Evaluating Herriman For Long-Term Rental Investments

If you are looking for a Wasatch Front rental market that offers growth, newer housing, and steady long-term demand, Herriman deserves a close look. At the same time, it is not the kind of place where you can ignore the numbers and expect easy cash flow. This guide will help you evaluate Herriman through an investor lens so you can weigh rent potential, supply, risks, and neighborhood differences with more confidence. Let’s dive in.

Why Herriman draws investor attention

Herriman has been growing quickly for years, and that growth is one of the biggest reasons investors keep it on their radar. Census estimates put the city at 62,352 residents in July 2024, up 13.0% from April 2020, while the city says the population is now about 64,000 with much of its future development already approved or underway.

That matters because long-term rental markets tend to benefit when population growth is paired with active housing development and a broadening local footprint. In Herriman, you are not looking at a fully built-out suburb with limited change. You are looking at a market that is still adding homes, roads, and community amenities.

What the renter base looks like

Herriman appears to support a family-oriented renter profile. About 34.6% of residents are under 18, average household size is 3.38 people, median household income is $122,650, and poverty is 4.9%.

The city is still heavily owner-occupied, with 78.6% of occupied units owned by residents. That implies roughly 21% of occupied housing is renter-occupied, which tells you the rental market is meaningful but not dominant. For an investor, that often points to a market where renters may be more selective about layout, condition, parking, and neighborhood convenience.

Herriman is more stability than pure cash flow

If your top priority is immediate yield, Herriman may feel challenging at first glance. Using Census figures, the median owner-occupied home value is $590,700 and median gross rent is $2,019 per month, which works out to about 24.4 times annual rent, or roughly a 4.1% gross yield before taxes, insurance, vacancy, HOA dues, and repairs.

That is a rough screening tool, not a full underwriting model. Still, it gives you an important takeaway: Herriman looks more like a growth-and-stability rental market than a bargain cash-flow market. In other words, the buy often matters more than the citywide average.

Housing supply shapes the investment story

One of Herriman’s most important investment traits is its changing housing mix. The city says 41% of homes are townhomes or apartments, which is one of the higher multifamily shares among nearby cities, and another 14,000 homes are already entitled, with most of that pipeline expected to be multifamily.

That tells you two things. First, renters already have meaningful product choice. Second, future supply could keep pressure on pricing power if you overestimate what tenants will pay.

At the same time, more supply has not stopped values from rising over the long term. The city says Herriman added more than 6,000 multifamily homes since 2014, yet median home prices still climbed from $291,000 in 2014 to $674,000 in 2024. That suggests demand and growth have remained strong even as density increased.

Newer homes can reduce repair surprises

Herriman’s housing stock is relatively new compared with many older Utah communities. The city notes that 95% of housing was built since 1990 and 33% was built in 2005 or later.

For buy-and-hold investors, newer product can be attractive because it may lower near-term rehab risk. You may face fewer major system issues upfront than you would in an older market. The tradeoff, of course, is that newer homes often come with a higher acquisition price, which can squeeze returns if rent does not keep up.

Tenant appeal goes beyond the home itself

Long-term rental performance is not just about bedrooms and bathrooms. It also depends on whether tenants see the area as practical and livable for daily routines.

Herriman offers several features that can support renter demand over time. The city highlights neighborhood parks with playgrounds, pavilions, restrooms, trail access, and multi-use fields, and its trail system includes about 24.8 miles of paved trails, 7.6 miles of unpaved trails, 15.3 miles of primitive trails, and 6.2 miles of bike lanes.

For households comparing suburban rental options, that kind of amenity base can matter. It helps support the appeal of newer neighborhoods and gives renters more reasons to stay longer if the property itself meets their needs.

Commute and transportation matter in Herriman

Herriman is not an inner-core rental market where proximity to downtown does all the work for you. Census data shows a mean travel time to work of 27.1 minutes, and the city notes that residents work across the region.

Road access and infrastructure are part of the long-term story here. The city points to Bangerter Highway improvements and future Mountain View Corridor freeway improvements as ways to keep pace with growth. UDOT also moved ahead on the next Mountain View Corridor phase between Porter Rockwell Boulevard in Herriman and Old Bingham Highway in West Jordan, after opening a new four-mile segment with a multi-use trail and pedestrian bridges in December 2025.

For investors, this means location within Herriman matters. A property with easier access to major corridors may have broader tenant appeal than one that feels less connected to regional job centers and shopping.

Schools can influence rental demand

For many long-term renters, school access is part of the housing decision. Herriman’s schools page lists Jordan School District options within the city, including 10 elementary schools, 3 middle schools, 2 high schools, and several charter schools. The city growth page says there are now 18 schools in Herriman.

It is best to treat this as a demand factor rather than a value judgment. A larger number of school options can support family renter interest, especially in a city where children make up a large share of the population.

What current rental competition suggests

You should not assume every rental in 84096 will lease fast at top-of-market pricing. Realtor.com’s April 2026 snapshot for 84096 shows 57 homes for rent, a median rent of $2,100 per month, 48 median days on market, and a buyer’s market label.

That snapshot points to real competition. Tenants likely have choices, so pricing discipline matters. If your property is dated, poorly located, or overpriced relative to similar homes, lease-up may take longer than expected.

Why micro-location matters inside 84096

One of the clearest lessons in Herriman is that neighborhood-level math can look very different from citywide averages. Realtor.com reports notable variation across 84096.

Here is a quick look at the pricing spread:

This is where investor strategy gets more practical. A lower entry point with decent rent may create a more workable long-term hold than a more expensive foothill property that depends heavily on appreciation.

Property types that may fit best

Based on the city’s housing mix, current rent-to-price relationship, and neighborhood price spread, some product types appear easier to justify than others. Newer attached homes, townhomes, or lower-priced subareas may offer a stronger balance of rent potential and manageable maintenance.

By contrast, higher-end hillside or foothill homes may be harder to pencil as straightforward long-term rentals. Those properties can still work for the right investor, but they often rely more on long-term appreciation than on immediate rental efficiency.

Risks to underwrite carefully

Herriman has clear strengths, but smart investing means being realistic about the friction points too. A few deserve extra attention before you buy.

Future supply pressure

With thousands of additional homes already entitled and much of that expected to be multifamily, future inventory could affect rent growth and tenant competition. This does not mean rents will fall, but it does mean you should avoid overly aggressive assumptions.

Maintenance in a high-desert climate

The city notes that water is limited and that every new home adds roads to plow, parks to mow, and storm drains to manage. For landlords, that is a reminder to budget conservatively for landscaping, irrigation, winter upkeep, and reserves.

South hillside considerations

In parts of south Herriman near Camp Williams, the city says some homes will require increased noise insulation and disclosure requirements. If you are considering these areas, take extra care to evaluate noise, planned commercial growth, and how tenant expectations may line up with the setting.

A practical way to evaluate a Herriman rental

Before you move forward on a property in 84096, it helps to use a simple framework. Focus on whether the deal works at today’s numbers, not just on what you hope the city will become.

Start with these questions:

• What is the realistic market rent based on similar homes in the same subarea?
• How long might lease-up take if competition stays elevated?
• Is the property type easy to maintain over a 5 to 10 year hold?
• Are HOA dues, landscaping, and winter costs going to pressure cash flow?
• Does the location offer practical access to major roads, shopping, parks, and daily needs?
• Are you buying for balanced performance, or mostly for appreciation potential?

If the numbers only work under best-case assumptions, it may not be the right fit. In Herriman, disciplined buying is often the difference between a solid hold and a frustrating one.

Final take on Herriman rentals

Herriman can make sense for long-term rental investors who want exposure to a growing suburb with newer housing, expanding infrastructure, and broad tenant appeal. It looks strongest as a market for steady demand and long-range positioning rather than as an easy cash-flow play.

The best opportunities are often the ones where entry price, rent potential, and maintenance burden stay in balance. If you want help comparing specific neighborhoods, running rent-to-price math, or identifying properties that fit your investment goals, reach out to Steve Schoonover.

FAQs

What kind of rental market is Herriman, Utah for investors?

• Herriman appears to be more of a growth-and-stability rental market than a pure cash-flow market, with newer housing, strong population growth, and moderate rent-to-price ratios.

What is the median rent in Herriman 84096?

• Census data lists a median gross rent of $2,019 per month, while Realtor.com’s April 2026 snapshot for 84096 shows a median rent of $2,100 per month.

Are there many renters in Herriman, Utah?

• Herriman is mostly owner-occupied, with 78.6% owner occupancy, which implies roughly 21% of occupied units are renter-occupied.

Which Herriman areas may look better for rental math?

• Neighborhood-level data suggests lower-priced areas such as Herriman Towne Center, East Herriman, or Mountain View may offer more workable rent-to-price relationships than higher-priced foothill areas.

Is Herriman a good place for newer rental properties?

• It can be, because Herriman’s housing stock is relatively new, with 95% of homes built since 1990, which may reduce near-term rehab risk compared with older markets.

What risks should investors watch in Herriman rentals?

• Key risks include future multifamily supply, tenant competition, high-desert maintenance costs, winter upkeep, and location-specific issues in south Herriman such as noise insulation and disclosure requirements near Camp Williams.