# What does my Herriman home buy in St. George? > The real math on trading northern Utah equity for a Washington County house — and the costs people forget. - Author: Kelsey June Earl, Realtor, Keller Williams South Valley - Location: Herriman, Utah - Section: The Herriman Insider - Published: 2026-08-26 - Canonical: https://homesbykelseyut.com/blog/what-does-my-herriman-home-buy-in-st-george - Contact: 801-419-8917 · Kelsey.earl@kw.com --- **Quick answer:** It depends on three numbers, not one: what your house actually sells for, what is left after selling costs, and what that buys in the specific city you want. The usual win is not a bigger house — it is a smaller mortgage or the lot you could not get up north. --- This is the question I get more than any other, and the honest answer is that it depends on three numbers most people have not worked out yet. Not one number. Three. And the gap between the optimistic version and the real version is usually where the disappointment lives. ## The three numbers that decide it **One: what your Herriman house actually sells for.** Not what a website estimates. Not what your neighbor got last spring. What a buyer will pay for your specific house, in its specific condition, on your specific street, right now. **Two: what is left after selling.** This is the number people skip. Your payoff, commissions, and the closing costs nobody thinks about until they are staring at a settlement statement. The difference between your sale price and the check you actually walk away with surprises almost everyone the first time. **Three: what that remainder buys down here** — in the specific city you want, not the county average. St. George and Hurricane are not interchangeable, and I wrote about exactly that in [is Hurricane cheaper than St. George](/blog/is-hurricane-cheaper-than-st-george). Get all three and you have an answer. Get one and you have a guess. ## What people usually get wrong **They compare sale price to purchase price.** Those are not the two numbers that matter. Net proceeds to purchase price is the comparison, and net is always lower than people expect. **They assume southern Utah is simply cheaper.** Sometimes. It depends entirely on the city you want and the kind of house you want in it. Trading a newer Herriman house for a similar newer house in a desirable Washington County neighborhood is not automatically a windfall. **They forget the house they want is not the house they have.** Most people moving down here also want something different — single level, a shop, a casita, a view, less yard. Every one of those changes the math, and they rarely change it downward. ## What the trade tends to buy you The reliable win is usually not a bigger house. It is one of these: - **Less mortgage.** Same size house, meaningfully smaller payment, sometimes none at all. - **The lot you could not get up north** — RV parking, a shop, real space. - **Single level.** Enormous demand, and it is easier to find down here. - **The location premium** — closer to the red rock, or a view you would pay a fortune for anywhere else. Which of those you get depends on which you actually prioritize. Trying to get all four is where the plan usually breaks. ## The part that is not about money The hard part of this move is almost never the market. It is the gap between selling your house and closing on the next one — and the fear of ending up with neither. That is a solvable problem with four or five standard approaches, each with a real cost, and it is covered properly in [sell without being stranded](/sell-without-being-stranded). I still work Herriman and the south valley, so both ends of this are mine to manage. There's more on how that runs on the [selling up north](/selling-up-north) page. ## What to do next Send me your address. I will price your Herriman house properly — three defensible numbers, not one — and show you what the net actually buys in each of the five cities down here, using real listings rather than a median. If the trade does not work yet, I will tell you that. It is a better thing to hear now than after you have accepted an offer. [Run my numbers](/buying-power-report) — it takes about two minutes to send, and I build the report by hand. --- Source: https://homesbykelseyut.com/blog/what-does-my-herriman-home-buy-in-st-george Any market figure in this post is accurate only where a date and source are stated alongside it.