Question 1

What is the asking price for 12766 CUTS CANYON, Herriman?

Accepted Answer

12766 CUTS CANYON, Herriman is listed at $624,900 ($191/sqft). The original list price was $621,900, representing a increase of $3,000. This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 12766 CUTS CANYON, Herriman have?

Accepted Answer

This Residential features 5 bedrooms, 3 bathrooms, 3,270 square feet of living space. It is a 3-story home. The lot is 0.09 acres.

Question 3

When was 12766 CUTS CANYON, Herriman built?

Accepted Answer

This property was built in 2026, making it 0 years old. As a newer construction, it likely features modern building codes, energy-efficient systems, and contemporary finishes.

Question 4

What type of property is 12766 CUTS CANYON, Herriman?

Accepted Answer

12766 CUTS CANYON, Herriman is a Residential (Single Family Residence). The architectural style is Rambler/Ranch. It is located in the CAPITOL REEF subdivision. Zoning: Single-Family.

Question 5

Does 12766 CUTS CANYON, Herriman have a garage or parking?

Accepted Answer

Yes, this property includes a 2-car garage and 4 open parking spaces. Total parking capacity: 6 vehicles.

Question 6

Is there an HOA for 12766 CUTS CANYON, Herriman?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $64 monthly. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 12766 CUTS CANYON, Herriman?

Accepted Answer

Annual property taxes for this property are approximately $1 (about Contact for Price/month). This represents an effective tax rate of approximately 0.00% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 12766 CUTS CANYON, Herriman?

Accepted Answer

Interior features include: Bath: Primary, Closet: Walk-In, Disposal, Great Room. Exterior features include: Double Pane Windows.

Question 9

Is 12766 CUTS CANYON, Herriman a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 65/100. Key deal signals: Priced 7% below similar homes; 3.2% year-over-year market appreciation; 100% LT gross rent coverage of monthly ownership cost. The price is 7% below similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.

Question 10

How does this price compare to similar homes in Herriman?

Accepted Answer

The median price for similar properties in the area is $669,900 (based on 10 homes). At $624,900, this listing is 7% below the median for comparable homes. It ranks #Fair Price among similar listings by value.

Question 11

What would the monthly mortgage payment be for 12766 CUTS CANYON, Herriman?

Accepted Answer

At the current 30-year mortgage rate of 6.51% with 20% down, the estimated monthly principal and interest payment is $3,163. Including estimated taxes and HOA fees, the total monthly cost is approximately $3,227. A 15-year mortgage at 5.85% would be $4,178/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 12

How long has 12766 CUTS CANYON, Herriman been on the market?

Accepted Answer

This property has been listed for 94 days. The average days on market in Herriman is 83 days, meaning this listing is taking longer than the local average. Extended time on market may present negotiation opportunities for buyers.

Question 13

Is 12766 CUTS CANYON, Herriman a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $48,780 with a gross rental yield of 7.8%. Net rental yield (after estimated expenses): 5.1%.  Estimated debt service coverage ratio (DSCR): 1.13. Investor score: 60/100. These are estimates based on area comparables.

Question 14

What is the estimated rental income for 12766 CUTS CANYON, Herriman?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $4,065 ($48,780/year). The gross rent multiplier is 12.8x (lower is generally better for investors). Actual rental income will depend on property condition, local demand, and management approach.

Question 15

What lifestyle features does 12766 CUTS CANYON, Herriman offer?

Accepted Answer

Propaired's AI has identified 4 lifestyle features for this property: Scenic Views, Historic/Character, New Construction, Master-Planned Community. The primary lifestyle niche is "new_construction." These tags are derived from MLS data, property features, and location analysis.

Question 16

Is 12766 CUTS CANYON, Herriman new construction?

Accepted Answer

Yes, this is a new construction property built in 2026. New construction in Utah typically includes modern energy codes, current building standards, builder warranties, and contemporary finishes. It is part of a master-planned community with planned amenities. Review the builder warranty terms and any remaining items on the builder punch list.

Question 17

What recreation is near 12766 CUTS CANYON, Herriman?

Accepted Answer

This property has a recreation score of 80/100. Nearby recreation includes: Yellow Fork trailhead (4.2 mi); Heritage Place Park park (0.9 mi); Glenmoor Golf Course (4.5 mi); Flight Park State Recreation Area (9.0 mi). Skiing: Snowbird Ski and Summer Resort (20.0 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 18

Are there hiking trails near 12766 CUTS CANYON, Herriman?

Accepted Answer

Yes, the nearest trailhead is Yellow Fork, just 4.2 miles from the property. Flight Park State Recreation Area is 9.0 miles away. Utah has over 10,000 miles of hiking trails across its diverse terrain, from desert canyons to alpine meadows.

Question 19

What amenities and services are near 12766 CUTS CANYON, Herriman?

Accepted Answer

This property has an amenity proximity score of 85/100. Nearby services include: Grocery: Su Casa Market (1.4 mi); Hospital: Families First Pediatrics (2.7 mi); Pharmacy: Walgreens Pharmacy (1.6 mi); Dining: BMS Pumping (1.5 mi). Gas station: 0.9 miles. Gym: real hot yoga - Herriman (1.4 mi).

Question 20

How far is the nearest hospital from 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest hospital is Families First Pediatrics, approximately 2.7 miles from the property. The nearest fire station is 1.1 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 21

What schools serve 12766 CUTS CANYON, Herriman?

Accepted Answer

Assigned schools: Middle: Copper Mountain; High: Herriman. There are 2 schools within 3 miles of this property. The highest-rated nearby school is Blackridge School with a 56% state performance score (2.2 miles away). School district: Jordan.

Question 22

What high school is near 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest high school is Herriman. View the full school profile on Propaired for test scores, enrollment, and student-to-teacher ratios.

Question 23

What elementary school is near 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest elementary school is Blackridge School (2.2 miles away). State performance score: 56%. District: Jordan District. Propaired provides full school ratings and comparison data for all schools in this area.

Question 24

What middle school is near 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest middle school is Copper Mountain.

Question 25

What is the internet speed at 12766 CUTS CANYON, Herriman?

Accepted Answer

This property has a broadband score of 100/100 (Excellent). Best available speed: 10000 Mbps download / 10000 Mbps upload. Fiber internet is available at this address. Available providers: AT&T (25 Mbps, Fixed Wireless); CenturyLink (1000 Mbps, Fiber); HiCountryNet (900 Mbps, Fixed Wireless). Total providers: 13.

Question 26

Is 12766 CUTS CANYON, Herriman in a flood zone?

Accepted Answer

This property is classified as low. FEMA flood zone: X (AREA OF MINIMAL FLOOD HAZARD). Flood insurance is not typically required but may be recommended.  Always verify current FEMA maps as they are periodically updated.

Question 27

How does this listing compare to the Herriman market?

Accepted Answer

12766 CUTS CANYON, Herriman is listed at $624,900, which is above the Herriman median of $619,990 by $4,910. There are currently 397 active listings in Herriman. Homes in Herriman sell in an average of 83 days. The average sale-to-list ratio is 98.7%.

Question 28

What is the Herriman real estate market like in 2026?

Accepted Answer

In 2026, the median home price in Herriman is $619,990. There are currently 397 active listings. Homes sell in an average of 83 days. The average sale-to-list ratio is 98.7%. This listing at $624,900 is above the Herriman 2026 median.

Question 29

Are there other homes for sale in Herriman?

Accepted Answer

Yes — there are currently 397 active listings in Herriman. Browse all Herriman homes for sale at propaired.ai/listings/ut/herriman. Prices range around a median of $619,990. Homes in Herriman are selling in about 83 days on average.

Question 30

How does this price compare to the Utah state average?

Accepted Answer

At $624,900, this property is above the Utah state median of $518,888 by $106,012. Herriman prices are 19% above the state average. Utah's housing market varies significantly by region — front-range cities near SLC are typically more expensive than rural areas.

Question 31

What is the Propaired intelligence score for 12766 CUTS CANYON, Herriman?

Accepted Answer

This property has a Propaired intelligence score of 68/100, combining deal value (65), recreation access (80), amenity proximity (85), broadband quality (100), and lifestyle features (4 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 32

What heating and cooling systems does 12766 CUTS CANYON, Herriman have?

Accepted Answer

Heating: Gas: Central,>= 95% efficiency. Cooling: Central Air. Modern HVAC systems typically last 15-20 years with proper maintenance. Utah's climate ranges from sub-zero winters to 100°F+ summers, making reliable heating and cooling essential.

Question 33

What type of roof does 12766 CUTS CANYON, Herriman have?

Accepted Answer

The roof material is Asphalt. Asphalt shingles typically last 20-30 years in Utah's climate. With a 0-year-old home, reviewing recent roof inspections is recommended.

Question 34

Does 12766 CUTS CANYON, Herriman have a basement?

Accepted Answer

Yes, the basement is described as: Full. Basements in Utah are common and add versatile living or storage space. Check for any signs of moisture or foundation issues during the home inspection.

Question 35

What type of flooring does 12766 CUTS CANYON, Herriman have?

Accepted Answer

Flooring types include: Carpet,Tile.  Tile flooring is durable and ideal for high-traffic areas and bathrooms. Carpeted areas provide warmth and comfort, especially in bedrooms.

Question 36

What are the water and sewer connections for 12766 CUTS CANYON, Herriman?

Accepted Answer

Water source: Culinary. Sewer: Sewer: Connected.   Water is a critical consideration in Utah's arid climate.

Question 37

What shopping and dining is near 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest restaurant is BMS Pumping (1.5 miles away) and the nearest grocery store is Su Casa Market (1.4 miles). Coffee: 7-Eleven (1.4 mi). Banking: UCCU - Herriman Branch (1.6 mi). Overall amenity proximity score: 85/100.

Question 38

What would homeowner's insurance cost for 12766 CUTS CANYON, Herriman?

Accepted Answer

Homeowner's insurance in Utah typically ranges from 0.3% to 0.5% of the home's value annually. For a home listed at $624,900, expect approximately $1,875-$3,125/year ($156-$260/month).   Get multiple quotes — rates vary significantly by insurer.

Question 39

What are the estimated closing costs for 12766 CUTS CANYON, Herriman?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $624,900, expect approximately $12,498-$31,245 in closing costs. This includes title insurance, escrow fees, lender fees, recording fees, and prepaid items (insurance, taxes). Buyers should also budget for a home inspection ($300-$500), appraisal ($400-$600), and any lender-required reserves.

Question 40

How does the property tax compare to the list price at 12766 CUTS CANYON, Herriman?

Accepted Answer

The annual property tax of $1 represents an effective rate of 0.00% relative to the list price of $624,900. This is below the Utah average effective rate of approximately 0.58%, which is favorable for the buyer. Property taxes in Utah are assessed by the county and can change when the property is sold.

Question 41

What are the total estimated monthly costs for 12766 CUTS CANYON, Herriman?

Accepted Answer

Estimated total monthly housing cost: $3,435. This includes principal & interest ($3,163 at 6.51% with 20% down), HOA ($64/mo), and estimated insurance (~$208/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 42

Is 12766 CUTS CANYON, Herriman eligible for FHA or VA financing?

Accepted Answer

At $624,900, this property may exceed standard FHA loan limits and could require a conventional or jumbo loan. VA loans have no price cap but require VA eligibility.    Consult a mortgage lender for personalized eligibility.

Question 43

What is the estimated cap rate for 12766 CUTS CANYON, Herriman?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 5.1%, based on estimated annual rent of $48,780 and a purchase price of $624,900. A cap rate of 4-6% is typical for residential properties in growing Utah markets.

Question 44

Is Herriman a good rental market?

Accepted Answer

Estimated monthly rent in Herriman is approximately $3,826. Homes in Herriman sell in an average of 83 days, indicating moderate demand in this market. There are 397 active listings currently. Gross rental yield in this area: 7.8%. Utah's steady population growth continues to drive rental demand.

Question 45

Could 12766 CUTS CANYON, Herriman be a 1031 exchange property?

Accepted Answer

Yes, 12766 CUTS CANYON, Herriman could potentially qualify for a 1031 like-kind exchange if used as an investment or business property. A 1031 exchange allows deferral of capital gains taxes by reinvesting proceeds from one investment property into another. Key requirements include identifying a replacement property within 45 days and closing within 180 days. The property must be held for investment purposes — personal residences do not qualify. Consult a qualified intermediary and tax advisor for specific guidance.

Question 46

How does 12766 CUTS CANYON, Herriman compare to recently sold homes nearby?

Accepted Answer

Based on 10 comparable properties, the median sold price in this area is $669,900. This listing is 7% below the comparable median. It ranks Fair Price among similar listings by value. The median for this property type specifically is $787,000. Comparable analysis is based on similar size, age, and location.

Question 47

Is the Herriman neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 3.2% over the past year. The current Zillow Home Value Index for this area is $658,761. This listing is priced at 95% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 48

What is the price trend in Herriman?

Accepted Answer

Herriman's median price has decreased 4.0% month-over-month. Current median: $619,990. Days on market have decreased by 12.1% month-over-month. Homes are selling at 98.7% of list price on average. Monitor these trends to time your offer strategically.

Question 49

Is 12766 CUTS CANYON, Herriman overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Standard." At 7% below comparable homes, this property appears competitively priced. Deal score: 65/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 50

What school district is 12766 CUTS CANYON, Herriman in?

Accepted Answer

This property is in the Jordan school district.  Assigned middle: Copper Mountain. Assigned high: Herriman. School district boundaries can affect property values by 5-15%. Contact the district directly to confirm current enrollment boundaries, as they may change.

Question 51

How do nearby schools rank statewide?

Accepted Answer

Of the 2 nearby schools with state rankings, the highest-ranked is Blackridge School at #260 statewide (56% performance score). Other ranked nearby schools include Midas Creek School (#307). Utah has approximately 1,000+ public schools, so a top-200 ranking indicates a strong-performing school.

Question 52

What parks are near 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest local park is Heritage Place Park (0.9 miles away). The nearest state park is Flight Park State Recreation Area (9.0 miles).  Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 53

Is there a golf course near 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest golf course is Glenmoor Golf Course, 4.5 miles from the property. Utah has over 80 golf courses statewide with a season running from March through November in most areas.

Question 54

What water activities are near 12766 CUTS CANYON, Herriman?

Accepted Answer

Water recreation near this property includes: Utah Lake (25.2 mi); boat ramp at Saratoga Springs (14.1 mi).  Utah offers diverse water recreation from mountain reservoirs to desert lakes. Popular activities include boating, kayaking, paddle boarding, and fishing — a Utah fishing license is required for anglers.

Question 55

Is 12766 CUTS CANYON, Herriman move-in ready?

Accepted Answer

As new construction, this home is expected to be move-in ready with modern finishes and warranties.

Question 56

Does 12766 CUTS CANYON, Herriman come with a home warranty?

Accepted Answer

Yes, a home warranty is included with this property. Home warranties typically cover major systems (HVAC, plumbing, electrical) and appliances for one year, providing peace of mind for buyers. Review the warranty terms to understand coverage limits and deductibles.

Question 57

What is the lot like at 12766 CUTS CANYON, Herriman?

Accepted Answer

The lot is 0.09 acres. Lot features: Curb & Gutter,Road: Paved,Sidewalks,Sprinkler: Auto-Part. Terrain: Curb & Gutter, Road: Paved, Sidewalks, Sprinkler: Auto-Part.   Lot characteristics affect usability, privacy, and future improvement potential.

Question 58

What utilities are available at 12766 CUTS CANYON, Herriman?

Accepted Answer

Available utilities include: Natural Gas Connected,Electricity Connected,Sewer Connected,Water Connected. Water source: Culinary. Sewer: Sewer: Connected. Utility costs in Utah vary by season — expect higher heating bills in winter and cooling costs in summer. Contact local utility providers for average monthly cost estimates for this address.

Question 59

Does 12766 CUTS CANYON, Herriman have natural gas?

Accepted Answer

Yes, this property has natural gas service — the heating system is listed as: Gas: Central,>= 95% efficiency. Natural gas is the most common and cost-effective heating fuel in Utah, typically 30-50% less expensive than electric heating. The cooling system (Central Air) operates separately. Natural gas availability also supports gas ranges, water heaters, and fireplaces.

Question 60

Is there EV charging near 12766 CUTS CANYON, Herriman?

Accepted Answer

The nearest EV charging station is ChargePoint Charging Station, approximately 1.7 miles from the property. With a 2-car garage, installing a home Level 2 EV charger is straightforward — most installations cost $500-$2,000 including the charger. Utah offers a growing EV charging network along major corridors and in urban centers. Convenient public charging is available nearby for supplemental needs.

Question 61

Is 12766 CUTS CANYON, Herriman a historic or character home?

Accepted Answer

This property has been identified as a historic or character home, meaning it features distinctive architectural details, craftsmanship, or historical significance. Built in 2026, it represents mid-century design elements. Architectural style: Rambler/Ranch. Historic homes may qualify for preservation tax credits. Consider potential limitations on exterior modifications if in a historic district.

12766 CUTS CANYON, Herriman, UT 84096

12766 S CUTS CANYON DR #139, Herriman, UT 84096

About This Property

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Amenities NearbyScore: 85/100

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