Herriman Property Management
Herriman holds the newest housing stock among the cities we serve, and it is still adding residents. The Census Bureau put the city at 63,282 residents as of July 1, 2025, up 14.7% from a 2020 base of 55,162 and roughly triple the 21,785 counted in 2010. The median home here was built in 2013, a full generation newer than Salt Lake County’s 1986 median, and 82.4% of the stock is single-family. RPM Salt Lake City manages Herriman houses and townhomes for owners who need newer-asset care, community association coordination, and accessory dwelling records kept correctly.
Median year built 2013. 82.4% single-family. Zero rail stations. An accessory dwelling ordinance amended in May 2026.
Herriman Property Management for a 2013-Median Housing Market
Herriman is not a smaller version of West Jordan or South Jordan. It is a newer one. The city added more than 41,000 residents between 2010 and 2025 and built the housing to hold them, producing a rental stock whose median construction year is 2013 against a countywide median of 1986. That single number changes what management is for. Original roofs, furnaces, water heaters, and appliances are largely still inside their service life. Households run large, averaging 3.38 people, with 34.6% of residents under 18. The work here is protecting a newer, high-value asset rented to families, not nursing aging systems through another winter.
Herriman at a Glance
- Population: 63,282 as of July 1, 2025, up 14.7% from the 2020 base of 55,162
- 2010 Census count: 21,785
- Renter-occupied homes: 3,760 of 17,965 total units (ACS 2020 to 2024)
- Renter share: 21.4%, roughly one household in five
- Median year structure built: 2013, the newest among the cities we serve
- Housing mix: 11,556 single-family detached plus 3,246 attached, 82.4% of all units
- Household size: 3.38 persons; 34.6% of residents under 18, 4.7% over 65
- Median household income: $122,650 (ACS 2020 to 2024)
- Median gross rent: $2,019 (ACS 2020 to 2024, occupied units)
- Mean travel time to work: 27.1 minutes, against roughly 20 in Midvale and South Salt Lake
- Rail service: none. The nearest station is Daybreak Parkway in South Jordan, the TRAX Red Line terminus
- Road access: Mountain View Corridor runs about seven miles through the city, with I-15 and I-215 connections
- Land area: 21.63 square miles, including roughly 2,700 acres of parks, trails, and open space
- Schools: Jordan School District, Providence Hall charter schools, and a joint Salt Lake Community College and University of Utah campus
- Accessory dwelling units: Chapter 10-36, amended by Ordinance 2026-11 on May 27, 2026
- Primary ZIP: 84096, which also extends into Riverton
A Median Year Built of 2013
Herriman’s stock is a generation newer than the county’s. For an owner that means the maintenance calendar is about preserving working systems rather than replacing failed ones, and that condition, not age, is what a prospective resident is actually comparing. It also means a deferred small item shows up faster in a listing, because the homes it competes against are the same vintage and in the same condition.
Growth Without a Rail Station
Herriman has no TRAX or FrontRunner station. The nearest rail is the Red Line terminus at Daybreak Parkway in South Jordan. Mountain View Corridor carries about seven miles of the city with I-15 and I-215 connections, and mean travel time to work is 27.1 minutes, about seven minutes longer than in Midvale or South Salt Lake. Renters weigh that commute against the home itself, so the listing has to earn it.
Households Averaging 3.38 People
More than a third of Herriman residents are under 18. The demand runs toward larger homes with bedrooms, storage, and usable outdoor space, and family tenancies tend to run longer than the valley norm. Jordan School District, Providence Hall charter schools, and a joint Salt Lake Community College and University of Utah campus are real leasing factors for this renter pool.
Accessory Dwelling Units Under Ordinance 2026-11
Herriman rewrote its accessory dwelling unit chapter on May 27, 2026. Internal units are now permitted in any district that allows a single-family home, with no added minimum lot size. Owner occupancy is required and recorded against the title, and short-term rental is prohibited. The rules are specific enough that they change what an owner can do with the property.
Accessory Dwelling Units and Business Licensing in Herriman
Herriman amended Chapter 10-36 of its city code by Ordinance 2026-11 on May 27, 2026. The provisions that matter most to an owner planning to rent an accessory unit:
- Where they are allowed. Internal accessory dwelling units are permitted in every zoning district that allows a single-family dwelling, with no minimum lot size beyond the one the principal dwelling already meets. Detached units are permitted on lots of 10,000 square feet or more, up to 1,000 square feet.
- One per lot. A lot may have an internal unit or a detached unit, never both, and the unit cannot be sold separately from the principal dwelling. An internal unit is capped at the lesser of 50% of the principal dwelling or 1,000 square feet.
- Owner occupancy is required and recorded. A notarized affidavit is filed with the Salt Lake County Recorder and a Notice of Owner Occupancy Requirement is recorded against the title. The code counts a parent, child, spouse, sibling, or grandchild as an owner occupant.
- No short-term rental. Rentals of fewer than 30 consecutive days are not permitted in any accessory dwelling unit.
- Licensing and addressing. A business license is required when the unit is rented for long-term occupancy. The city assigns and records a unique street address for the unit, which must be visible from the right-of-way.
- The two-year absence exception. Section 10-36-5(A)(4) allows an owner-occupancy exception of up to two years for temporary military or religious service, provided an on-site property manager is in place for the duration of the absence.
That last provision is the one Herriman owners call us about. A service member deploying, or a family member leaving on a mission, can keep a compliant accessory unit rented for up to two years, but only with a manager on site. Herriman requires a general business license for business activity within city limits. Rules adopted this recently can change again, so confirm current requirements with Herriman City. Our role is to keep the property’s management records and recurring obligations organized. We do not provide legal advice.
Pricing a 2013 Home Against 2013 Homes
A citywide average flattens a market this uniform in age and this varied in finish. We price against the homes a prospect can actually tour in Herriman that week, weighing floor plan, garage, yard, and community amenities rather than starting from a county figure.
Community Association Coordination
Rosecrest, Juniper Point, and the Herriman Towne Center area are master-planned, and association rules commonly govern parking, exterior changes, landscaping, and how fast a violation notice needs an answer. We route those obligations through the tenancy. The owner remains the party to the association.
Service-Life Maintenance
Most Herriman systems are original and working. The job is documented inspections, prompt repair, and tracking what is still inside a builder warranty window, so a functioning system stays a repair instead of becoming a replacement.
Accessory Unit Records
An accessory dwelling unit carries a recorded owner-occupancy notice, a business license, its own assigned address, and a 30-day minimum tenancy. Those obligations recur. We keep them on a calendar rather than rediscovering them at renewal.
In Herriman the Management Risk Is Not Failing Systems. It Is Everything Recorded Against the Property.
Most rental markets in the Salt Lake Valley ask an owner to manage decline. Herriman asks the opposite. On stock with a median build year of 2013, the roof, furnace, and water heater are usually fine, and an owner who budgets for the county’s 1986-median problems is solving for the wrong decade.
What actually creates exposure here is paperwork attached to the address. A recorded owner-occupancy notice on an accessory unit. An association rule about a parked trailer. A business license that lapses. A builder warranty that expires unclaimed because nobody tracked the date. None of these show up in a maintenance budget, and all of them can cost more than the repair the owner was watching for.
That is the case for management in a newer city: a high-value asset in a governed community, rented to a family the owner will rarely meet, with obligations that renew on their own schedule.
Leasing to families. Preserving systems that still work. Reporting to owners who moved away.
Leasing to Herriman’s Family Households
Herriman households average 3.38 people and 34.6% of residents are under 18. That renter pool is looking for bedrooms, storage, a garage, and outdoor space, and it evaluates a listing differently from a downtown apartment shopper. Room dimensions, laundry arrangements, yard condition, and school attendance area belong in the listing because those are the fields this prospect is actually comparing.
Family tenancies also tend to run longer, which changes the math on preparation. Work that makes a home comfortable to live in for three years is worth more here than a cosmetic upgrade that photographs well and wears out in one. We screen consistently, document the leasing process, and set the move-in condition record that the eventual move-out will be measured against.
Maintaining Homes That Have Not Failed Yet
A 2013 home is not a low-maintenance home. It is a home whose maintenance is still preventable. Original systems approaching their first service interval, finishes that have taken one or two tenancies, and builder warranties with real expiration dates all reward attention now and punish it later.
We schedule inspections, coordinate vendors, document condition, and flag what is still recoverable under a warranty before the window closes. Where an association governs the exterior, we pass along the notices that need an owner decision rather than letting them accumulate. The goal is that the home a resident returns in five years still reads as a newer home.
Reporting for Owners Who Moved and Kept the House
A large share of Herriman rentals were somebody’s first home. The owner bought during the growth years, moved for work or space, and kept the property rather than selling into a market they had watched appreciate. Others hold several newer homes across the southwest valley, and some are out of state entirely.
Those owners need the property to be legible from a distance. Scheduled inspection reporting, documented maintenance decisions, clear statements, and a defined line between what we handle and what needs their approval. For an owner with more than one Herriman property, consistent reporting across all of them is what makes the group readable as a portfolio instead of a set of separate problems.
Herriman management is not about nursing old systems. It is about protecting what is still new, and the paperwork attached to it.
What Salt Lake Valley Owners Say About RPM Salt Lake City
Owners who moved out of the valley and kept the house tell us the same two things matter most: hearing back quickly and not losing months between residents.
“Far and away the best property management company in the Salt Lake area, especially in regards to their communication and satisfaction of their customers. Highly recommended!”
Jason K., Salt Lake County property owner
“We have been so pleased with Real Property Management Salt Lake. We have had great communication and very short vacancy time between tenants.”
Britnee Y., Salt Lake County property owner
What Drives Rental Performance in Herriman
Herriman rewards owners who manage a newer asset as a newer asset and keep the recorded obligations current.
- Price against Herriman homes of the same vintage and finish, not a countywide figure that averages 1986 stock into a 2013 market
- Treat the 27.1-minute mean commute and the absence of a rail station as facts the listing has to answer, not omit
- Market to households averaging 3.38 people, where bedrooms, storage, garage, and yard carry more weight than finish trends
- Track builder warranty windows while they are still open, because a 2013 home’s first major service interval is arriving now
- Keep accessory dwelling obligations under Ordinance 2026-11 current: recorded owner occupancy, business license, assigned address, and the 30-day minimum tenancy
What Management Covers for a Herriman Rental
Owners get full access to financial reporting, maintenance records, documentation, and communication history throughout.
Leasing and Placement
Preparing a newer home for a family renter pool and filling it without avoidable vacancy.
- Condition review and rent-ready scope, separating necessary repairs from elective upgrades
- Pricing against current Herriman listings of similar vintage and features
- Professional listing preparation, photography, and distribution
- Showing coordination and consistent applicant screening
- Lease preparation, deposits, and documented move-in condition
- Association rules and any accessory unit requirements confirmed before the tenancy begins
Ongoing Management
Operating the property through the tenancy and protecting its condition between leases.
- Rent collection on a set schedule with owner distributions
- Maintenance intake, vendor coordination, and documented repair history
- Scheduled inspections with condition reporting
- Builder warranty tracking while windows remain open
- Community association notices routed for owner decisions
- Renewal discussions, move-out coordination, and turnover planning
Herriman in Context: The Southwest Corner of the Salt Lake Valley
Herriman sits at the southwest edge of Salt Lake County, bordered by South Jordan and Riverton to the east and the Oquirrh Mountains to the west. Its primary ZIP, 84096, extends into Riverton, so we confirm service coverage by address rather than by ZIP alone.
We publish local guides for the neighboring markets:
South Jordan property management, where the median build year is 2007 and the renter share is 18.6%.
West Jordan property management, a larger market with a 1995 median build year.
Frequently Asked Questions About Herriman Property Management
The Zillow Observed Rent Index for Herriman read $1,927 in July 2026 and has been effectively flat over the prior twelve months. That is a citywide index across rental types, not a quote for a specific house. The American Community Survey’s 2020 to 2024 median gross rent for occupied Herriman units is $2,019, which is a different instrument measuring existing leases rather than asking rents. We price a specific property against the homes actually listed in Herriman that week.
Yes, subject to the city’s current rules. Herriman requires the owner to occupy either the main home or the accessory unit, records that requirement against the title, prohibits rentals under 30 consecutive days, and requires a business license for long-term rental. Owners away on temporary military or religious service may qualify for an exception of up to two years under Section 10-36-5(A)(4), and that exception requires an on-site property manager during the absence. Confirm current requirements with Herriman City.
Yes. Rosecrest, Juniper Point, and the Herriman Towne Center area are master-planned, and association rules commonly cover parking, exterior changes, and landscaping. We coordinate the tenancy around those rules and route notices that need owner attention. The owner remains the party to the association, and we do not manage the association itself.
Yes. With a median year built of 2013, most Herriman rentals are still inside the service life of their original roof, furnace, water heater, and appliances. The work shifts from replacement toward preservation: documented inspections, prompt repairs, and tracking builder warranty windows while they are still open. Condition, rather than age, is what determines whether the home leases well.
Yes, and it is common in Herriman, where many owners bought the home to live in and later moved. Scheduled inspections, documented communication, and online reporting are what let an owner oversee a property without being in the state. Send the property address and we will confirm coverage and the reporting arrangement.
Sources: U.S. Census Bureau QuickFacts (Vintage 2025 population estimates) and American Community Survey 2020 to 2024 five-year estimates; Zillow Observed Rent Index, July 2026 reading; and Utah Transit Authority route schedules. ACS housing, tenure, income, and rent figures are five-year estimates, not current-year readings. Citywide figures describe a market, not the rent a particular property will achieve.
Get a Herriman Rental Evaluation
Tell us the address, the current occupancy, and anything specific about the community association or an accessory unit. We will confirm coverage, review the property against current Herriman listings, and outline the next step. No obligation.
