What are Herriman homes worth right now?
The average Herriman home value is $601,086, up 1.8% over the past year, per Zillow data as of January 31, 2026.
That sits just under the record $645,000 Salt Lake County single family median from Q2 2026, notable because Herriman skews newer and larger than most of the county. In a market this young, list prices and builder incentives can blur what homes actually sell for, so an independent appraisal is the cleanest read on your property value.
“Half of Herriman's comps are practically brand new. Sorting a true resale premium from builder incentives and upgrade packages is exactly what a local appraiser is for.”
What drives property value in Herriman?
Herriman is Salt Lake County's newest growth frontier. The city added 1,668 residents between July 2023 and July 2024, one of Utah's largest numeric gains per US Census estimates reported by KSL, and construction has not slowed. Rosecrest, the original master planned hillside community, established the template of benched lots and mountain views; Herriman Towne Center added a walkable core; and the newest phases keep pushing toward the Oquirrh foothills. Blackridge Reservoir gives the city a signature summer amenity, Mountain Ridge High School serves the fast growing west side, and Real Salt Lake's training academy complex put Herriman on the regional sports map. Mountain View Corridor (SR-85) is the artery that makes all of it commutable. For appraisers, so much new stock creates a specific challenge: separating true resale value from builder incentives, lot premiums, and upgrade packages in subdivisions where the oldest comp may be three years old.
When do you need a home appraisal in Herriman?
New construction purchases and refinances drive most Herriman appraisal orders, and with the county's 2026 FHA limit at $637,100, Weston's FHA approval covers the bulk of this market. Recent buyers who put less than 20% down call Apex for PMI removal appraisals once equity reaches the CFPB's 80% threshold. Apex also handles pre listing appraisals for owners competing against model homes, divorce appraisal assignments, estate and date of death valuations, and Salt Lake County tax appeals.
Questions people ask us in Salt Lake County
What is my house worth in Herriman?
Herriman's average home value is $601,086 per Zillow as of January 31, 2026, but averages are especially misleading here, where builder incentives, lot premiums, and upgrade packages separate near identical floor plans by tens of thousands. A certified residential appraiser inspects your home and works from actual closed sales. Call Apex Appraising at (801) 403-7723 for the real number.
How much does a home appraisal cost in Herriman?
Most Utah single family appraisals run roughly $400 to $800, per FairPriceCheck's Utah closing cost data. Typical Herriman production homes usually price near the middle of that range; large custom homes on view lots can run higher. Apex quotes a flat fee before starting, averaged under 5 days turnaround in 2026, and delivered 100% on time in 2025.
How do I remove PMI on my Herriman home?
The CFPB confirms you can request PMI cancellation when your loan reaches 80% of your home's original value; it ends automatically at 78%. Many Herriman buyers purchased recently with low down payments, and servicers usually want a current appraisal proving today's value before canceling early. One appraisal fee can erase months of PMI payments. Call Apex at (801) 403-7723 to start.
How long does a home appraisal take in Herriman?
Apex Appraising averaged under 5 days from order to delivered report in 2026 and was 100% on time in 2025, with inspections typically under an hour. Reports are UAD 3.6 ready, the format that becomes mandatory for Fannie Mae and Freddie Mac loans on November 2, 2026, which keeps Herriman lender files moving without rework.