The Pros and Cons of Buying a Home in Fast-Growing Suburbs Like Herriman

Hello, future Utah homeowner! If you're considering planting roots in one of Utah's burgeoning suburbs, Herriman might be on your radar. Nestled in the southwestern corner of the Salt Lake Valley, Herriman has transformed from a quiet town to a bustling community. But is it the right fit for you? Let's dive into the pros and cons of buying a home in fast-growing suburbs like Herriman.

Why Herriman is Becoming One of Utah's Most Sought-After Suburbs

Herriman, Utah, has quickly become one of the most desirable places to live for families, young professionals, and retirees alike. As real estate prices in Salt Lake City and surrounding areas continue to climb, many buyers are looking further out to find affordable options with room to grow. Herriman is emerging as a key player in this suburban shift.

The Allure of Herriman: Pros

1. Booming Economy and Job Opportunities

Herriman is benefiting from the expansion of nearby business sectors. While many residents commute to Salt Lake City for work, Herriman itself is seeing a steady increase in local businesses and employment opportunities. The city is also home to several tech companies, with more businesses expected to invest in the area in the coming years. This growing job market is another major draw for people relocating to Herriman, as they can enjoy a lower cost of living while still having access to professional opportunities.

2. Educational Excellence

Herriman takes pride in its educational institutions. Several schools in the area have received high ratings, reflecting the community's commitment to quality education. For families prioritizing their children's learning environment, this is a significant advantage. Below is a list of some schools within Herriman, along with their addresses and brief descriptions:

Elementary Schools:

1. Bastian Elementary School - Established to serve the growing population of Herriman, Bastian Elementary provides a nurturing environment focused on academic excellence and personal growth.

Address: 5692 W. Big Bend Park Drive, Herriman, UT 84096

2. Blackridge Elementary School - Situated near the Oquirrh Mountains, Blackridge Elementary emphasizes a strong academic foundation and community involvement.

Address: 14131 South Rosecrest Road, Herriman, UT 84096

3. Butterfield Canyon Elementary School - Known for its dedicated staff and comprehensive curriculum, Butterfield Canyon fosters a love for learning in a supportive setting.

Address: 6860 W. Mary Leizan Lane, Herriman, UT 84096

4. Foothills Elementary School - Serving students from Herriman and surrounding areas, Foothills Elementary is committed to academic excellence and community engagement.

Address: 13717 S. Shaggy Peak Drive, Riverton, UT 84096

5. Herriman Elementary School - As one of the foundational schools in the area, Herriman Elementary offers a robust curriculum and fosters leadership qualities among its students.

Address: 13170 S. 6000 West, Herriman, UT 84096

Middle Schools:

6. Copper Mountain Middle School - Serving grades 7-9, Copper Mountain offers a dynamic curriculum designed to prepare students for high school and beyond.

Address: 12106 Anthem Park Boulevard, Herriman, UT 84096

7. Fort Herriman Middle School - With a focus on academic excellence and personal development, Fort Herriman provides a supportive environment for middle school students.

Address: 14050 S. Mirabella Drive, Herriman, UT 84096

High Schools:

8. Herriman High School - Established in 2010, Herriman High is known for its rigorous academics and a wide array of extracurricular activities, aiming to develop lifelong skills for success beyond high school.

Address: 11917 S. 6000 W., Herriman, UT 84096

9. Mountain Ridge High School -  Opened in 2019, Mountain Ridge serves grades 10-12, offering a comprehensive curriculum and emphasizing academic excellence alongside various athletic programs.

Address: 14100 S. Sentinel Ridge Boulevard, Herriman, UT 84096

Charter Schools:

10. Advantage Arts Academy - A tuition-free public charter school focusing on arts integration within a rigorous curriculum, nurturing creativity alongside academic achievement.

Address: 6171 W. 11800 S., Herriman, UT 84096

11. Athlos Academy of Utah - This charter school emphasizes a holistic approach to education, integrating a healthy body, prepared mind, and performance character into its curriculum.

Address: 12309 S. Mustang Trail Way, Herriman, UT 84096

12. Providence Hall Charter School - Serving grades K-12, Providence Hall offers an International Baccalaureate curriculum across its campuses, dedicated to fostering critical thinking and responsible action in a global community.

Address: 4795 W. Patriot Ridge Drive, Herriman, UT 84096

These institutions collectively contribute to a robust educational landscape in Herriman, ensuring diverse learning opportunities for all students.

3. Safety and Low Crime Rates

Safety is paramount when choosing a place to call home. Herriman consistently reports lower crime rates compared to national averages, providing peace of mind for its residents.

4. Family-Friendly Environment

Herriman’s reputation as a family-friendly suburb is well-earned. The city offers a variety of excellent public schools, a range of parks, and a strong sense of community that makes it an attractive option for families with children. The Herriman City Park is a popular local spot, offering baseball fields, walking trails, and a playground, while the nearby Bingham Canyon and Herriman Reservoir provide ample opportunities for outdoor recreation. This connection to nature, along with a community-centered atmosphere, makes Herriman an ideal place for those seeking a peaceful, family-oriented lifestyle.

5. Affordable Housing Options

As one of the fastest-growing communities in the state, Herriman boasts some of the most affordable housing options in the greater Salt Lake Valley. The average home price is significantly lower than in nearby cities like South Jordan and Sandy, making it an attractive option for first-time homebuyers and growing families. The variety of housing options, from modern townhouses to spacious single-family homes, allows buyers to find a home that fits their budget without sacrificing on quality or space.

For those looking to build their dream home, Herriman is also one of the more affordable places to do so in the region. With room for expansion, many homebuilders are offering customizable floor plans that appeal to buyers who want a personalized living space at a lower cost compared to other areas in Salt Lake County. This flexibility in housing options is one of the major reasons why Herriman’s appeal continues to grow.

Current Housing Market Overview

As of January 2025, the median home value in Herriman stands at approximately $594,385, reflecting a 2.9% increase over the past year. Homes typically go pending in around 31 days, indicating a relatively brisk market pace. 

The median listing price in December 2024 was $669,900, showing a 3.1% year-over-year increase. The median price per square foot during this period was $228. 

Variety of Housing Options

Herriman's housing landscape includes modern townhouses, spacious single-family homes, and custom-built properties. This variety ensures that prospective homeowners can find residences that align with their financial plans and lifestyle needs. Here are some notable options:

1. South Hills - South Hills is a master-planned community featuring single-family homes. Residents enjoy proximity to the Real Salt Lake training academy and the Mountain View Village shopping center. | Amenities: The community offers parks, trails, and open spaces, fostering an active lifestyle.
2. Midas Creek Villas - Midas Creek Villas is a 55+ active adult community within the larger Miller Crossing master plan. The neighborhood offers rambler-style homes with spacious floor plans. | Amenities: Residents have access to a clubhouse, fitness center, outdoor pool, library, and direct access to Midas Creek Trail.
3. Mountain Ridge Townhomes - Mountain Ridge is a family-friendly community offering both townhomes and single-family homes. It's conveniently located near schools, shopping centers, and recreational facilities. | Amenities: The community features clubhouses with gyms, pools, parks, and trails connecting to future city parks.
4. Teton Village - Teton Village is a gated 55+ community offering new single-family homes with open floor plans and flexible spaces. | Amenities: The community provides a pavilion, wide roads, sidewalks, and ample green spaces for walking and biking.
5. The Grove - The Grove is a community of upscale townhomes located close to the Mountain View Corridor, offering easy access to Salt Lake City and Lehi. | Amenities: Planned amenities include a clubhouse and swimming pool.
6. Haven Dell Townhomes - Haven Dell is a townhome community offering two-, three-, and four-bedroom homes with modern designs and high-end finishes. | Amenities: Residents enjoy a contemporary clubhouse, fitness center, pool, hot tub, and pickleball court.
7. The Cove at Herriman Springs - The Cove is an award-winning community offering luxury single-family homes with breathtaking mountain views. | Amenities: Features include a fishing pond, clubhouse, large playground, and beautifully landscaped areas.

These communities provide a range of housing options and amenities to cater to various lifestyles in Herriman. For more personalized information or to explore current listings, feel free to contact us or visit our website.

6. Strategic Location and Easy Access

One of the standout features of Herriman is its strategic location, nestled between the Wasatch Mountains and the bustling urban areas of Salt Lake County. Located just 25 minutes south of downtown Salt Lake City, Herriman offers the perfect balance of suburban tranquility and easy access to the city’s employment hubs, entertainment, and cultural attractions. The nearby Mountain View Corridor and U.S. Highway 111 provide quick connections to major highways, ensuring commuters can easily reach surrounding areas like Draper, Lehi, and West Jordan. This connectivity has made Herriman especially appealing for professionals who want to live in a quieter area while remaining close to urban conveniences.

7. Proximity to Outdoor Activities

Herriman's location provides residents with access to some of the most beautiful outdoor spaces in the state. Whether you enjoy hiking, biking, fishing, or simply enjoying the stunning views of the Wasatch Mountains, Herriman offers a wealth of recreational opportunities. The city’s proximity to the Great Salt Lake, Antelope Island State Park, and the Wasatch Mountains means that residents can easily take advantage of all the outdoor activities that Utah is famous for. Whether you’re an adventure enthusiast or just looking for a peaceful place to relax, Herriman’s outdoor offerings will meet your needs.

The Flip Side: Cons

1. Rapid Growth Leading to Congestion

Herriman's popularity has led to a surge in population, which, in turn, has resulted in increased traffic and construction. Some residents have noted that the once serene suburb now experiences congestion, especially during peak hours. While the city is working on infrastructure improvements, it's an aspect to consider. 

2. Air Quality Concerns

Utah's unique topography can lead to air quality issues, particularly during winter inversions. While efforts are underway to address environmental concerns, potential residents should be aware of occasional air quality advisories.

3. Limited Large Lot Availability

As Herriman develops, there's a trend towards smaller lot sizes to accommodate more homes. For those desiring expansive yards or more space between neighbors, finding larger lots can be challenging and may come at a premium. 

4. Potential for Rising Home Prices

With the city's growth and increasing demand, property values have been on the rise. While this is great news for current homeowners, prospective buyers might face higher prices and competition in the housing market.

Is Herriman Right for You?

Deciding to buy a home in a fast-growing suburb like Herriman requires weighing the benefits against the challenges. If you value a family-friendly environment, access to job opportunities, and a community-oriented atmosphere, Herriman has much to offer. However, it's essential to consider factors like potential congestion and rising property prices.

Ready to explore Herriman further? Contact the Red Sign Real Estate Team for personalized insights and to browse current listings. Visit our website or reach out directly to start your journey toward finding the perfect Utah home.

Note: Always consult with local real estate professionals and conduct thorough research to ensure the community aligns with your lifestyle and needs.