Living in Bluffdale, Utah: Acreage, New Neighborhoods and Commutes
Bluffdale, honestly
Bluffdale is the Salt Lake County city sitting right on the Utah County line, where the Jordan River runs toward the Point of the Mountain. Our Olympus Real Estate office is on Reagan Park Lane here, and Lehi is the next city south. People usually find Bluffdale one of two ways. Either they want room, maybe a horse, maybe a big garden and a quiet road. Or they want a newer house with quick access to I-15, Mountain View Corridor and both counties' job centers.
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Here's the thing. Both of those Bluffdales are real, and they share a city council. The city's own water and land use plan describes very low density estate lots and horse properties west of Redwood Road and farmland near the south end, with most of the last 15 years of higher density building happening east of the Union Pacific tracks and along Redwood Road, Porter Rockwell Boulevard and Bringhurst Station. Gravel pits, a busy rail line, a new freeway and a former prison site turning into a whole new district in Draper are all part of the neighborhood too. You don't get one without the other.
the ACS mean travel time to work for Bluffdale workers is 21.1 minutes (ACS 2020 to 2024). That covers every workplace, not your office. If you already own here and you're thinking about selling, the question is less "is Bluffdale popular" and more "what are buyers paying for my kind of property right now," because an acre with outbuildings and a 2015 build on a small lot are not the same product.
Here's how I'd think about it if I were you.
Then: a short history
The city's history page starts with Jens and Rise Madsen, who homesteaded east of the Jordan River in 1862. Canals did the heavy lifting after that. The city counts seven of them, and water is what made farming here possible. A narrow gauge railroad came through around 1876, and the Bluffdale Precinct was created on December 14, 1883. When the post office opened in 1888 it went by Mousley, because the name Bluffdale was too close to Bluff, Utah, for the mail.
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Residents incorporated as a city in October 1978 rather than merge with Riverton. Utah's History to Go puts the population at about 1,300 in 1980 and says it has roughly doubled every decade since. The city's water element puts 2000 at about 4,700. The Census counted 7,598 in 2010 and 17,014 in 2020.
You don't need the history to buy a house here. It does explain a lot. Bluffdale chose to stay its own small city, and its general plan still calls for one acre lots in the western part of town.
Now: growth and what the numbers say
Census facts for Bluffdale (U.S. Census QuickFacts, ACS 2020 to 2024, PEP V2025):
Population, Census April 1, 2020: 17,014.
Population, Census April 1, 2010: 7,598.
Population estimate, July 1, 2025: 19,506 (about +14.6 percent from the 2020 estimates base).
ACS households: 5,714.
ACS mean travel time to work: 21.1 minutes.
ACS owner occupied housing unit rate: 77.4 percent.
ACS median gross rent: $1,915.
Land area (2020): 11.14 square miles, up from 10.22 in 2010; population per square mile (2020): 1,527.4.
Housing age (ACS 2020 to 2024, table B25034): 74.5 percent of Bluffdale's 5,773 housing units were built in 2000 or later, and the median year built is 2011.
Bluffdale more than doubled between 2010 and 2020. Since then growth has been steadier. The city's water element says it plainly: "Development has slowed in recent years due to the lack of developable land." The city puts today's population at about 20,000, close to the Census estimate.
Prices: keep ACS and closed sales separate forever. the ACS median value of owner occupied housing units in Bluffdale is $685,500. That is a Census estimate of what owners think their homes are worth, not what sold last month. A same method MLS closed sales figure for Bluffdale isn't on this page yet, so call me for real comps on a specific address.
Next: how Bluffdale is still growing
Bluffdale is still growing, just not everywhere. The shape of it matters more than the headcount.
the city's Future Land Use Map points to a buildout population of about 32,000 by 2050. The general plan was most recently amended in 2022. Source: Bluffdale Integrated Land Use and Water Element.
the same document says future growth will come mainly from the gravel pit areas and the 14600 South / Bluffdale Boulevard corridor, plus infill along Redwood Road through Bringhurst Station.
redevelopment of the Geneva Rock gravel pit is not expected for 20 to 40 years. Very preliminary plans show high density residential and commercial uses described as similar to The Point.
a new FrontRunner station is planned near 14600 South on the west side of The Point. UDOT is leading it, and it was scheduled to be finished by 2030 when KSL reported on it in October 2025. City council minutes from March 2025 note that state law requires a station area plan with a housing component and that the area is designated Heavy Commercial in the general plan.
in March 2026 the city council discussed new R-2 and R-3 zones with lots of about half an acre and a third of an acre. Western Bluffdale is designated Very Low Density Residential, under one unit per acre, and the general plan calls for one acre lots there. Staff said the gravel pits are the only remaining large areas. Ask the city whether those new zones were adopted before you assume what can be built next to a parcel.
Bluffdale buys its water under contract from the Jordan Valley Water Conservancy District. The water element projected 2025 use at about 110 percent of the contract amount and says the District can meet current and buildout needs. Annexations may need to bring their own water. A fourth city water tank is under construction in 2026.
a citywide total of remaining developable acres is not published in the documents we pulled. We won't guess one.
Bluffdale's next decade looks more like filling in specific corridors and, eventually, gravel pit land than wide open greenfield. That's the city's own description of itself, not a prediction about any one street.
What I'd do: pull up the city's zoning map for the exact parcel, then drive 14600 South, Redwood Road and Porter Rockwell Boulevard on a weekday morning. Plans are plans, not shovels.
Investing in itself
These are sourced projects, not promises that every one is finished.
Porter Rockwell Boulevard bridgeOpened August 26, 2022. UDOT says it is 435 feet long and 65 feet high, spans the Jordan River and the UTA and Union Pacific tracks, and connects Mountain View Corridor toward I-15 at 14600 South. It includes a 10 foot path and was the first east west bike and pedestrian link across that area south of 12300 South.
Day Ranch ParkAbout 20 acres at 1156 Rochelle Day Drive, opened August 12, 2023, with a skate park and pump track, mountain bike skills and jump lines, an all abilities playground, eight pickleball courts, a tennis court and two fields. The city received a $200,000 Utah Outdoor Recreation grant for it.
Parks master planThe 2025 Parks, Open Space, Recreation and Trails Master Plan was adopted September 10, 2025. The city maintains about 92 acres of parks and plans for about 12 more acres by 2050.
Water storageA fourth water tank is under construction in 2026.
Station area planningThe city is working on station area planning around the future FrontRunner stop near 14600 South.
Not city projects, but right next door: UDOT's Mountain View Corridor freeway segment that opened in December 2025, and The Point in Draper, which broke ground on its first phase in June 2026.
Tradeoffs to check in person
These are field tests, not avoid lists. None of them tell you where you should buy.
Acreage next to new rooftopswestern Bluffdale is planned for very low density, while the east side and corridors have added higher density over the last 15 years, and the council has discussed smaller lot zones. Tradeoff: space and room for animals versus nearby change. Check the zoning on the parcel and the parcels around it, not the listing description.
Gravel pits and heavy commercial landthe city expects future growth on gravel pit land decades from now, and the future station area is designated Heavy Commercial in the general plan. Tradeoff: long term redevelopment potential versus what is operating there today. Drive past on a weekday morning and listen.
The rail line and the future stationwhen KSL covered the planned station in October 2025, Spring View Farms neighbors raised concerns about noise, light and train horns with double tracking, and UDOT said pedestrian access from that neighborhood would not be allowed. Tradeoff: a train stop nearby versus rail noise and traffic around it. Stand outside the house you like when a train goes by.
Big projects next doorThe Point in Draper expects first openings in 2028, and Mountain View Corridor now carries traffic north of Lehi. Tradeoff: new jobs, venues and freeway access versus construction and more cars. Old West Days also closes 15000 South, 2200 West and 14400 South on parade morning.
River, canals and foothill firein September 2010 a fire that started during training at Camp Williams spread into Herriman, where three homes were lost. The Jordan River and canals run through town. Tradeoff: open space and trails versus flood and wildfire exposure on certain parcels. Look up the exact address on FEMA's flood map and Utah's wildfire risk portal. Official map controls. We summarize; we do not replace a flood determination or inspection.
Animals, HOAs and rulesWhether you can keep horses or other animals depends on the zone, the lot and any HOA rules. Read them for the specific parcel before you buy the trailer.
How Bluffdale compares
These guides compare northern Utah County cities with the same facts for each place: history, how the city works today, and what is already approved or funded for growth. They are here to help you choose a place that fits your life. They are not rankings, and they are not advice to buy or avoid any neighborhood. School boundaries, flood zones, and HOA rules change. Always verify with the city, the district, and your own walkthrough.
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None of this is a ranking. Drive each city at rush hour and walk the blocks you'd actually buy on.
DraperThen feel: the Point of the Mountain neighbor to the east, home of the former state prison site. Now access: Draper has a FrontRunner station (12997 S. FrontRunner Blvd.) and the end of the TRAX Blue Line. ACS mean commute 24.0 minutes and ACS median owner value $784,800 (Bluffdale: 21.1 minutes and $685,500). Next land story: The Point, about 600 acres, with first phase openings expected in 2028.
HerrimanThen feel: the west side neighbor along Camp Williams and Mountain View Corridor. Now access: ACS mean commute 27.1 minutes and ACS median owner value $590,700. Next land story: UDOT's next Mountain View Corridor phase, from Porter Rockwell Boulevard in Herriman north to Old Bingham Highway, is in design with construction estimated for 2027. a citywide remaining developable acre figure for Herriman.
LehiThen feel: the Utah County neighbor across the line, with Silicon Slopes office parks. Now access: Lehi has its own FrontRunner station at 3101 N. Ashton Blvd. ACS mean commute 23.7 minutes, ACS median owner value $612,100, and 76.1 percent of homes built in 2000 or later (Bluffdale: 74.5 percent). Next land story: Lehi's 2022 general plan still notes vacant and underutilized land and directs growth to Areas of Change. Read the Lehi guide (/neighborhoods/lehi-ut/).
Which fits depends on your commute, budget and the house itself.
Neighborhoods and areas
Bluffdale is not one product. Named areas below lean on places you can find in city documents and maps, not on realtor nicknames.
West of Redwood Road
This is the estate lot and horse property side of town in the city's own words.
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The general plan designates it Very Low Density Residential with one acre lots. Ask about the water source, irrigation, septic, outbuildings and animal rights on any listing out here, and budget for a careful inspection.
The south end toward Camp Williams
The water element describes agricultural land near the south end of town.
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Camp Williams, the Utah National Guard training site, sits at the southwest edge. Read up on wildfire history and check the address on the state's risk portal.
East of the tracks, Porter Rockwell Boulevard and Bringhurst Station.
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Most of the newer, higher density building of the last 15 years landed here, along with Redwood Road infill around Bringhurst Station. This side sits closer to the 14600 South interchange. The tradeoff is more traffic and more construction nearby.
Spring View Farms and the 14600 South area
Close to the future FrontRunner station on the west side of The Point.
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Good to know before you buy here: the station design was still early when it was reported in 2025, and neighbors have raised noise and light concerns.
The gravel pit lands and the 14600 South / Bluffdale Boulevard corridor.
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Not a neighborhood yet. The city expects much of its future growth here, some of it decades out. If you're buying nearby, read the general plan map before you assume the view stays the same.
The Jordan River corridor
The Jordan River Parkway Trail runs through Bluffdale, with access on the northwest side of the Porter Rockwell Bridge.
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Living near the river means trail access and open space, and it also means checking the flood map on the exact parcel.
Want to see what's for sale in any of these? Open Search homes, filter for Bluffdale, then call me before you fall for one.
Housing mix
Bluffdale skews newer than you might guess for a city with so much acreage. ACS 2020 to 2024 counts 5,773 housing units: 511 built in 2020 or later, 2,705 built from 2010 to 2019 and 1,082 built from 2000 to 2009. That's 74.5 percent built in 2000 or later. The ACS owner occupied rate is 77.4 percent, and the median gross rent is $1,915.
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The practical rule is simple. On acreage, your inspection, well, septic, water rights and zoning questions matter as much as the house. In newer planned neighborhoods, what's planned next door and the HOA rules matter as much as the floor plan.
If you're shopping new builds, read my New Construction Guide before you walk into a model home. The friendly person at the sales desk works for the builder, not you. Many builders want your agent registered on your first visit, so bring me, or at least name me, before you sign in.
If you're buying for the first time, my Buying page walks through the whole process in order, preapproval to keys.
Commute and access
This section maps the main areas of Bluffdale so you can compare them yourself. Read it twice.
I-15.
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The east side connects at the 14600 South interchange. I-15 is the main north south spine toward Salt Lake County and the Lehi office parks.
Porter Rockwell Boulevard
The east west link that ties Mountain View Corridor to I-15 at 14600 South, including the 2022 bridge over the Jordan River and the rail lines.
Mountain View Corridor
UDOT opened four miles of freeway in December 2025, between Porter Rockwell Boulevard and 2100 North in Lehi, four months early.
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UDOT expects it to cut delays on Redwood Road by about 75 percent and says it saves commuters up to 12 minutes in each direction. The next phase north, from Porter Rockwell Boulevard in Herriman to Old Bingham Highway in West Jordan, is in design with construction estimated for 2027.
Redwood Road
The local north south road through the middle of town.
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UDOT expects Mountain View Corridor to take a big share of its delay away.
FrontRunner
there is no FrontRunner station in Bluffdale today.
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The nearest stations are Draper (12997 S. FrontRunner Blvd.) and Lehi (3101 N. Ashton Blvd.). A Bluffdale station near 14600 South is planned, with a 2030 target as reported in 2025.
TRAX
UTA's station list shows the TRAX Blue Line ending at Draper Town Center.
UTA On Demand
Bluffdale is part of UTA's Southern Salt Lake County On Demand zone.
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Check coverage for your exact address in the UTA app.
How long will your commute be? It depends on which side of town you live on, where you work and when you leave. ACS mean travel time to work for Bluffdale is 21.1 minutes (ACS 2020 to 2024), averaged across many trips, not your Tuesday. What I'd do: drive your real route at rush hour, both directions, on a weekday, before you write an offer. Tuesday around 5:15 tells you more than any listing ever will.
Everyday life: parks, trails and open space
City parks and trails
The city lists nine park sites and about 16 miles of trails, including the Jordan River Parkway Trail and equestrian routes.
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Splash pads run Memorial Day to Labor Day, and park restrooms close for the season on October 15.
Day Ranch Park
About 20 acres at 1156 Rochelle Day Drive with a skate park, pump track, mountain bike skills and jump lines, an all abilities playground, eight pickleball courts, tennis and two fields.
Bluffdale City Park and the equestrian arena
The equestrian arena sits at the west end of City Park, and the park is home base for the Old West Days festival.
Wardle Fields Regional Park
A 40 acre Salt Lake County park at 14148 South 2700 West in Bluffdale, with a destination playground themed around fire watchtowers, a splash pad, pickleball and big open lawns.
Jordan River Parkway Trail
The regional paved trail along the river, with access on the northwest side of the Porter Rockwell Bridge.
The Point, next door in Draper
Not in Bluffdale, but about 600 acres of new district on the former prison site, with an events center and a promenade in the first phase.
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First openings are expected in 2028.
Signature events and local traditions
Old West DaysBluffdale's summer celebration leans into its western roots. For 2026 the city scheduled three nights of rodeo, July 16 to 18, in a new arena that seats 3,000, then a concert and fireworks at Day Ranch Park on Friday, August 7, and a parade at 10 a.m. on Saturday, August 8, followed by a festival at Bluffdale City Park from 11 a.m. to 5 p.m. Parade morning closes 15000 South, 2200 West and 14400 South. Confirm next year's dates on bluffdale.gov.
Seasonal city programsSplash pad season, parks programming and city events fill out the year. Check the city calendar for what's actually happening the month you move.
Schools
Bluffdale's public schools are part of Jordan School District. The 2026 to 2027 school year runs August 18, 2026 to June 7, 2027 on the district's calendar.
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Boundaries shift in growing areas, and a listing or an online map can be out of date. Check your specific address with the district, not a listing, before you buy. Boundaries change. Use your district's address lookup; we do not rate schools.
Official sources
Bluffdale market snapshot
Two different price stories exist for every city. Don't mix them.
ACS (what owners estimate their homes are worth):
Market numbers coming. Example layout only.
- Median value of owner occupied housing units
- $685,500 (ACS 2020 to 2024).
Closed sales (what actually sold): a same method MLS closed median for Bluffdale is not published on this page yet.
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The statewide Gardner Policy Institute housing report that covers Saratoga Springs, Eagle Mountain, Lehi and American Fork lists only cities over 40,000 people, so Bluffdale isn't in it. When the dated MLS numbers are locked, they'll go here.
A citywide number is a starting point, not your number, and in Bluffdale it can mislead more than most places.
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A horse property on an acre and a townhome near Bringhurst Station can sit in the same city and live in different markets. For the latest by city, read the monthly Market Report. If you own here, the real question is what your home would sell for, and my Home Value page is where I answer that with actual nearby sales, not a robot's guess. When you're ready to list, my Selling page lays out the whole plan.
Frequently asked about Bluffdale
Is Bluffdale in Salt Lake County or Utah County?
Salt Lake County. It sits at the south end of the county, and Lehi, across the line to the south, is in Utah County. The Point, the former prison site redevelopment, is in Draper. The planned FrontRunner station near 14600 South is in Bluffdale.
Can I keep horses in Bluffdale?
Some properties allow it and some don't. The city describes horse properties and estate lots west of Redwood Road, and City Park has an equestrian arena, but animal rights depend on the zone, the lot size and any HOA rules. Check the city's zoning for the exact parcel before you write an offer.
Is there a FrontRunner station in Bluffdale?
Not yet. The nearest stations today are in Draper and Lehi. UDOT is planning a Bluffdale station near 14600 South on the west side of The Point, with a 2030 target as reported in October 2025. Timelines can move.
Which school district is Bluffdale in?
Jordan School District. Confirm your address with the district's boundary lookup before you buy. We do not rate schools.
How long is the commute from Bluffdale?
ACS mean travel time to work is 21.1 minutes (ACS 2020 to 2024), across all workplaces. Your number depends on your side of town and your office. Mountain View Corridor and Porter Rockwell Boulevard changed a lot of west side routes, so drive yours at rush hour.
Is Bluffdale running out of land?
The city says development has slowed because of a lack of developable land, and it expects future growth mainly on gravel pit land and the 14600 South / Bluffdale Boulevard corridor, with a buildout population of about 32,000 by 2050. a citywide remaining developable acre total isn't published, so we won't invent one. See Next: how Bluffdale is still growing.
Getting set up in Bluffdale
Moving in? These are the official pages for the accounts you'll open in your first week. Start with the city, since water, sewer and trash usually go on one city bill.
Links checked October 6, 2026. Internet service varies by street, so check your exact address with each provider before you move. We do not rank providers.
Nearby guides
Looking at Bluffdale's neighbors too? Read the guides for Lehi, Saratoga Springs, Eagle Mountain and American Fork.
Next step
I live just south in Lehi, our office is here in Bluffdale, and I'll tell you the hard parts before you sign anything. Whether you're after an acre with room for animals or a newer place close to I-15, call me at (801) 403-4185 or email [email protected] and we'll start with an honest conversation. Open Search homes when you want to see what's active right now.
Franco Preston, REALTOR®, Utah license 13266410, brokered by Olympus Real Estate, license 14126754, 2656 W Reagan Park Ln, Bluffdale, UT 84065.
Fair housing note
Fair housing: Olympus Real Estate and Franco Preston offer services without regard to race, color, religion, sex, disability, familial status, national origin, or any other class protected by federal, state, or local law. This page describes cities and published data. It does not recommend or discourage any neighborhood based on who lives there. Market figures are U.S. Census QuickFacts and American Community Survey estimates (2020 to 2024) and Census population estimates (Vintage 2025); no MLS closed sales figures are shown for Bluffdale yet. Plans and projects are summarized from public documents as of October 2026 and can change. Confirm schools, taxes, flood zones, HOAs, and property condition independently before you decide.
Sources
Show all 26 sources
- https://www.census.gov/quickfacts/fact/table/bluffdalecityutah/PST045224: population (PEP V2025 19,506; Census 2020 17,014; Census 2010 7,598; +14.6 percent from 2020 base); ACS households 5,714; mean travel time 21.1 minutes; owner value $685,500; owner rate 77.4 percent; gross rent $1,915; land area 11.14 and 10.22 sq mi; density 1,527.4.
- https://censusreporter.org/data/table/?table=B25034&geo_ids=16000US4906810: ACS 2020 to 2024 table B25034 and B25035 (year built), republished from Census; 74.5 percent built 2000 or later; median year built 2011.
- https://www.census.gov/quickfacts/fact/table/lehicityutah,drapercityutah,herrimancityutah/PST045224: peer ACS mean commute and owner value for Lehi, Draper and Herriman.
- https://www.bluffdale.gov/407/History: Madsen homestead 1862; canals; precinct 1883; Mousley post office 1888; railroad about 1876; incorporation October 1978 instead of merging with Riverton.
- https://historytogo.utah.gov/post/bluffdale/: about 1,300 residents in 1980, roughly doubling each decade.
- https://water.utah.gov/wp-content/uploads/2026/01/Bluffdale-Water-Element.pdf: land use pattern; development slowed due to lack of developable land; growth areas; buildout 32,000 by 2050; Geneva Rock pit 20 to 40 years; Jordan Valley Water contract and 110 percent projection; fourth tank; 2025 parks master plan, 92 acres.
- https://www.bluffdale.gov/AgendaCenter/ViewFile/Agenda/_03252026-1789: March 11, 2026 council minutes (draft, in packet) on R-2 and R-3 zones, Very Low Density Residential, gravel pits as remaining large areas.
- Bluffdale City Council work session minutes, March 7, 2025 (bluffdale.gov AgendaCenter): station area plan, Heavy Commercial designation, 2030 target.
- https://www.ksl.com/article/news/utah/plan-for-new-bluffdale-frontrunner-station-prompts-pushback-from-neighbors/51588253: planned station near 14600 South, 2030 target, Spring View Farms concerns, no pedestrian access from the neighborhood.
- https://www.rideuta.com/rider-info/station-addresses: no Bluffdale station; Draper and Lehi FrontRunner addresses; TRAX Blue Line ends at Draper Town Center.
- https://connect.udot.utah.gov/2022/08/25/udot-and-bluffdale-to-open-porter-rockwell-boulevard-bridge/: Porter Rockwell bridge facts.
- https://connect.udot.utah.gov/2025/12/19/udot-opens-mountain-view-corridor-ahead-of-schedule-celebrates-holiday-season/: Mountain View Corridor opening, Redwood Road delay estimate, next phase.
- https://connect.udot.utah.gov/2026/05/01/udot-to-open-new-pioneer-crossing-lanesincreasing-capacity-by-50/: Mountain View Corridor saves up to 12 minutes each direction.
- https://www.ksl.com/article/51577948/gift-to-the-future-developers-break-ground-on-first-phase-of-the-point-at-former-state-prison-site: The Point in Draper, 600 acres, phase 1 groundbreaking, 2028 openings.
- https://www.bluffdale.gov/311/Parks: nine park sites, about 16 miles of trails, equestrian arena, splash pad season, restroom closing date.
- https://www.bluffdale.gov/701: Day Ranch Park.
- https://www.bluffdale.gov/314: Jordan River Parkway Trail access.
- https://www.saltlakecounty.gov/parks-recreation/parks-trails/all-parks/wardle-fields-regional-park/: Wardle Fields Regional Park.
- https://www.bluffdale.gov/892/Rodeo-Sponsors: 2026 rodeo July 16 to 18, arena seats 3,000.
- https://www.bluffdale.gov/parade: 2026 parade date, time and road closures.
- https://www.bluffdale.gov/659/Festival: 2026 festival and fireworks.
- https://planning.jordandistrict.org/boundaries/: Jordan School District boundary lookup and 2026 to 2027 school year dates.
- https://www.deseret.com/2010/9/20/20141933/camp-williams-field-fire-spreads-to-herriman-homes/: 2010 Camp Williams fire spread into Herriman.
- https://msc.fema.gov/portal/search and https://wildfirerisk.utah.gov/: official flood and wildfire risk lookups.
- https://d36oiwf74r1rap.cloudfront.net/wp-content/uploads/2025/07/State-Of-State-Housing-Jul2025.pdf: Gardner Policy Institute report; city sales table covers cities over 40,000 only.
- Lehi 2022 General Plan (comparison lock): https://media-002-us.cdn.govstack.com/lehi-ut-us/media/sgzfin0u/general-plan-final-document-2022.pdf