Herriman, UT — Momentum Score, Home Values & Best-For

All states·Utah·Herriman

Salt Lake County · Salt Lake City · population 62,352

Growing fast
Herriman, UT
Image: Wikipedia · Herriman, Utah
OverviewCost of livingMoving guide
View watchlist →
66
Rising
Momentum score · 0–100

Where Herriman stands

Population growing 3.1% per year.

Median home $611,856
1-year +1.3%
5-yr CAGR +4.1%
vs 5-yr peak -3.5%
Population +3.1%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2022-06$612k$312k$428k$544k$659k201620182020202220242026

Lifestyle scores

🚶
Walkability
40/100
Car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
22/100
Transit limited
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
78/100
Strong remote-work fit
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,881/mo$1,586$1,827$2,069202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent111111100120202220242026

Rent vs buy

Price-to-rent ratio: 27.1
Rent

At a 27.1 price-to-rent ratio, renting beats buying in Herriman for most shorter holds. The premium you pay to own would take many years of rent savings to recoup, and that's before maintenance, taxes, and opportunity cost on the down payment.

How the momentum score breaks down

methodology →
Home YoY
57 · w22%
Home 5-yr CAGR
60 · w22%
Distance from peak
69 · w18%
Population growth
90 · w16%
Rent YoY
54 · w12%
Home 10-yr CAGR
69 · w10%
Long thesis

Herriman has held up across the cycle: home values at $611,856 with +4.1% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Herriman's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Herriman

Herriman is a city in Salt Lake County, Utah, with an estimated population of 62,352. It anchors the Salt Lake City metro area. The population has grown 3.1% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Herriman is $611,856 as of 2026-04, up 1.3% over the last 12 months. Over the last five years, home values have averaged +4.1% annual growth (-3.5% from the 5-year peak). Rents in Herriman average $1,881 per month, roughly flat year-over-year (+1.4%). The composite momentum score is 66 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●People are voting with their feet: population growing 3.1% per year since 2020 — that’s faster than ~80% of US cities.
○The data is the data: Herriman has at least 5 years of Zillow tracking, full Census identification, and is included in the 2-criteria momentum score on this page.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Herriman (Wikipedia)

Herriman is a city in the Salt Lake City metropolitan area, located in southwestern Salt Lake County, Utah. The population was 55,144 as of the 2020 census. Although Herriman was a town in 2000, it has since been classified as a third-class city by state law. The city has experienced rapid growth since incorporation in 1999, as its population was just 1,523 at the 2000 census. It grew from being the 111th-largest incorporated place in Utah in 2000 to the 14th-largest in 2020.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorLorin PalmerCite web
Area23.1 sq mi
Elevation5000 ft
Settled1851
Densityauto/sq mi
Named forHenry Harriman

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Salt Lake County right now.

NWS active alerts (UT)Utah Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Salt Lake County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Herriman

South Jordan, UT65 · RisingSpanish Fork, UT69 · RisingPayson, UT74 · RisingTooele, UT71 · Rising

Run the numbers for Herriman

ToolCan I afford Herriman?Income → city shortlistToolROI on a Herriman rentalCap rate, cash-on-cash, DSCRToolCompare Herriman to anywhereSide-by-side up to 3 citiesToolHerriman cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
36° / 20°
avg high / low
Summer (Jul)
92° / 64°
avg high / low
Sunny days/yr
226
~62% of year
Annual precip
12″ rain
53″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
High
Earthquake
Moderate
Flood
Low

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Local sports teams

Major professional teams the Salt Lake City area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Herriman listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local economy & environment

Humidity
51%
Dry climate
Median household income
$89,100
Utah state median
Top industries (state-level)
Tech (SL Valley)HealthcareTourism

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

Cities similar to Herriman

Explore other places with comparable momentum or affordability.

See all Utah cities →    Browse best-of lists →