Will Herriman's growth hurt resale value?

Herriman’s growth usually does not hurt resale value over a long hold, but it can hurt a sale that lands while a nearby builder is still selling.

That distinction is the whole answer, so it is worth slowing down on. Growth as a general idea is not what moves the price you get. What moves it is who else is selling a house like yours, to the same buyer, in the same month. In Herriman that competitor is very often a builder, and a builder plays by different rules than you do.

How much growth is actually coming

More than most owners assume, and in a different shape than what came before.

Herriman City says the population grew from about 20,000 to about 64,000 over the past fifteen years, and that roughly 14,000 more homes are already entitled to developers, which would nearly double the existing total (Herriman City, City Growth page, checked October 2026). The city also says most of those new homes will be multifamily, and that 41% of homes in Herriman are already townhomes or apartments.

KUTV put the 2010 population at about 21,800 and the current estimate above 65,000, and quoted Mayor Lorin Palmer saying the city still has room to grow (KUTV, February 23, 2026).

So the honest starting point is that Herriman is not close to finished. If you are waiting for the building to stop before you sell, you will be waiting a long time.

The competitor is the builder, not the growth

Here is the mechanism I explain to sellers most often.

When a buyer is looking at your five-year-old two-story and a brand-new house a few streets over at a similar price, the new house comes with things yours cannot match: a warranty, current finishes, nobody else’s wear, and usually a financing incentive. Builders tend to compete on rate buydowns and closing-cost credits rather than cutting the list price, because a lower recorded sale price would undercut the phases they have not sold yet. Should I buy new construction in Herriman covers that from the buyer’s side.

From the seller’s side, it means three things.

Your buyer has an easy alternative. A resale seller can offer a price cut or a concession. A builder can offer a lower monthly payment through a buydown, which some buyers care about more than price.

Your house is compared on features, not just size. A newer floor plan with a bigger pantry and a main-floor office makes an older plan look dated, even when the older one has a finished basement and a fenced yard.

The appraisal can see the builder’s sales. New-home closings in the same area become part of the comparable sales picture. That is not automatically bad for you, but it means the new product is setting the reference point.

None of this means a resale cannot win. A finished yard, blinds, a fence and a done basement are real money, which is the argument in is it cheaper to build or buy in Herriman. It means you have to price and present against the new house, not against your memory of what your neighbor got two years ago.

What changes when the phases sell out

Builders finish. The last lots in a phase close, the sales trailer moves to the next community, and the street stops being a showroom.

At that point the competition for your house is other resale owners, and resale owners do not have a marketing budget or a preferred lender. The new houses that were your rivals become, a few years later, the same kind of lived-in home yours is. The comparison flattens out.

That is why timing inside a community’s build-out matters more than the city’s growth rate. Selling in the first phase while the builder is still releasing later phases is the hardest version of this. Selling after the community is built out is usually a normal resale. A house a mile from active construction, in a neighborhood that finished years ago, is barely affected by the new phases at all.

The useful questions are concrete. How many lots remain in your community? Is the builder still running incentives? Are there approved projects on the parcels nearby? How to find out what will be built next to a house in Herriman is the method for the last one, and it is mostly a call to the city.

Why the multifamily pipeline matters to some owners more than others

If most of the coming supply is townhomes and apartments, the owners who feel it most are the ones selling townhomes.

A detached single-family seller is mostly competing with other detached homes, and the city’s own description of the pipeline points toward less new detached supply relative to attached. A townhome seller in a still-building townhome community is competing with exactly the product that is being added in volume. That does not make a townhome a bad buy. It makes the exit more sensitive to timing, which is one of the trade-offs in should I buy a townhome or a single-family home in Herriman.

What growth brings that helps resale

For years the houses arrived well ahead of the shops. That is now changing, and it is the part of Herriman’s growth that works in a seller’s favor.

KUTV described a commercial surge in the city in February 2026: Trader Joe’s and Target at The Commons, an auto dealership breaking ground as part of a planned auto mall, and the city’s first hotel under construction (KUTV, February 23, 2026). Trader Joe’s has since opened. What is being built at Herriman Towne Center sorts what is confirmed from what is rumor.

Roads are the other half. The same report said the Mountain View Corridor freeway section between Porter Rockwell Boulevard and Old Bingham Highway is scheduled to move forward in 2027, along with widening on 6000 West and a planned realignment of Highway 111. The city is candid that transportation investment has not kept pace with development (Herriman City, City Growth page).

The fair reading is that “far from everything” and “nowhere to shop” are both weaker objections than they were five years ago, and buyers notice. The cost is a few years of construction near the corridor, which matters if you are selling during it.

How growth affects different sellers

Seller situation	Effect of Herriman’s growth on resale
Long hold, detached home in a built-out neighborhood	Mostly positive: more services, better roads, little direct competition
Detached home in a community still selling later phases	Real competition from builder incentives until those phases sell out
Townhome in a still-building townhome community	Most exposed, because the pipeline is weighted toward attached product
Home near the Mountain View Corridor or new commercial	Construction years first, convenience after; timing of the sale matters
Home backing a parcel with an approved project	Depends on what is approved; find out before you buy, not when you sell

Who should actually worry

Owners planning a short hold in a community where the builder will still be selling when they list. Townhome owners in a community that is mid-build. Anyone who bought next to an empty field on the assumption it would stay empty.

Who should not: owners in neighborhoods that finished years ago, owners with a long horizon, and owners whose house has something the new product does not, such as a larger lot, a mature yard or a finished basement. The broader version of this question, including the parts that are not about growth, is in is my Utah home’s value safe.

What I see when sellers run into this

I am Kelsey Earl, a Realtor with Keller Williams South Valley, and the pattern I see is consistent. The sellers who struggle are not the ones in a growing city. They are the ones who listed in a community where the model home was still open, priced off a neighbor’s sale from a hotter season, and then watched buyers walk to the builder for a lower payment.

The sellers who do well do the opposite. They find out what the builder is offering that month, price with that in view, and lean hard on what a new house does not have yet. Sometimes the right advice is to wait until the builder is gone. Sometimes it is to sell now and accept the comparison. Either way it is a decision made with the builder’s terms on the table, not a guess.

What to do next

If you are thinking about selling in the next year or two, start with two facts: how many lots remain in your community, and what the nearest builder is offering. Then get a real value for your house, priced against that competition rather than against a headline. Ask for a home value and I will include what the new construction around you is doing that month.