Olympia in West Herriman: A Buyer's Guide to Utah's Newest Master-Planned Community

Olympia is the biggest new master-planned community on the southwest side of the Salt Lake Valley since Daybreak, and it is early enough that most of it is still ahead. If you are weighing a home here, or thinking about selling your current place to move into one, this is the honest, local read on what is actually being built.

Where Olympia is

Olympia occupies the northwest corner of Herriman, west of the Mountain View Corridor and reached off State Route 111, with 6400 West extended south from Herriman Boulevard to form the new Olympia Boulevard. It sits southwest of Daybreak and South Jordan, with the Oquirrh Mountains and old Kennecott lands to the west. For the wider area, see the guide to living in Herriman.

Map redrawn to match Herriman City's official Olympia annexation boundary. See the city's own maps and plans on the Herriman City Olympia page.

The villages: named for national parks, from condos to single-family

Olympia is delivered village by village, each with its own builder and product type. Four are public so far. Two have released unit counts; the others have not. These are the opening chapters of a plan approved for up to 6,480 homes, and more of the community, and its new-construction options, are still to come.

*As listed by builders in mid-2026, directional only. Base prices, lots, and incentives change weekly. Confirm the current number with the builder. Sources: Herriman Journal and builder listings.

How Olympia got here

Olympia is one of the most contested developments in recent Utah memory, and it is worth knowing the history before you buy in.

• 2018 Salt Lake County first approves Olympia Hills, then Mayor Ben McAdams vetoes it after a public referendum push. The Salt Lake Tribune describes the vision as a "futuristic company town."
• 2020 A revised, smaller plan wins final County Council approval on a 6-3 vote.
• 2021 Herriman annexes the 933 acres and approves the Master Development Agreement on September 29, on a 3-2 council vote, gaining impact fees to help fund new roads.
• 2023 First-phase construction begins, extending 6400 West south from Herriman Boulevard.
• 2025 Three subdivisions are approved and building, with a fourth expected, as roads, curbs, and utilities go in.
• 2026 About 600 homes are built or under construction. New PID disclosure requirements take effect May 6. Herriman's $50 million state infrastructure grant for three backbone roads, tied to 2,500 affordable units, is shaping the next phases.

The project was opposed for years by neighboring city leaders over density, water, sewer, and traffic. Those are fair questions to put to the developer directly. This page sticks to what has been approved and built.

What the master plan actually requires

The Master Development Agreement Herriman approved in September 2021 is the document that governs what gets built, and a few of its terms matter to a buyer:

• A maximum of 6,480 residential units on roughly 930 acres.
• At least 30 percent of the homes must be detached single-family.
• No more than 37 percent may be apartments.
• About 174 acres of open space.
• Public Infrastructure Districts are allowed to fund public roads, water tanks, storm drain, and sewer.

The mix rules mean Olympia cannot drift into being mostly apartments, and the open space is written into the agreement rather than promised in a brochure. The last item shows up on your tax bill, so it gets its own section.

The Olympia PID: a tax line most subdivisions do not have

Olympia’s backbone infrastructure is partly funded through a Public Infrastructure District, or PID. A PID borrows to build roads, water tanks, storm drains, and sewer up front, then repays the debt through an assessment on the properties inside the district, on top of regular property tax. PIDs are common in newer Utah master plans and rare in established neighborhoods, which makes this the one line a resale comp in Riverton or South Jordan will not have.

Here is how the Olympia PID is calculated, taken from a real 2025 tax notice on an Olympia home:

• The PID rate is 0.4 percent of taxable value.
• Taxable value is what is left after Utah’s 45 percent primary residence exemption, so it is 55 percent of market value, not the full value.
• Market value $334,500 became taxable value $183,975, and the PID charge for the year was $735.90.
• PID assessments generally run about 30 years.

On a $500,000 home the same math gives $275,000 of taxable value and about $1,100 a year. Across typical Olympia prices, budget roughly $60 to $95 a month, in addition to regular property tax and any HOA.

Two things to get in writing before you sign: the current PID rate and the year the assessment is scheduled to end. New PID disclosure requirements took effect May 6, 2026, so a builder or seller should be handing you this without being asked. If it is not in your packet, ask why. For how the rest of your Utah property tax bill works, see Utah property tax by county.

Affordable housing at Olympia: the $50 million deal

The Utah Legislature created Affordable Housing Infrastructure Grants to pay for backbone infrastructure such as major roads and water systems. Herriman was awarded $50 million to build three new backbone roads serving this part of the city. The money came with strings: the city has to work with developers and builders to produce 2,500 new housing units that qualify as affordable, and at least 1,250 of those must be single-family detached homes.

What counts as affordable has moved. A 2025 statute defined an affordable housing unit as one offered for sale to an owner-occupier at a price affordable to a household earning no more than 120 percent of the county’s area median income. The Legislature changed that definition again in 2026, and the board overseeing the program adopted its own working definition of an affordable price. If a home is being sold to you as an affordable unit, ask the builder exactly how it qualifies and whether any occupancy or resale conditions come with it.

For scale, HUD set the 2026 median family income for Salt Lake County at $126,100. Utah’s separate moderate income housing definition uses 80 percent of median.

What that income actually buys is the number that matters. A borrower earning $100,900 a year with strong credit, a $500 monthly car payment, a $150 HOA fee, and 5 percent down would qualify for a maximum loan of roughly $465,000 at 6.5 percent, which is a purchase price of about $490,000. That is the arithmetic driving the product below.

These figures are an estimate for budgeting and planning only. They are not a mortgage quote, a loan offer, or a commitment to lend. Your actual rate and payment depend on your credit, loan program, and current market rates. Talk to a licensed mortgage professional for real numbers. Connect with our preferred Utah lender.

The product: smaller single-family homes, and single-family homes with an attached ADU. The answer to a $490,000 ceiling is not a smaller condo, which the mix rules cap anyway, but a smaller detached house, and in some cases a detached house with a legal attached accessory dwelling unit. An attached ADU is a second, self-contained unit under the same roof that can be rented. It changes the math in two directions: it can offset the payment, and some loan programs allow projected ADU rent to count toward qualifying. Ask your lender whether yours does before you assume it. This is a newer product for Herriman, so expect the floor plans, lot sizes, and pricing to shift as the first phases sell.

What is coming, and what is not

Olympia is planned as a live-work-play community, and the master plan sets aside a commercial area on the west side. As of 2026, that ground is zoned and waiting for businesses to commit, and no store has been publicly announced inside Olympia yet. Three new backbone roads, funded by the $50 million state grant described above, are also part of what is coming.

On amenities, Olympia is served by the Jordan School District, with Herriman-area schools nearby and new schools expected as rooftops arrive. The master plan includes neighborhood parks, a trail and active-transportation network, and a planned 100-acre Utah State University agricultural and extension center, which is unusual for a subdivision this size.

Buying new construction in Olympia

The agent in the model home works for the builder. You should have someone too.

I have sold Utah real estate for 23 years, and new construction is where I see buyers give up the most money without realizing it. The friendly agent in the model home represents the builder, not you. When I represent you, I read the builder's contract before you sign, negotiate on price, upgrades, lot premiums, and timelines, and arrange independent inspections even on a brand-new home. In a community this early, where you are choosing a phase and a lot as much as a floor plan, that guidance is the difference between paying list and buying well.

Kris Bowen, Real Estate Broker, LPT Realty. Call or text 801-999-8005.

New here often makes sense against resale, but not always. If you want to compare, start with the first-time buyer guide, run the numbers in the mortgage calculator and the closing-costs guide, and if you are moving to Utah, see relocating to Utah. Selling first? Get a real number on your current home with a free home valuation.

Also nearby: the Herriman homeowner options guide for sellers, Rosecrest in Herriman, and the wider Salt Lake County new-construction picture.

These payment figures are an estimate for budgeting and planning only. They are not a mortgage quote, a loan offer, or a commitment to lend. Your actual rate and payment depend on your credit, loan program, and current market rates. Talk to a licensed mortgage professional for real numbers. Connect with our preferred Utah lender.