Living in Herriman, Utah: Pros, Cons, Home Prices & Commute

Herriman sits in the far southwest corner of the Salt Lake Valley, where the valley floor climbs into the foothills of the Oquirrh Mountains. As recently as 2000 it was a small farm town. Today it is one of the larger cities in Utah, built mostly since 2000, with newer subdivisions, wide arterial roads, two big high schools and a growing college campus.

That growth is both the main appeal and the main complaint. Buyers get newer houses, open space and canyon trails close to home. They also get long drives to most jobs, busy roads at rush hour and a town that is still filling in. Here is a straight look at both sides. To see what is listed right now, browse homes for sale in Herriman.

Where Herriman Is and How Big It Has Become

Herriman is in southwestern Salt Lake County. It borders South Jordan to the north, Riverton to the east and Bluffdale to the southeast, and it covers about 23 square miles at an elevation of roughly 5,000 feet. It is its own city, not a neighborhood of Salt Lake City, although many people search it that way. Downtown Salt Lake City is about 25 miles north by road.

Pioneer settlers founded the community in 1851 and built Fort Herriman where the city's community garden is today. The town incorporated in 1999, and the 2000 census counted just 1,523 residents. By the 2020 census the count was 55,144, and the Census Bureau estimated about 60,000 residents in 2023. The city notes that Census data ranked Herriman as the fastest-growing city of more than 10,000 people in the country from 2010 to 2019.

Who Herriman Tends to Fit

• Buyers who want a newer home (most of the housing stock is less than 25 years old) and are fine with a suburban, car-first layout.
• People who work in the southwest valley, South Jordan, Riverton or along the Mountain View Corridor toward Lehi and the Silicon Slopes tech employers.
• Hikers, trail runners, mountain bikers and horse owners who want canyon trailheads within a short drive.
• Soccer fans and youth players, since Real Salt Lake's training academy is in town.

It is a weaker fit for anyone who wants walkable older neighborhoods, a short commute to downtown Salt Lake City or the University of Utah, rail transit at the end of the street, or a late-night restaurant and bar scene.

Herriman Home Prices and What Is for Sale

Here is where the Herriman market stands, from the latest MLS figures:

• Median sale price (latest full month): $571,573
• Median list price of active listings: $651,486
• Median days on market: 47 days
• Sale-to-list ratio: 98.1%
• Active listings: 443

Most of what comes up for sale is two-story single-family housing in planned subdivisions, plus a large number of townhomes around the city's commercial centers. Larger neighborhoods with steady turnover include Rosecrest, Mountain Ridge and Hidden Oaks, while the Herriman Towne Center area mixes townhomes, condos and single-family streets near shops and city hall. Buyers who want a lower entry price usually start with townhomes in Herriman; buyers who want a builder warranty and current floor plans can compare new construction in Herriman against resale homes a few years old.

Things to check before making an offer

Many Herriman subdivisions have HOAs, and dues and rules vary widely from one development to the next, so read the CC&Rs before writing an offer. Lot sizes in newer phases tend to be tight. Homes on the west and south edges sit closer to open land and trailheads, and buyers there should ask what is planned on nearby vacant parcels, because a lot of the city is still being built out.

The Commute: The Biggest Trade-Off

When it works

Herriman works well for people who work in the southwest part of the valley or in northern Utah County. Mountain View Corridor runs about 7 miles through the city and connects south toward Lehi, while Bangerter Highway and I-15 are a short drive east. A job in South Jordan, Riverton, Draper or Lehi keeps the drive reasonable on most days.

When it doesn't

Commuting to downtown Salt Lake City, the University of Utah or the airport means a long, mostly freeway drive, and peak hours add a lot of time. The busiest local roads are Mountain View Corridor at 12600 South and 13400 South, each of which has carried roughly 28,000 to 29,000 vehicles a day in city traffic counts, plus 13400 South and Rosecrest Road. There is no TRAX or FrontRunner station inside Herriman. The closest TRAX stop is the Red Line's Daybreak Parkway station in neighboring South Jordan, and most residents drive for nearly everything.

Schools and Higher Education

Herriman's public schools are part of the Jordan School District. The city has two large high schools: Herriman High School, which opened in 2010 (the Mustangs), and Mountain Ridge High School, which opened in 2019 (the Sentinels). Each enrolled roughly 2,400 to 2,600 students in recent years. Herriman also has several charter schools, so households have more than one option at many grade levels. Boundaries change as new schools open, so confirm the assigned schools for any specific address with the district.

For college, the Salt Lake Community College Herriman Campus opened in August 2023 on Sentinel Ridge Boulevard as a joint project with the University of Utah. Students can start an associate degree with SLCC and finish selected bachelor's degrees with the U on the same campus, which is unusual for a suburb this far from the main university.

Safety and Public Services

Herriman runs its own police department, formed in 2018 when the city left the Unified Police Department so it could control staffing and costs locally. Fire and paramedic service comes from the Unified Fire Authority. The city also runs its own water system. Crime data changes year to year, so buyers who want specifics should look at current reports from the Herriman Police Department and compare neighborhoods directly rather than relying on online rankings.

Real Salt Lake's Academy and Fort Herriman Towne Days

Herriman's most distinctive landmark is the Zions Bank Real Academy, a 42-acre soccer campus that serves as the training home for Real Salt Lake and the Utah Royals. It includes a 5,000-seat stadium where the club's development teams play, along with outdoor and indoor training fields.

The city's biggest annual event is Fort Herriman Towne Days, a summer celebration held in June at W&M Butterfield Park with a parade, carnival, food trucks, stage entertainment and fireworks. It is the easiest way for new residents to get a feel for the town.

Outdoor Access and Parks

The foothills are the reason a lot of buyers choose Herriman. The city counts about 2,700 acres of open space, parks and trails, and the canyons on its west side are part of Salt Lake County's Southwest Canyon trail network:

• Rose Canyon and Yellow Fork: County recreation areas used by hikers, runners, mountain bikers, horse riders and birders. Yellow Fork has a popular 7-mile singletrack loop and an easier 2-mile doubletrack ride.
• Butterfield Canyon and Butterfield Trailhead Regional Park: More than 13 miles of multi-use trail, connected to Yellow Fork by the Butterknife section of the Bonneville Shoreline Trail, completed in 2023.
• J. Lynn Crane Park: The city's free splash pad, open seasonally from Memorial Day to Labor Day, near Herriman Towne Center.
• W&M Butterfield Park: The city's main event park and the home of Towne Days.

Skiing is a longer drive. The Cottonwood Canyon resorts are across the valley, so Herriman skiers spend more time in the car than people living in Sandy or Draper. For more ideas close to home, see this list of things to do in Herriman.

Shopping and Dining: Honest Expectations

Everyday shopping is covered. Grocery stores, fast-casual chains and services cluster around Herriman Towne Center and along Mountain View Corridor, and the Mountain View Village shopping center in neighboring Riverton adds larger retailers and more sit-down restaurants a few minutes away. What Herriman does not have is much of a nightlife or a dense, walkable restaurant district. Residents who want that head to Sugar House, downtown Salt Lake City or Downtown Daybreak in South Jordan.

The Real Trade-Off

What buyers get:

• Newer homes with current floor plans
• Trailheads, canyons and open space at the edge of town
• Two newer high schools and a college campus inside city limits
• Locally run police and water service

What buyers give up:

• Short commutes to downtown Salt Lake City and the airport
• Rail transit within walking distance
• Mature trees, older architecture and walkable streets
• Quiet roads, since construction and growth traffic continue

A Simple Scorecard for Deciding if Herriman Fits

1. Where is the daily commute?

Map the drive at the actual hour you would make it. Jobs in the south or southwest valley or Lehi favor Herriman; jobs in downtown Salt Lake City usually don't.

2. Do you want new or established?

If mature trees and an older street grid matter, Herriman will feel young. If a newer house matters most, it is one of the better places in the county to find one.

3. How do you feel about HOAs?

Many neighborhoods have them. Buyers who want no HOA should filter for that early.

4. How much will you use the foothills?

The trail access is a real daily benefit for people who use it, and a minor perk for people who don't.

5. Can you live with ongoing construction?

Expect new subdivisions, road widening and commercial projects nearby for years.

Common Mistakes Buyers Make Before Moving to Herriman

• Testing the commute on a weekend. Weekday rush hour on Mountain View Corridor and 13400 South is a different experience.
• Skipping the HOA documents. Rules on parking, RVs, fencing and rentals vary by subdivision.
• Assuming school boundaries are fixed. Jordan School District adjusts them as the area grows.
• Ignoring nearby vacant land. An open field behind a lot may be the next phase of homes or a commercial site.
• Expecting TRAX nearby. Rail is in South Jordan, not Herriman.
• Comparing only to Herriman. Riverton, Bluffdale and South Jordan offer similar homes with different commutes and price points.

Is Herriman a Good Place to Live?

Herriman works well for buyers who want a newer home, real trail access and a suburban setting, and who work somewhere in the south or southwest valley or northern Utah County. It is less ideal for people who need to be in downtown Salt Lake City every day, want public transit at their door or prefer older, walkable neighborhoods.

Bottom Line

Herriman is a young city that grew very fast, and it shows in both directions: newer homes, schools and trails on one side, traffic, construction and distance from the urban core on the other. Buyers who drive their own commute first and compare a few neighborhoods side by side usually know quickly whether it fits. Start with the current Herriman listings and the market numbers above.