — Salt Lake Board of Realtors, ZIP 84096, second quarter of 2026.
• Median condo: $435,000 — same source, same quarter.
• Median sale price, all home types: $589,179 — Redfin, June 2026. This one is lower because it folds townhomes and condos in with houses.
• About $205 per square foot — Redfin, June 2026, essentially flat year over year.

For context, the median single-family home across all of Salt Lake County was $645,000 in that same quarter — an all-time county record. So Herriman runs roughly 8% above the county median for a house. You are paying a premium here, and it is mostly for newer construction and lot size.

Townhomes are where Herriman gets reachable. Asking prices on townhomes in 84096 currently run from around $360,000 into the high $500s. New construction, which Herriman has a great deal of, has a median asking price near $610,000, with entry-level product starting around $330,000 to $345,000 and custom homes running past $2 million. Ivory Homes, Richmond American, and EDGEhomes are the builders you will see most.

A word on the current market: it is not the frenzy of a few years ago. Homes were averaging about 49 days on market in June 2026, a week longer than the year before. Roughly 23% of homes sold above asking price, and the typical home sold at about 99.5% of list. That is a balanced market drifting slightly toward buyers. If you are buying, you have room to negotiate and time to inspect. If you are selling, pricing correctly the first week matters more than it has in years.

What is the cost of living in Herriman, Ut?

Housing is the expensive part; most everything else is close to ordinary.

Property taxes are where Utah is genuinely friendly to homeowners. Utah gives a primary residential exemption of 45% — meaning if you live in the home, you are taxed on 55% of its market value, not the whole thing. On a $700,000 Herriman home, you are taxed on $385,000. That exemption covers the house plus up to one acre. It does not apply to rentals or second homes.

Rates in Salt Lake County vary by tax area; the county average combined rate has run around 1.46% of taxable value, which after the 45% exemption works out to roughly 0.8% of what you actually paid for the house. Herriman City's own share of your bill is small — the city says it collects only about 1.6% of what a resident pays in total property tax, across sixteen separate taxing entities.

Utah also has a flat state income tax rather than brackets, and the Legislature has trimmed the rate in most recent sessions.

HOAs are common here — Herriman is a heavily master-planned city, and Herriman's own records list nearly fifty HOA communities. Townhomes and newer subdivisions almost always have one. Dues vary widely enough that I will not quote a range; ask me for the actual dues on any specific home and I will pull them.

What are the best neighborhoods in Herriman, Ut?

Herriman is really several distinct places, and which one suits you depends on whether you want views, walkability, or a shorter drive.

Rosecrest is the big one — a large multi-phase area on Herriman's southern hillside, made up of communities like Rosecrest Village, Overlook at Rosecrest, Mountain Heights at Rosecrest, Juniper Bend, and Payton's Quarry. It sits high, so views are the draw, and the city has built out real infrastructure here: Rosecrest Park, a splash pad, and tennis courts all on Rosecrest Road.

South Hills and Panorama are the other two southern-hillside developments. South Hills is built around parks, trails, and preserved open space. Panorama is newer and still filling in; the city has a major park planned there by the end of 2028, and Jordan School District owns land inside it for a future elementary. One honest caveat on Panorama: it sits near Camp Williams, and the city has required noise-mitigation measures because of it. Worth knowing before you tour.

Herriman Towne Center is the city's commercial core and the closest thing Herriman has to a walkable center. The Commons at Herriman Towne Center, a 200,000-plus square foot retail and restaurant development between 13200 South and 13400 South, broke ground in June 2025. Trader Joe's is slated for fall 2026 and Target for 2027. If you want to be able to walk to dinner, this is the part of town that is becoming that.

Olympia is the wild card — a 933-acre development in northwestern Herriman, annexed into the city in 2021, being built out in phases with housing, commercial, and open space. It will change the north end of the city substantially over the next decade.

Anthem, in the north, sits along Anthem Park Boulevard near Copper Mountain Middle. The Cove at Herriman Springs, on the west side near Rose Canyon, has its own city park with a stocked fishing pond. Rose Creek, Hamilton Farms, Tuscany and Umbria Estates are established pockets, each with their own neighborhood parks. Hidden Oaks is one of the more active new-construction communities right now, with Ivory Homes, Alpine Homes and Desert West all building there.

And then there is old Herriman — the historic Main Street core, with no HOA and a completely different feel from the hillside subdivisions. Small inventory, but it exists, and some buyers want exactly that.

Which of these is right for you usually comes down to two things: how high up you want to be, and which schools you want. Send me your must-haves and I will narrow it to the three or four areas that actually fit.

How are the schools in Herriman, Ut?

Herriman is served by Jordan School District and has two comprehensive high schools inside city limits — Herriman High School and Mountain Ridge High School — plus three charter organizations across five campuses.

The thing to know before you fall in love with a house: two middle schools physically in Herriman feed different high schools. Copper Mountain Middle feeds Herriman High; Fort Herriman Middle feeds Mountain Ridge. And Ridge View Elementary serves only K–3 while Juniper Elementary serves only 4–6, as a paired campus.

I wrote a full guide to this — every public and charter school with grade levels, addresses and links, plus how boundaries work, how to check a specific address, and how open enrollment works: Best Schools in Herriman, Ut: A Parent's Guide for Families.

What is the commute like from Herriman, Ut?

Herriman sits in the southwest corner of Salt Lake County, and that geography defines the commute: you are closer to Lehi than to downtown.

Rough driving distances from the middle of Herriman, in free-flowing traffic — add real time for rush hour:

• Point of the Mountain / Silicon Slopes (Lehi): about 14 miles, around 25 minutes
• Salt Lake City International Airport: about 22 miles, around 35 minutes
• Downtown Salt Lake City: about 28 miles, around 37 minutes

Mountain View Corridor (SR-85) is the road that matters. It is the north-south spine serving Herriman, and UDOT is in the middle of converting it into a full freeway — freeway construction north of Porter Rockwell Boulevard is expected to begin in late 2026. That is short-term disruption for a long-term gain, and it is a real factor if you are buying near it.

One correction I make often: Bangerter Highway does not run through Herriman. You reach it through Riverton or Bluffdale. I-15 is likewise east of you, reached via Bangerter at 13800 South in Draper or through Riverton.

Transit: the nearest TRAX light rail is Daybreak Parkway station in South Jordan, the southwest terminus of the Red Line that runs to the University of Utah. It is roughly 3 miles and about 7 minutes from central Herriman, with a free 400-space park-and-ride lot. If one person in the household commutes downtown or to the U, that is a genuinely workable option.

What is there to do outdoors in Herriman, Ut?

This is the part of Herriman people underestimate. The city maintains 51 parks, roughly 2,700 acres of open space, more than 37 miles of primitive trails into the Oquirrh foothills, and over 23 miles of paved trails and walkways.

Blackridge Reservoir (15000 South Ashland Ridge Drive) is the signature spot — a city reservoir with a sandy beach, playground, and picnic pavilions. Swimming, kayaking and paddleboarding are allowed; fishing and motorized boats are not. Two honest notes, because I would rather you hear them from me: there is no lifeguard, and from May 1 through early September there is a $15 all-day parking fee on weekends and holidays, with real fines for parking in the neighborhood instead. It gets crowded. Go on a weekday.

W & M Butterfield Park (6212 West Butterfield Park Way) is 60 acres and the city's event grounds — five baseball fields, three rodeo arenas, a stall barn, and the venue for both Towne Days and the rodeo.

J. Lynn Crane Park and Plaza on Fort Herriman Parkway is the community heart: a stage, a splash pad in summer, and in winter an outdoor ice ribbon — a loop-shaped skating trail rather than a rink, with fire pits and pergolas alongside. I do not know of another city on this side of the valley with one.

Juniper Canyon Recreation Area is 72 acres connecting neighborhoods up to the Herriman hills trail system, with a bicycle playground called "the Pit," a pump track, and a bike repair station. A third phase, expected in fall 2026, adds a west trailhead and a progression-based bike jump park.

Butterfield Trailhead Regional Park, opened in 2023 by Salt Lake County with Kennecott and the BLM, added more than 13 miles of multi-use trail and connects into Rose and Yellow Fork Canyon — hiking, running, mountain biking, horseback riding. Motorized vehicles are not allowed.

Butterfield Canyon itself, the paved Kennecott-owned road that climbs to 9,180 feet above the city, is a favorite drive — but check before you go. It is closed every year from November 1 to June 1, and it has also been closed for storm damage. Do not plan a Saturday around it without confirming it is open.

Other spots worth naming: The Cove at Herriman Springs has a stocked fishing pond with a cleaning station. Ranches Park on 13400 South has the city skate park. L & L Hamilton Park has an all-abilities playground. And the J.L. Sorenson Recreation Center at 5350 West Herriman Main Street — run by Salt Lake County — has an eight-lane lap pool with diving boards, a leisure pool with water slides and a current channel, three basketball courts, six racquetball courts, and a full gym.

Herriman is also home to the Zions Bank Real Academy, Real Salt Lake's 42-acre training campus, including Zions Bank Stadium — a 5,000-seat venue that opened in 2018 and hosts the Utah Royals, Real Monarchs, the Utah Warriors rugby club, and more. A professional sports campus inside a city of this size is unusual.

What are the big events in Herriman, Ut?

Fort Herriman Towne Days in June is the largest event of the year — a parade, carnival, chalk art festival, live music, a drone show, and fireworks, centered on Butterfield Park and Crane Park.

The Fort Herriman PRCA Rodeo is a separate event in late May, also at Butterfield Park — professionally sanctioned, with a $40,000 added purse, and Mutton Bustin' for the four-to-seven-year-olds. People conflate the two constantly; they are about a month apart.

Herriman Howl in early October is the free Halloween event at Crane Park — trick-or-treating, a dog costume contest, food trucks and a DJ.

Is Herriman, Ut a good place to live?

Here is my honest read after years of working this side of the valley.

Herriman was incorporated in June 1999 with roughly 800 residents. The Census estimates it at 63,282 as of July 2025. It was, by Census measure, the fastest-growing city over 10,000 people in the entire United States between 2010 and 2019. The median age is 32.4, well under the national 39.1. That tells you almost everything: this is a young city full of young families, and it is still being built.

What that gets you: newer homes, new schools, real parks, unusually good trail access, and a genuine sense that the place is going somewhere. What it costs you: construction, changing school boundaries, traffic on roads that were designed for a smaller town, and a drive to downtown Salt Lake that is not short.

For families who work the Lehi and Draper tech corridor and want a new house with mountains out the back, Herriman is very hard to beat. For someone who needs to be downtown five days a week, I would have an honest conversation with you first.

Let's talk about Herriman, Ut

I am Sam Holman with Real Brokerage, LLC. I grew up in Salt Lake, I am a Utah native, and I have spent over 16 years helping people buy and sell here. I work with buyers and sellers both — first-time buyers, first-time sellers, veterans, investors, and folks selling one house while buying the next.

If you are considering Herriman, Ut, tell me what matters most — a school, a commute, a budget, a view — and I will tell you which neighborhoods actually deliver it and what is for sale there right now. And if you are selling in Herriman, I will give you a straight read on what your home is worth in this market, not a flattering one.

Reach out any time.