Breana Greenwood, RE/MAX Peaks | Mobile: 801-380-6214 |
Office: 435-278-1619 | breesellsutah@gmail.com | April 29, 2026
Best blend of confidence and upside
Supported by sold, active, and pending data
5 bed / 3 bath finished living area
Meaningful advantage vs. competitors
5 bedrooms, 3 bathrooms, and 3,035 sq ft compete well in the move-up buyer segment.
The 0.44-acre lot stands out against most active and sold competitors in this price band.
Sold, active, and pending data all cluster pricing support around $625,000–$675,000.
Pricing above $675,000 requires clean condition, strong updates, and premium presentation.
The MLS record is an older expired listing from 2009 with referenced short-sale history — current condition requires confirmation.
13985 S Emmeline Dr, Herriman, UT 84096 | MLS #904994 (Expired)
5
3
3,035 sq ft
0.44 acres
2 spaces
2001
2
Salt Lake
Single Family Residence
Daylight, Entrance, Walk-Out Access
98%
$225,000
221 days
Five property-specific strengths that justify a confident price position in the $625,000–$675,000 range.
The 0.44-acre lot is larger than many current Herriman / Riverton competitors in this price band — a meaningful differentiator.
At 3,035 sq ft, the home competes well against move-up buyer alternatives in the low-to-mid $600Ks.
The bedroom count supports flexible living, work-from-home use, guest space, and long-term owner-occupant utility.
This basement configuration adds flexibility and is an important Utah value factor. ADU status should only be stated if legally verified.
Sold, active, and pending data all point toward strongest support around $625,000–$675,000.
An honest look at the factors that could constrain pricing or increase market time — addressed upfront so the strategy is grounded in reality.
The MLS record is from 2009 and referenced short-sale history. Current condition could move the value range meaningfully up or down before launch.
Several upper comps have 3- or 4-car garage utility. These homes should be treated as upper benchmarks rather than equal comparables.
Buyers currently have multiple well-priced alternatives between $620,000 and $670,000, making presentation and pricing discipline essential.
Pricing near $675,000 demands clean condition, compelling photography, excellent showing prep, and no major repair objections.
Recent closed sales from Herriman and Riverton that bracket the subject's price position. Grouped by relevance and proximity.
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.
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.
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.
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.
Four active listings directly competing for the same buyer pool. Understanding these alternatives shapes how this home should be priced and presented.
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.
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.
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.
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.
Four recently pending or under-contract homes that reveal where buyer demand is strongest — and at what price points buyers are moving quickly.
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.
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.
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.
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.
Reviewed price band: $625,000–$675,000 | Target list price: $649,900
Current competition in the $625K–$675K range
Recent absorption within the target band
Sales per active listing per month
Healthy but competitive segment
A structured look at where value lands — from condition-sensitive conservative to stretch ceiling — so sellers can make a confident, informed decision.
Requires excellent condition or verified premium features. Most upper comps have superior garage count.
Supportable if the home is clean, updated, and professionally presented.
Best blend of confidence and upside.
Strongest similar sold comps and current active competition.
Appropriate if property is dated, needs repairs, or presents below average.
Three pricing scenarios — choose the position that best fits current condition, seller timeline, and market presentation goals.
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.
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.
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.
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.
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.
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.
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.
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.
Every seller deserves more than an MLS entry. Here's what you get when you list with Breana Greenwood and RE/MAX Peaks.
On-the-ground market knowledge applied to how buyers actually compare homes in Herriman and the southwest Salt Lake Valley.
The reach of the RE/MAX name, paired with a locally focused brokerage that understands how buyers move through this specific market.
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.
Photography, video walkthroughs, floor plan visuals, drone photography/video for the lot, lifestyle shots, and detail images of the strongest verified features.
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.
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.
A five-step sequence from pre-launch preparation through first-weekend results — designed to maximize early momentum and buyer response.
- 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
- 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
- Feature-rich remarks emphasizing 0.44-acre lot, 3,035 sq ft, 5 bedrooms, and walkout/daylight basement
- Avoid any unsupported claims
- Zillow Showcase, social media campaigns, short-form video
- Agent email blast, buyer database outreach, and landing page traffic
- Open house exposure (if seller approves)
- Track showing feedback and online engagement
- Review competition after the first 7–10 days
Every showing is an opportunity to tell this home's story. Here's how to make each walkthrough count.
Clean entry, bright lighting, strong curb appeal, and a clear sense of space from the moment the door opens.
Make the 0.44-acre lot easy to understand visually. Outdoor space should be clean, open, and photo-ready for comparison buyers.
Show the daylight / walkout basement clearly. Emphasize flexibility and usable space without implying any unverified legal use.
Because the home has a 2-car garage, maximize cleanliness, organization, and storage presentation to counter upper-comp comparisons.
Review showing feedback every few days during the launch period and compare activity against nearby active and pending competition.
Likely Market Range: $625,000–$675,000
Closed comps from Herriman and Riverton confirm the most reliable buyer demand in this band.
Most active and sold competitors in this price range sit on significantly smaller lots.
Buyers have alternatives — pricing discipline and presentation quality are essential.
Multiple homes have gone pending near or above $649,900 in recent weeks.
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.
- Suggested list price visually emphasized
- Subject facts shown in stat cards
- Comps grouped and consolidated cleanly
- Buyer profiles are Fair Housing-safe
- Zillow Showcase included without overpromising
- AI marketing explained in seller-safe language
- No ADU claims without legal verification
- 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
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.