Comparative Market Analysis
13985 S Emmeline Dr, Herriman, UT 84096
A seller-ready pricing strategy based on MLS-reported subject history, recent closed sales, current active competition, pending buyer behavior, and Herriman / Riverton market positioning.
Breana Greenwood, RE/MAX Peaks | Mobile: 801-380-6214 |
Office: 435-278-1619 | breesellsutah@gmail.com | April 29, 2026
Executive Summary
Your Home's Recommended Market Value
$649,900
Recommended List Price
Best blend of confidence and upside
$625K–$675K
Market Value Range
Supported by sold, active, and pending data
3,035
Square Feet
5 bed / 3 bath finished living area
0.44 ac
Lot Size
Meaningful advantage vs. competitors
Strong Buyer Utility
5 bedrooms, 3 bathrooms, and 3,035 sq ft compete well in the move-up buyer segment.
Lot Advantage
The 0.44-acre lot stands out against most active and sold competitors in this price band.
Strongest Support: Low-to-Mid $600Ks
Sold, active, and pending data all cluster pricing support around $625,000–$675,000.
Upper Range Requires Excellence
Pricing above $675,000 requires clean condition, strong updates, and premium presentation.
Condition Must Be Verified
The MLS record is an older expired listing from 2009 with referenced short-sale history — current condition requires confirmation.
Recommended Strategy: Launch at $649,900 to balance confidence and upside while positioning the home against direct competition in the $625,000–$675,000 range.
Subject Property
Property Snapshot
13985 S Emmeline Dr, Herriman, UT 84096 | MLS #904994 (Expired)
Bedrooms
5
Bathrooms
3
Living Area
3,035 sq ft
Lot Size
0.44 acres
Garage
2 spaces
Year Built
2001
Stories
2
County
Salt Lake
Property Type
Single Family Residence
Basement
Daylight, Entrance, Walk-Out Access
Basement Finish
98%
Prior List Price
$225,000
Prior DOM
221 days
Important: The MLS subject record is older and does not verify current condition. Final pricing should be adjusted after confirming updates, repairs, roof/HVAC age, interior condition, basement finish quality, and overall showing presentation.
Value Supports
What Supports Value
Five property-specific strengths that justify a confident price position in the $625,000–$675,000 range.
Larger Lot Utility
The 0.44-acre lot is larger than many current Herriman / Riverton competitors in this price band — a meaningful differentiator.
Strong Finished Space
At 3,035 sq ft, the home competes well against move-up buyer alternatives in the low-to-mid $600Ks.
5-Bedroom Layout
The bedroom count supports flexible living, work-from-home use, guest space, and long-term owner-occupant utility.
Walkout / Daylight Basement
This basement configuration adds flexibility and is an important Utah value factor. ADU status should only be stated if legally verified.
Market-Supported Price Band
Sold, active, and pending data all point toward strongest support around $625,000–$675,000.
Pricing Headwinds
What Limits Value
An honest look at the factors that could constrain pricing or increase market time — addressed upfront so the strategy is grounded in reality.
Current Condition Unknown
The MLS record is from 2009 and referenced short-sale history. Current condition could move the value range meaningfully up or down before launch.
2-Car Garage Ceiling
Several upper comps have 3- or 4-car garage utility. These homes should be treated as upper benchmarks rather than equal comparables.
Active Competition Exists
Buyers currently have multiple well-priced alternatives between $620,000 and $670,000, making presentation and pricing discipline essential.
Upper Range Requires Strong Presentation
Pricing near $675,000 demands clean condition, compelling photography, excellent showing prep, and no major repair objections.
Sold Comparables
Sold Comparable Support
Recent closed sales from Herriman and Riverton that bracket the subject's price position. Grouped by relevance and proximity.
Core Sold Support
13941 S Hoyt Peak Cir, Riverton
MLS #2142330 | Closed: $635,000 | 04/15/2026
5 bed / 3 bath | 2,754 sq ft | 0.23 acres | 1997 | 2-car | DOM 35
Basement: Walk-Out Access | Finished: 95%
Strongest value anchor. Subject is larger with a much bigger lot, supporting a position above this sale if condition is comparable.
13677 S Hansomcab, Herriman
MLS #2121563 | Closed: $625,000 | 12/03/2025
6 bed / 4 bath | 3,005 sq ft | 0.30 acres | 2002 | 2-car | DOM 4
Basement Finished: 100%
Confirms demand for similar-size homes at sharp pricing. More bed/bath utility but smaller lot than the subject.
5841 W First Light Cir, Herriman
MLS #2110416 | Closed: $631,000 | 02/06/2026
6 bed / 3 bath | 2,898 sq ft | 0.24 acres | 2001 | 2-car | DOM 120
Basement Finished: 100%
Same build era and garage utility. Subject has more area and a larger lot. Long DOM shows buyers remain price-sensitive.
Same-Street Support
5701 W Emmeline Dr, Herriman
MLS #2078560 | Closed: $644,023 | 01/05/2026
5 bed / 4 bath | 3,206 sq ft | 0.20 acres | 2004 | 2-car | DOM 237
Basement Finished: 90%
Same-street comp supports mid-$600Ks pricing. Subject has a larger lot; this comp has one more bath and slightly more area. Long DOM shows buyers resisted higher pricing before the sale closed.
Upper Benchmark
5516 W Varenna St, Herriman | MLS #2124972 | Closed: $679,990 | 03/24/2026
5 bed / 3 bath | 3,040 sq ft | 0.32 acres | 2004 | 4-car | DOM 71 | Basement Finished: 100%
Upper benchmark only — nearly identical sq ft but superior 4-car garage. Do not price from this comp unless condition and presentation are excellent.
5 bed / 3 bath | 3,040 sq ft | 0.32 acres | 2004 | 4-car | DOM 71 | Basement Finished: 100%
Upper benchmark only — nearly identical sq ft but superior 4-car garage. Do not price from this comp unless condition and presentation are excellent.
Active Competition
What Buyers Are Seeing Right Now
Four active listings directly competing for the same buyer pool. Understanding these alternatives shapes how this home should be priced and presented.
Direct Competitor | $649,900
4759 W Liberation Dr, Herriman | MLS #2152315
6 bed / 3 bath | 3,036 sq ft | 0.17 acres | 2005 | 2-car | DOM 7 | Basement Finished: 100%
Buyers will compare this directly to the subject. The subject's main advantage is the much larger 0.44-acre lot.
Lower Active Anchor | $625,000
5633 W Bonica Ln, Herriman | MLS #2149038
5 bed / 3 bath | 2,870 sq ft | 0.14 acres | 2000 | 2-car | DOM 21 | Basement Finished: 95%
Creates buyer choice below the recommended list price. The subject must justify its premium through lot size, condition, and presentation.
Competitive Alternative | $625,000
13951 S Haystack Peak Cir, Riverton | MLS #2152037
5 bed / 3 bath | 2,743 sq ft | 0.24 acres | 1997 | 2-car | DOM 8 | Basement Finished: 100%
Supports the lower competitive range. Subject is larger with a bigger lot, but this gives buyers a lower-priced option.
Upper Active Benchmark | $709,900
5823 W Round Rock Dr, Herriman | MLS #2152504
5 bed / 4 bath | 3,232 sq ft | 0.29 acres | 2004 | 3-car | DOM 6 | Basement Finished: 95%
Defines the upper market ceiling but is superior in garage and bathroom count. Not an equal comp.
Pending Signals
Where Buyers Are Acting Now
Four recently pending or under-contract homes that reveal where buyer demand is strongest — and at what price points buyers are moving quickly.
12294 S Midas Quarry Rd, Herriman
MLS #2151174 | List Price: $625,000 | Pending
4 bed / 3 bath | 2,909 sq ft | 0.36 acres | 2005 | 2-car | DOM 8
Supports buyer activity in the low-to-mid $600Ks for homes with useful lot size.
14349 S Round Rock Dr, Herriman
MLS #2151452 | List Price: $650,000 | Pending
5 bed / 4 bath | 3,444 sq ft | 0.24 acres | 2005 | 3-car | DOM 3
Quick pending activity near $650,000, but this comp has more size and garage utility than the subject.
5528 W Augustus Way, Herriman
MLS #2152586 | List Price: $660,000 | Pending
5 bed / 4 bath | 2,718 sq ft | 0.28 acres | 2004 | 2-car | DOM 2
Quick pending activity at $660,000 shows buyers are active when the home is well-positioned.
5613 W Horse Spring Ct, Herriman
MLS #2150680 | List Price: $689,900 | Active Under Contract
4 bed / 3 bath | 2,962 sq ft | 0.36 acres | 2002 | 4-car | DOM 13
Supports the upper market only when superior garage utility is present.
Market Absorption
Rolling Price Range & Absorption
Reviewed price band: $625,000–$675,000 | Target list price: $649,900
5
Active Listings in Band
Current competition in the $625K–$675K range
2
Closed Sales (Last 30 Days)
Recent absorption within the target band
0.40
Absorption Rate
Sales per active listing per month
2.5 mo
Months of Inventory
Healthy but competitive segment
Market Read: At a target price near $649,900, approximately 2.5 months of inventory indicates a healthy but competitive segment. Buyers are active, but they have enough choices that pricing and first-week presentation matter significantly.
Value Reconciliation
Pricing Ladder
A structured look at where value lands — from condition-sensitive conservative to stretch ceiling — so sellers can make a confident, informed decision.
1
2
3
4
5
1
Stretch Ceiling: $680,000+
Requires excellent condition or verified premium features. Most upper comps have superior garage count.
2
Upper Support: $650,000–$675,000
Supportable if the home is clean, updated, and professionally presented.
3
Recommended Position: $649,900
Best blend of confidence and upside.
4
Core Market Support: $625,000–$650,000
Strongest similar sold comps and current active competition.
5
Condition-Sensitive / Conservative: $615,000–$635,000
Appropriate if property is dated, needs repairs, or presents below average.
Pricing Strategy
Tiered Pricing Strategy
Three pricing scenarios — choose the position that best fits current condition, seller timeline, and market presentation goals.
Aggressive / Fastest Activity
$639,900
Maximizes buyer traffic and reduces DOM risk. Competes strongly against active alternatives around $625,000. May leave some upside on the table but creates stronger early leverage.
⭐ Balanced / Recommended
$649,900
The best blend of confidence and upside. Keeps the home inside the strongest demand band while letting the 0.44-acre lot, 5-bedroom layout, 3,035 sq ft, and walkout/daylight basement stand out against competition.
Recommended List Price
Premium / Test-the-Market: $665,000–$675,000
Only appropriate if condition and presentation are excellent. This range carries higher DOM and price-reduction risk. Requires strong early buyer response in the first 7–10 days to be sustainable.
Marketing Strategy
Targeted Marketing Strategy
Five property-specific buyer profiles — all described using Fair Housing-safe language. Each represents a real opportunity to match the right buyer to this home.
Move-Up Buyer Seeking More Space
Looking for more finished space, a larger lot, and a layout supporting multiple uses. Comparing Herriman / Riverton homes between $625,000 and $675,000 with smaller lots.
Message: A larger-lot Herriman home with strong finished space, flexible layout, and room to live both inside and outside.
Larger-Lot Buyer
The 0.44-acre lot is a meaningful differentiator. Comparing newer or similar-size homes with tighter outdoor space in the same price band.
Message: More lot utility than many competing homes, paired with a strong Herriman / Riverton location and usable finished space.
New-Construction Comparison Buyer
May be comparing resale homes against newer homes with smaller lots or higher pricing. Looking for established value and more outdoor space per dollar.
Message: A compelling resale alternative with more lot utility and established finished space.
Southwest Valley Lifestyle Buyer
Wants the Herriman / Riverton lifestyle, southwest valley amenities, outdoor recreation, and a home with more usable space. Comparing homes in Herriman, Riverton, South Jordan, and Bluffdale.
Message: A Herriman-area home offering space, flexibility, and a larger-lot feel in the southwest Salt Lake Valley market.
RE/MAX Peaks Advantage
A Stronger Launch With Breana Greenwood and RE/MAX Peaks
Every seller deserves more than an MLS entry. Here's what you get when you list with Breana Greenwood and RE/MAX Peaks.
Local Market Strategy
On-the-ground market knowledge applied to how buyers actually compare homes in Herriman and the southwest Salt Lake Valley.
RE/MAX Brand Power
The reach of the RE/MAX name, paired with a locally focused brokerage that understands how buyers move through this specific market.
Zillow Showcase Advantage
As a Zillow Showcase brokerage, RE/MAX Peaks gives your home a premium listing experience with immersive media, interactive floor plans, and elevated exposure. According to Zillow's published data, Showcase listings average significantly higher buyer engagement — more page views, saves, and shares — than similar non-Showcase listings.
Professional Media
Photography, video walkthroughs, floor plan visuals, drone photography/video for the lot, lifestyle shots, and detail images of the strongest verified features.
AI-Enhanced Marketing
AI does not replace local expertise. It helps us move faster, sharpen the message, and create more specific marketing for the exact buyers most likely to respond to your home.
Property-Specific Landing Page
A dedicated property page beyond the MLS that showcases your home's story, highlights lifestyle benefits, organizes photos and floor plan details, and gives buyers one focused place to engage.
Launch Plan
Your Step-by-Step Launch Plan
A five-step sequence from pre-launch preparation through first-weekend results — designed to maximize early momentum and buyer response.
01
Pre-Launch Preparation
- Verify property facts, sq ft, basement finish, garage, lot size, HOA, and major upgrades
- Confirm whether any basement use has legal ADU status before mentioning it
- Complete staging, presentation touch-ups, repairs, and curb appeal
02
Media Creation
- Professional photography and video walkthrough
- Floor plan visuals and drone photos/video if the lot justifies it
- Lifestyle and detail shots with clean photo sequencing
03
MLS Launch at $649,900
- Feature-rich remarks emphasizing 0.44-acre lot, 3,035 sq ft, 5 bedrooms, and walkout/daylight basement
- Avoid any unsupported claims
04
Digital Marketing Push
- Zillow Showcase, social media campaigns, short-form video
- Agent email blast, buyer database outreach, and landing page traffic
05
First Weekend Strategy
- Open house exposure (if seller approves)
- Track showing feedback and online engagement
- Review competition after the first 7–10 days
Showing Strategy
What Buyers Should Notice First
Every showing is an opportunity to tell this home's story. Here's how to make each walkthrough count.
First Impression
Clean entry, bright lighting, strong curb appeal, and a clear sense of space from the moment the door opens.
Lot Utility
Make the 0.44-acre lot easy to understand visually. Outdoor space should be clean, open, and photo-ready for comparison buyers.
Basement Flexibility
Show the daylight / walkout basement clearly. Emphasize flexibility and usable space without implying any unverified legal use.
Garage Presentation
Because the home has a 2-car garage, maximize cleanliness, organization, and storage presentation to counter upper-comp comparisons.
Feedback Loop
Review showing feedback every few days during the launch period and compare activity against nearby active and pending competition.
Final Recommendation
$649,900
Recommended List Price
Likely Market Range: $625,000–$675,000
Strongest Sold Support Clusters in the Low-to-Mid $600Ks
Closed comps from Herriman and Riverton confirm the most reliable buyer demand in this band.
The 0.44-Acre Lot Is a Meaningful Advantage
Most active and sold competitors in this price range sit on significantly smaller lots.
Direct Active Competition Exists Near $625,000–$650,000
Buyers have alternatives — pricing discipline and presentation quality are essential.
Pending Activity Confirms Buyer Demand
Multiple homes have gone pending near or above $649,900 in recent weeks.
Pricing Above $675,000 Requires Excellence
Upper comps with stronger garage counts and superior finishes define the ceiling for this home.
Based on current MLS activity, recent closed sales, active competition, pending buyer behavior, and the subject's larger-lot advantage, $649,900 is the best balanced launch price. It keeps the home inside the strongest demand band while allowing the property's size, lot, bedroom count, and basement configuration to stand out.
Disclaimer
Disclaimer & Quality Checklist
This CMA is an estimate of market value and is not an appraisal. For lending purposes, contact a licensed appraiser.
MLS data is used for pricing analysis and client advisory purposes. Sold-price information should be handled according to MLS rules and local compliance standards and should not be used as public advertising.
Pricing & Data
- Suggested list price visually emphasized
- Subject facts shown in stat cards
- Comps grouped and consolidated cleanly
Marketing & Compliance
- Buyer profiles are Fair Housing-safe
- Zillow Showcase included without overpromising
- AI marketing explained in seller-safe language
- No ADU claims without legal verification
Strategy Completeness
- Launch plan and showing strategy included
- Pricing headwinds addressed honestly
- Final recommendation visually strong
Breana Greenwood, RE/MAX Peaks
Mobile: 801-380-6214 | Office: 435-278-1619 | breesellsutah@gmail.com
Mobile: 801-380-6214 | Office: 435-278-1619 | breesellsutah@gmail.com