Living in Herriman Utah — Real Estate, Schools & Neighborhoods 2026

Salt Lake County · City Guide

Herriman
Utah

Southwest Salt Lake County's fastest-growing city — Herriman High School, mountain views in all directions, and new construction at the county's most dramatic setting.

Herriman sits at 4,600–5,200 feet in the southwest corner of Salt Lake County surrounded by mountains — 50,000 residents where the Oquirrh Mountains are immediately west, the Wasatch Range is visible east, Herriman High School serves Jordan SD, and active new construction on remaining valley parcels delivers the county's most dramatic mountain-view residential settings.

~50,000Population

4,600–5,200 ftElevation

84096ZIP Code

Oquirrh Mountains west · Wasatch east · Herriman HS · Jordan SD · New construction active

Herriman Market Snapshot · 2026

Median Sale Price~$535,000

Price Per Sq Ft~$245

Avg. Days on Market18–30 days

List-to-Sale Ratio97–102%

1-Year Appreciation+4.3%

Active Listings (avg.)40–75 homes

Absorption Rate~1.6 months

Market ConditionSeller's Market

Growing · Mountain Views · Jordan SD · New Construction

About Herriman

Salt Lake County — Herriman
Southwest Salt Lake County's fastest-growing city —

Herriman is geographically the most dramatic residential community in Salt Lake County — situated where the valley floor meets the Oquirrh Mountain front range, the city's elevated position (4,600–5,200 feet) provides 360-degree mountain views that no valley floor community can match. The Oquirrh Mountains rise directly west. The Wasatch Range lines the eastern horizon. The Jordan River Valley spreads north. Bluffdale's flat benchland extends south. The setting commands immediate attention from every Herriman property.

Jordan School District serves Herriman — Herriman High School opened in 2011 and has developed strong academic and athletic programs in a 6A classification that reflects the city's rapid growth. The school's newness (relative to Jordan SD's legacy schools) means it has built its academic culture specifically rather than inheriting it, producing a school that south county families specifically target. The district boundary is clean in Herriman — essentially the entire city falls within Herriman HS's attendance zone.

New construction remains active in Herriman's remaining valley parcels — the Mountain View Corridor (a major north-south highway running through the city) has opened development access to previously isolated terrain, creating new subdivision inventory in the $490K–$650K range. The city's growth rate has been among the county's fastest, and the +4.3% appreciation reflects both the growth premium and the structural mountain-view quality that permanently distinguishes Herriman from flat valley alternatives.

Herriman City Official Website — City of Herriman — parks, recreation, city services, and community resources for this growing southwest SLC County community.

Visit Site ↗

Real Estate Overview

Price Ranges by
Herriman Neighborhood Zone

Upper bench / Oquirrh views$580K–$780K

Mountain views · premium setting · newest builds

Central Herriman$510K–$640K

Most active · Herriman HS zone · new and established mix

Valley floor / entry$480K–$580K

Mountain View Corridor access · older Herriman · FHA viable

South Herriman / Bluffdale border$540K–$660K

Newest subdivision · large lots · growing

Herriman Mortgage Calculator

SLC County tax rates included

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Investment Analyzer

Cap rate and cash-on-cash returns

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Herriman Buy-and-Hold Snapshot

+4.3%YoY Appreciation

<1.5%Vacancy Rate

3.4–4.2%Cap Rate Range

Herriman Neighborhoods

Where to Buy in Herriman —
Distinct Market Zones

Use our neighborhood matching quiz to see which zone aligns with your commute, budget, and lifestyle priorities.

Upper Bench

$580K–$780K

Herriman's upper bench delivers the county's most dramatic residential setting — the Oquirrh Mountain front is immediately west and the Salt Lake Valley spreads below. Limited supply on remaining bench parcels. Fastest days on market in the city.

Oquirrh Mountain viewsPremium settingLimited supply

Central

$510K–$640K

Highest transaction volume. Most reliable comparable data. Herriman HS zone throughout. Mix of established 2005–2015 homes and new construction.

Most activeHerriman HSBest comp data

Valley Entry

$480K–$580K

Most affordable Herriman. Mountain View Corridor access. Older Herriman stock 1995–2010. FHA viable at lower end.

Entry HerrimanMountain View CorridorFHA viable

South / New Subdivisions

$540K–$660K

Active new development at Herriman's south edge. Largest lots in the city. Mountain views from both directions.

Newest inventoryLargest lotsNew builds

Market Data and Real Estate Terms

Herriman's Market —
What the Numbers Mean for Buyers

+4.3% appreciation is growth-market premium plus mountain-view quality. The view premium is structural — Herriman's geography is permanent.

Seller's market (1.6 months) with consistent year-round demand. New construction inventory moderates scarcity somewhat.

Cap rates (3.4–4.2%) are modest — Herriman is a growth-equity market, not a cash flow market. 5-year appreciation from $535K base is compelling.

Median Sale Price

~$535,000

Current Herriman median. SLC County avg ~$490K.

Days on Market

18–30 days

Avg. list-to-contract. Varies by zone and season.

Absorption Rate

~1.6 months

Months of supply. Under 2.0 = seller advantage.

List-to-Sale Ratio

97–102%

Sale price as pct of list. Over 100% = sold above asking.

Appreciation Rate

+4.3%

Year-over-year median price change.

Price Per Sq Ft

~$245

Herriman average. Varies by zone, age, and condition.

Financing — Active Loan Types in Herriman

Conventional

Up to $806,500

Most common. 20% down = no PMI. Move-up and first-time buyers.

FHA

Up to $524,225

3.5% down. Utah DPA programs available.

VA Loan

No limit · Zero down

Veterans and active military. Active across SLC County.

Jumbo

$806,500+

Required in Holladay, Alta, and Cottonwood Heights upper zones.

Education

Schools Serving
Herriman

Salt Lake County has five independent school districts. Always verify your specific address assignment directly with the district before purchase — boundary lines shift and dual-district cities require extra attention.

Jordan SD · Herriman High School

Herriman High — 6A

Herriman HS has built strong academics and competitive 6A athletics since opening in 2011. The school serves virtually all Herriman addresses — clean zone, no boundary ambiguity. Jordan SD's performance is generally above Granite SD and competitive with some Canyons SD schools.

6A · Jordan SD · Clean zone

Elementary / Middle · Jordan SD

Multiple Herriman zone schools

Jordan SD operates multiple elementary and middle schools in Herriman reflecting the city's rapid growth. Newer schools serve newer development areas. All are Jordan SD standard.

K–8 · Jordan SD

Mountain View Corridor

Major arterial through Herriman

The Mountain View Corridor (SR-85) runs north-south through Herriman providing fast access to I-15 and the south county highway network. The corridor has been the primary enabler of Herriman's growth and new construction.

Major access road

Higher Education

SLCC multiple campuses (20–25 min) · U of U (40 min)

Salt Lake Community College campuses are the closest higher education — 20–25 minutes north. University of Utah is 40 minutes via I-215. Herriman's south position means slightly longer university drives than north county communities.

University Access

Commute and Transportation

Getting From Herriman
to Where You Need to Be

Use our Northern Utah commute calculator to compare Herriman against all Salt Lake County cities for your specific employer destination.

Destination

Drive Time

Route / Notes

South Jordan (adjacent)

8–14 min

Mountain View Corridor N

West Jordan (adjacent)

10–16 min

Local roads or MVC

Sandy ski gateway

20–28 min

I-15 N or Bangerter

Bluffdale (adjacent south)

6–10 min

Local roads or MVC S

Downtown SLC

28–38 min

I-15 N

Silicon Slopes (Draper)

18–26 min

I-15 N to Draper exits

Snowbird/Alta

38–48 min

I-15 N to I-215 E to SR-210

Local Highlights

What Herriman
Offers Day-to-Day

Herriman City Center Park is one of the county's newest and most fully-equipped community park facilities — reflecting the city's investment in amenities to match its rapid residential growth. Butterfield Canyon — accessible from upper Herriman addresses — provides hiking access into the Oquirrh Mountains, including access to the range's interior terrain. The mountain biking trails in the Oquirrh Mountains above Herriman are increasingly well-developed. The Herriman Days summer festival reflects the community's growing civic identity.

South Jordan's Daybreak and Bangerter commercial corridor are 8–14 minutes north. Sandy's ski gateway and South Towne Mall are 20–28 minutes northeast. The Mountain View Corridor connects Herriman to the county's north-south highway network efficiently. Silicon Slopes tech employment is 18–26 minutes northeast — making Herriman a popular primary residence for tech workers who want the Oquirrh Mountain backdrop at below-Draper and below-South Jordan pricing.

360-degree mountain viewsOquirrh Mountains immediately westHerriman HS — strong Jordan SDNew construction activeMountain View Corridor accessSilicon Slopes 22 minButterfield Canyon hikingCounty's most dramatic setting

Buyer Questions

Frequently Asked Questions
About Buying in Herriman

How does Herriman compare to South Jordan?

South Jordan ($565K) has Daybreak's master community and Corner Canyon HS. Herriman ($535K) has the county's best mountain setting and Herriman HS (Jordan SD). For families neutral on Daybreak vs. dramatic mountain views, Herriman saves $30K at the median with arguably the better landscape position.

Is the Oquirrh Mountain proximity a concern given Kennecott Mine?

Kennecott Copper's Bingham Canyon Mine operates in the Oquirrh Mountains south of Herriman. The mine produces blasting vibrations (typically Tuesday-Friday, felt but not harmful) and occasional dust during wind events. Most Herriman residents report habituating to the vibrations quickly. The mine has operated for over a century and its presence is well-documented in Herriman real estate disclosures. Air quality near the mine is regulated by Utah DEQ.

Property taxes?

SLC County ~0.59% — roughly $3,157/year on $535K.

Down payment programs?

Utah Housing programs apply. Jordan SD communities qualify at Herriman's entry tier.

Is new construction still available?

Yes — multiple active developments in south and upper Herriman. Builders working through remaining bench and valley parcels in the $490K–$660K range. Contact your agent for current phase availability.

What's the school situation for future growth?

Jordan SD has been building new schools in Herriman to keep pace with growth. Verify current and projected school assignments as boundaries may shift with new school openings.

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All 20 Salt Lake County Communities

Compare Herriman against every community in Salt Lake County — or return to the full Salt Lake County guide for side-by-side data on all 20 communities.