Is Herriman, Utah a Good Real Estate Investment in 2026?

Yes, Herriman is a good real estate investment in 2026 — and I think it is one of the most undervalued markets in the Salt Lake metro right now. The city has been the fastest-growing community in Salt Lake County for the better part of a decade, new construction is still priced well below neighboring cities, and infrastructure investments are catching up to the rooftops. If you are looking for appreciation potential paired with livability, Herriman belongs on your radar.

I say this as someone who sells homes across Utah County and Salt Lake County. I have watched Herriman transform from a remote outpost on the southwest fringe into a legitimate suburban destination with its own identity, retail centers, and school infrastructure. Here is why the numbers support the hype — and where buyers should still be cautious.

The Growth Story Is Not Hype

Herriman's population has roughly tripled since 2010, growing from around 21,000 residents to an estimated 65,000-plus in 2026. That is not a typo. The city has absorbed an enormous amount of new residential development, and it is still building. Active master-planned communities continue to release new phases, and the city's general plan accommodates continued westward expansion.

Why does growth matter for investment? Because population growth drives demand for housing, retail, and services — which drives property values. Herriman is not growing because of a single employer or a speculative bet. It is growing because families are priced out of South Jordan, Draper, and Sandy and are discovering that Herriman offers new homes at significantly lower price points with a commute that has gotten dramatically better.

Price Appreciation: The Numbers

Herriman's median home price sits around $525,000 to $575,000 in early 2026 for a single-family home. Compare that to neighboring cities:

• South Jordan: $650,000 to $750,000
• Riverton: $575,000 to $650,000
• Draper: $700,000 to $850,000

That gap means Herriman offers more new-build square footage per dollar than almost anywhere else in the Salt Lake County suburbs. And the appreciation trend has been strong — Herriman home values have appreciated roughly 35-45% over the past five years, outpacing the county average. The catalyst is straightforward: supply of buildable land, demand from growing families, and improving infrastructure.

I do not promise that pace continues indefinitely. But the fundamental setup — growing population, constrained land in competing cities, improving access — points to continued upward pressure on prices.

New Construction: Herriman's Biggest Advantage

If you want a new home in Salt Lake County without paying a premium, Herriman is where the inventory is. Several major communities are actively building:

Blackridge: One of the newer developments on the west side, Blackridge features a mix of single-family homes and townhomes. Prices for single-family homes start in the low $500,000s for 3-bed, 2-bath plans and run to $650,000-plus for upgraded lots and finishes. The community includes parks, trails, and is building out commercial amenities.

Rosecrest: A more established master-planned community on the south end, Rosecrest has been building for years and still has phases releasing. Homes here range from the high $400,000s for townhomes to $700,000 for larger single-family lots. The neighborhood is close to Herriman Main Street and established retail.

Anthem: Located on the west side near the Mountain View Corridor, Anthem has been one of the most active new-build communities in the metro. It offers a range of builders and price points, with single-family homes starting around $480,000. The community is designed with parks, walking paths, and a community center.

Herriman Towne Center: The city's push to create a walkable downtown core is still early but gaining momentum. Mixed-use development around the Towne Center area is attracting restaurants, retail, and higher-density housing. For investors, this area is worth watching — walkable town centers tend to appreciate faster than surrounding neighborhoods once they hit critical mass.

The new-construction advantage for investors is real: lower maintenance costs in the first 5-10 years, builder warranties, modern energy efficiency, and floor plans that appeal to the broadest buyer pool when it comes time to resell.

The Mountain View Corridor Changed Everything

The single biggest infrastructure development for Herriman was the Mountain View Corridor (SR-85), which now provides a direct north-south highway connecting Herriman to I-80 and the west side of the valley without touching I-15. This road fundamentally changed the commute calculus.

Before the Mountain View Corridor, Herriman felt isolated. You were funneling onto Bangerter Highway or Redwood Road and sitting in traffic. Now, a Herriman resident commuting to the west side of Salt Lake City, the airport corridor, or even downtown via I-80 has a 25-35 minute drive that is significantly less congested than the I-15 corridor.

For buyers commuting to the tech corridor in Lehi and Draper, Herriman is also competitive. The Bangerter Highway connection to I-15 southbound has improved, and the drive to Silicon Slopes runs 20-30 minutes depending on the time of day.

Infrastructure improvements like this are the kind of catalyst that drives sustained appreciation. Herriman went from "too far out" to "actually, the commute is fine" in a few years, and pricing has not fully caught up.

Jordan School District and Herriman High

Herriman falls within Jordan School District, which serves the southwest Salt Lake County area. Jordan District is a large district with solid overall performance — not the highest-rated in the state, but consistently above average.

Herriman High School is the primary high school serving the city. It is a relatively new school with modern facilities, competitive athletics (particularly in football and soccer), and a growing AP program. The school has earned a good reputation in a short time.

Elementary and middle schools in Herriman tend to be newer builds as well, which means updated facilities, technology integration, and the energy that comes with growing communities. Butterfield Canyon Elementary and South Hills Middle School are among the well-regarded options.

Is the school situation as strong as Alpine School District on the east side of Utah County? Honestly, no. But for many families, the schools are more than adequate, and the trade-off — a newer, larger home at a lower price — makes the math work.

Who Should Buy in Herriman

First-time buyers: Herriman is one of the few places in Salt Lake County where a family earning $90,000-$120,000 can buy a new single-family home without being house-poor. Townhomes in the high $300,000s and low $400,000s make homeownership accessible in a way that South Jordan and Draper simply cannot match right now.

Investors: If you are buying a rental property or a long-term hold, Herriman's growth trajectory and below-market pricing make it a strong play. New construction means low near-term maintenance, and population growth supports rent increases and resale demand. Townhomes and smaller single-family homes in the $400,000-$500,000 range pencil out well as rentals.

Families wanting new builds: If you want a home where you pick the finishes, get a builder warranty, and move into a neighborhood where everything is fresh, Herriman has the deepest inventory of new construction in the county. You are not competing in bidding wars on 20-year-old homes — you are choosing from multiple builders and floor plans.

The Honest Caveats

I would not be doing my job if I only gave you the bull case. A few things to consider:

Density is increasing. As Herriman builds out, lot sizes are getting smaller and townhome/condo developments are becoming more common. If you want a half-acre lot, the options are narrowing. Make sure the community you buy into aligns with your density tolerance.

Retail and dining are still catching up. Herriman has come a long way, but it does not have the commercial depth of South Jordan or Sandy. You will still drive 10-15 minutes for some errands and dining options. This is improving year over year, but it is a factor.

West-side weather patterns. Herriman sits on the west bench, which means slightly more wind, slightly less protection from inversions, and a different microclimate than the east bench communities. For most people this is a non-issue, but it is worth noting.

Nicki's Bottom Line

I think Herriman is one of the best value plays in the Salt Lake metro in 2026. The appreciation potential is strong, the new-construction inventory is deep, and the infrastructure improvements have materially changed the commute story. It is not for everyone — if you need top-tier school ratings or east-bench proximity, look elsewhere. But for buyers who want a new home, a growing community, and a price point that leaves room in the budget, Herriman delivers.

If you want to tour the active communities and see what is available in your price range, reach out to me. I will help you compare builders, negotiate upgrades, and make sure you are buying in the right phase of the right neighborhood. That specificity matters more than most buyers realize — and it is where having a local agent makes a real difference.