Moving to Kamas, Utah

Sources: U.S. Census Bureau, NOAA, USGS, and the Utah State Tax Commission. Prices move, so ask me for current numbers.

Kamas is a small town in the middle of the Kamas Valley, in Summit County. About 2,100 people live in the town, by the 2025 Census estimate. The count has stayed close to the 2,092 of the 2020 Census. The town covers about 4.35 square miles.

The Uinta Mountains rise to the east and the Wasatch Mountains to the west. The Weber River runs north of town and the Provo River south of it. Beaver Creek crosses the middle of town. City Hall sits at about 6,480 feet. Inside the city line, the land runs from about 6,400 feet on the northwest meadows. It climbs to over 8,000 feet on the hills inside High Star Ranch.

The Mirror Lake Highway, SR-150, starts on Main Street and climbs into the Uinta Mountains. Park City is about 22 minutes west over SR-248. The glance box at the top shows the typical home value and the rest of the quick facts.

How the town began

The name comes from the camas, a bulb plant that Native people here ate. It is also said to describe a small grassy plain among the hills. A group led by Thomas Rhoades came in 1858 and built a stockade. It stood empty for two years. Then Rhoades and George Brown returned with their families and stayed the winter of 1860 to 1861. Those were the first people to spend a whole winter in the valley.

Surveyors laid the town out in lots in 1871. They used a plan with wide, straight roads that meet at right angles and a central plaza. You can still see that grid in the old core. Kamas became a city on July 5, 1911. Logging, ranching and dairy farming brought the first settlers. Growth from Park City reached the valley in the 1990s.

A plan to keep it rural

The city adopted its General Plan on December 13, 2016. Its vision is a rural community built on agriculture, open space and recreation. The plan says new land should join the city only for an overwhelming benefit to the whole community, and it asks to protect prime farmland.

In December 2025, Summit County bought the 834-acre Ure Ranch at the entrance to town on SR-248. The Summit Land Conservancy is placing conservation easements on it. One easement bans nearly all building on the meadows north of the road. Part of the land south of the road is set aside for trails.

A Kamas mailing address covers far more than the town. The real estate topic explains the 84036 ZIP code, and the neighborhoods topic walks the valley from north to south. For the street level view, Kamas on The Local has guides to the town. Comparing neighbors? Read the hubs for Park City and Heber City. I did the homework on Kamas. In Kamas, a partner agent I trust does the work on the ground.

Sources: the U.S. Census, TIGERweb, USGS elevations, the Kamas City About page, the Kamas General Plan (2016), the Summit County history page and KPCW (December 15, 2025).

Kamas has a mountain climate. Winters are long and snowy. Summers are warm in the day and cool at night. Spring and fall are short. The NOAA weather station sits in town, next to City Hall, so these numbers describe Kamas itself. Compared with the Salt Lake Valley, the July highs run about 10 degrees cooler and the snow is about twice as deep.

Month by month

These are the normal highs and lows for each month. A normal January night drops to about 15°F. A normal July night stays near 50°F.

• JanuaryHigh 35°F, low 15°F
• FebruaryHigh 38°F, low 17°F
• MarchHigh 47°F, low 25°F
• AprilHigh 55°F, low 30°F
• MayHigh 65°F, low 36°F
• JuneHigh 76°F, low 43°F
• JulyHigh 84°F, low 50°F
• AugustHigh 83°F, low 49°F
• SeptemberHigh 74°F, low 41°F
• OctoberHigh 59°F, low 31°F
• NovemberHigh 45°F, low 23°F
• DecemberHigh 34°F, low 16°F

Source: NOAA climate normals, 1991 to 2020, Kamas station (USC00424467). Months are rounded to the nearest degree.

Rain and melted snow add up to about 16.6 inches a year. The months are close to even. January is the wettest at about 1.8 inches, and July the driest at about 0.8.

A short growing season

Frost dates matter if you garden. The last spring freeze is usually around June 5. The first fall freeze comes around September 17. That leaves about 100 frost-free days. In one year in ten, the last freeze comes as late as June 23 and the first as early as September 1.

That is a short season. It suits cool-weather crops, plants started indoors and greenhouses better than long-season crops. The USDA hardiness zone is 5b. In a normal year, about 196 nights drop to 32°F or lower.

For the day to day side, see Kamas on The Local.

Kamas gets about 97 inches of snow in a normal year. That is more than Heber City and far more than Logan. Park City, higher in the mountains, gets more. The Kamas station is in town, so this is the snow that falls on the streets.

January is the snowiest month, with about 22 inches. December brings about 19 and February about 18. November adds about 13 and March about 12. April gets about 7. A little falls in May and October, about 2 inches each. Snow falls in every month except July and August.

Winter, from December through February, brings about 58 inches of the total. Spring adds about 22 and fall about 16. About 32 days a year bring an inch or more of new snow.

Snow also stays. The ground has an inch or more of snow on about 100 days a year. January has snow on the ground almost every day. Plan for a real winter, from about November into March.

The Mirror Lake Highway also closes for winter. The outdoors topic has the dates.

Summers are warm in the day and cool at night. A normal July afternoon reaches about 84°F. Nights fall to about 50°F, so the house cools off without help. June is milder, with highs near 76°F. August is close to July, near 83°F.

Heat is rare. In a normal year, about 17 days reach 90°F or hotter. A 100°F day comes about once in ten years.

Some summer days bring smoke from wildfires far away. The air quality topic below has the details.

Kamas has no wind average. The town has no airport weather station, and the NOAA station in town does not record wind. So this topic gives no wind speed for the town rather than a guess.

Here is what is known. Summit County’s 2026 building rules design every roof and wall for winds up to 115 miles an hour. That is a building code number, not an average. It does not rate one street as windier than another.

What I would do is look at how a home sits on its lot. A home on open ground has less cover than one on the old grid with mature trees. Look at the roof, the fences and the trees. Ask the neighbors what the last big wind did.

On calm winter nights, cold air can pool in the low ground in the middle of the valley. The town sits in a wide mountain valley, and the temperature drops fast at night. The city’s General Plan notes that wide swing between the day high and the night low.

What the EPA says

Summit County is not on the EPA list of areas that fail an air standard. The EPA lists nine Utah counties: Box Elder, Cache, Davis, Duchesne, Salt Lake, Tooele, Uintah, Utah and Weber. Summit County is not one of them.

I have no air reading for Kamas itself. I will not call the air clean or dirty from one list.

Smoke and burning

Some summer days bring smoke from western wildfires. Planned burns by land managers along SR-150 can also send smoke into the valley. The county’s wildfire page lists the burns and the rules.

Open burning inside a town like Kamas is allowed only in two windows. They run March 31 to May 30 and September 15 to October 30. A state permit is needed. Outside a town, a free State Forester permit from the County Fire Warden covers June 1 to October 31.

Here is what I would do. Check the air each day, the way you check the weather. Visit once in a cold month before you buy. The home checks topic covers wildfire areas on the east edge of town and radon.

Sources: EPA Green Book and the Summit County wildfire page (checked October 2026).

Housing is the big cost in Kamas. The glance box at the top of this page shows the latest typical home value, from the U.S. Census. That number is the middle of what owners say their homes are worth. It is not a sale price, so judge any home against recent sales of similar homes nearby.

The town is small, so a few sales can swing any average. Be careful with sites that report "Kamas" by ZIP code. The 84036 ZIP covers far more than the town, and its numbers describe a different market. The real estate topic explains the map.

Other costs are modest and easy to name. Sales tax is 7.65%, and a primary home is taxed on 55% of its value. Winter adds its own costs, because snow stays on the ground about 100 days a year. Most jobs and most big stores are a drive away, so budget for gas and for time in the car.

Want a side-by-side with a nearby town? Park City and Heber City are the two to start with. Oakley and Francis sit close to Kamas, so price all three small towns together. Ask me and I will run the numbers for the places you are weighing.

Sources: U.S. Census Bureau (ACS 2020 to 2024), the Utah State Tax Commission, and NOAA. Costs change, so ask me for current numbers.

For general information only. This is not tax or financial advice. Tax rates and home prices change. Consult a qualified professional for guidance specific to your situation.

Four taxes matter most here: sales tax, state income tax, property tax and the room tax on guests. The table comes first. A look at a Kamas tax bill follows.

What is on a Kamas tax bill

Kamas has its own tax area. Seven groups charge a levy there. They are Summit County, South Summit School District and Kamas City. The other four are the Weber Basin water district, the cemetery district, South Summit Fire Protection District and the mosquito district. Kamas does not pay the Snyderville Basin districts near Park City.

The school district is the biggest share of the bill, at about 63%. The city is about 13%. The 0.32% is a sum of the 2025 levies, so confirm the final number on a tax notice.

For 2026, no Truth in Taxation hearing is on the state's list for Kamas City, the school district or the fire district. That is the public hearing a taxing group must hold to raise its rate. One small rise does reach a Kamas bill. Weber Basin Water Conservancy District proposed a higher rate and was on the list.

The primary home break

Utah taxes the home you live in on 55% of its market value, for up to one acre. A second home or a nightly rental is taxed on all of it, so its bill runs about twice as high. A home rented by the night does not qualify for the break.

You apply to the Summit County Assessor by September 15. You must live in the home at least 183 days in a row. A late application is taken through November 30 with a $150 fee. The county offices are in Coalville.

Car fees

Summit County has no emissions test. Utah charges a yearly fee based on the age of your car, and a first Utah title needs a VIN inspection. The first 90 days topic walks through the DMV steps.

Sources: the Utah State Tax Commission (2025 levies, the 2026 sales tax table and hearing list), Summit County, the Utah DMV and S.B. 60 (2026). Questions about your own bill go to the county assessor.

For general information only. This is not tax or financial advice. Tax rates and home prices change. Consult a qualified professional for guidance specific to your situation.

The glance box at the top of this page shows the latest typical home value for Kamas, from the U.S. Census. It comes from what owners say their homes are worth, over five years of surveys. It is not a sale price. In a town this small, a few sales can swing any average, so price a home against recent sales of homes like it.

Kamas is a town of single-family houses. About 83% of homes are single-family houses on their own lots, and about 6% are mobile homes. About 84% are lived in by their owners. Only about 1% are seasonal homes, so Kamas is a year-round town.

The homes run old and new. The median home was built in 1997. About 45% were built in 2000 or later. About 18% were built in 1939 or before, so the old town grid is real. Ask how old the roof, furnace and wiring are on any older home.

Confirm which Kamas you are buying

The 84036 ZIP code covers about 332 square miles. The town covers about 4.35. The ZIP holds about 9,200 people, which is about 4.4 times the town. It takes in Kamas, Francis, Samak, Woodland and Marion, and a ring of resort communities in Wasatch County: Tuhaye, Victory Ranch and Hideout. Oakley is a separate ZIP, 84055.

That is why the numbers differ. About 21% of homes in the ZIP are seasonal, against about 1% in town. The ZIP's median home was built in 2005, and it has many townhomes that the town does not. Its Census typical value runs about half again the town's. Sites that count recent resort sales run higher still.

A "Kamas" listing can sit in the city, on county land outside it, or across the line in Wasatch County. Each has its own taxes, school district, services and rules. Before you offer, check the county, tax area and school district for that exact lot. The county parcel map answers it in a few minutes.

What the zones allow

The city's 2016 General Plan lists the residential zones. Treat the table as a guide, because the city has been updating its zoning. Ask the city for the zone on any parcel.

The plan backs a right to farm. Existing farms come first, so expect the sounds and smells of livestock next to new lots.

Nightly rentals

A city ordinance from March 2025, now part of the city code, bans nightly rentals in homes and residential zones. It has two exceptions. Rentals already running could register and keep going. High Star Ranch keeps nightly rentals under its agreement with the city. Penalties start with a written warning, and fines follow.

Outside city limits, Summit County needs a $350 nightly rental license. A nightly rental also loses the primary home break, as the taxes topic says.

Ask me how fast homes like the one you want are selling right now. Prices shift through the year, so a number from last season can mislead.

Shop by price

Shop by kind of home

Sources: U.S. Census ACS 2020 to 2024, the Kamas General Plan (2016), the Utah State Tax Commission and Summit County. Prices shift through the year, so ask me for the latest Kamas numbers.

Kamas is one small town, not a set of named neighborhoods. It reads best by area. The list below runs from north to south through the valley, starting just outside town and ending in the resort ring next door. Elevations are rounded.

• Oakley and MarionNorth of Kamas, outside the cityAbout 6,430 feetOakley is its own city, about 5 miles north, with its own ZIP, 84055. Marion is a small place between the two towns. Land here is county land on wells and septic, so the water and winter-access checks matter.
• High Star RanchNorth and northeast, inside the cityAbout 6,420 feet, rising past 7,000A planned resort area under a development agreement with the city. A lodge and pond sit at the low end, and homesites rise onto the north hillside and the east hills. Nightly rentals are allowed here under the agreement. Old landslides are mapped on the northeast edge, and the east hills fall in the state's wildfire layer. The new construction topic has the plats.
• Main Street and the old gridAround Main Street and Center StreetAbout 6,480 feetThe 1871 town plan. City Hall, the ranger station and the library are here, along with the old homes. Lots are about 10,000 square feet to half an acre, on city water and sewer. About 18% of the town's homes were built in 1939 or before.
• Beaver CreekThrough the middle of townLow ground in townThe creek crosses the center of town from east to west. FEMA maps flood zones along it and its branches. The 2016 plan also says the north and west parts of the city sit over a high water table. Look up any home near the creek.
• The SR-248 entryWest side, toward Park CityCommercial zoneThe city's commercial zone runs along SR-248 into town. At the entrance to town, Summit County owns the 834-acre Ure Ranch on both sides of the highway.
• South Main and City ParkSouth end of Main StreetAbout 6,500 feetCity Park has the rodeo grounds on about 8.5 acres. Homes here are on the old grid or the newer streets around it, on city water and sewer.
• Francis, Samak and WoodlandSouth and east of KamasAbout 6,560 to 6,800 feetFrancis is its own town, about 3 miles south. Samak sits about 2.6 miles east on SR-150, and Woodland is southeast on SR-35. Samak and Woodland are county land, mostly on wells and septic. Francis is where the Ivory Homes project sits.
• The Wasatch County resort ringAcross the county lineAbout 6,600 to 6,900 feetTuhaye, Victory Ranch and Hideout carry 84036 addresses but sit in Wasatch County. They have a different county, school district and set of services. The real estate topic explains why that matters.

Lot sizes follow the zone, and the real estate topic lists them. Zoning can differ by street, so check each address with the city.

Some newer subdivisions have recorded rules, called CC&Rs. If a home has them, ask for a copy and read them before your deadline.

Want the story on a certain street? Tell me what you are after. I will get it through the partner agent on the ground. My Kamas guides on The Local cover the valley in more detail.

Zones and lot sizes come from the Kamas General Plan (2016). Elevations come from the U.S. Geological Survey. Distances are measured from City Hall. Which school a home goes to depends on its exact address, so check with the district.

Some. New building in town is mostly at High Star Ranch, on the north and northeast edge. One plat there won preliminary approval in September 2026, and another is under city review. Small plats and single lots fill in elsewhere. Most big builder activity in the valley is next door in Francis.

• Houses, planned lotsHigh Star Single Family SubdivisionHigh Star Ranch, inside KamasA plan for 120 lots on High Star Drive. The Planning Commission gave the preliminary plat its approval on September 1, 2026, and a final plat still follows. A plat is the map that divides land into lots, and it comes before any home is built.
• Houses, planned lotsRanch CenterHigh Star Ranch, near High Star Drive and Cabin WayA plan for 61 lots. Its preliminary plat is under city review.
• Small platsIn-town lotsAround the old gridA few small plans are on the city's agendas, such as Darcey Subdivision, three lots near 100 East. A lot on an agenda is not a home for sale.
• Houses, builder homesStewart Ranches Signature (Ivory Homes)Francis, the next town southSemi-custom one-story and two-story homes, with move-in-ready homes listed in 2026. Francis is outside Kamas city limits and has its own town government.

Kamas also decides how much growth to let in. The city adopted a General Plan in December 2016. It aims to keep the rural feel, farmland and open space. The city weighs annexations with care. Growth is coming up SR-248 from Park City either way.

Before you fall in love with a lot, line up these answers in order. They decide whether a build makes sense.

1. City water or a wellInside the city, you connect to city water and sewer. Outside, ask about a well and septic.
2. County and city statusCheck whether the lot is inside the city, on county land or in Wasatch County.
3. Irrigation sharesOn acreage, ask whether water shares come with the land.
4. Septic and winter accessCheck that the lot can take a septic system, and who plows the road.
5. Snow load and nightly rentalsAsk for the design snow load, and the rules on nightly rentals for that lot.

Builders often cover the buyer agent fee, and your agent puts that in writing before you sign. Buying new works differently from buying a resale home, so read how it works before you tour.

Sources: Kamas Planning Commission agendas for 2026, the Kamas General Plan (2016), and Ivory Homes' community page, checked October 2026. Plans change, so ask me for the latest status.

Every town has its own list of things to check. None of these should scare you off. They are the questions I would ask about any home in Kamas. A map or a test can answer each one for a single address, so check them one home at a time.

Water, shares and septic

Inside town, Kamas City supplies water and sewer. The plan does not allow private drinking water systems inside the city, and lots on septic must connect to the sewer. Outside town it is wells, septic and irrigation shares.

On acreage, get three answers in writing. Does the lot have a well or a connection? Do the water shares transfer with the sale? What is the yearly fee? These are title questions, so they belong in the contract. Septic is regulated by the county's Environmental Health office.

Winter access and farm neighbors

Off the city grid, ask who plows the road, and whether the driveway sits below or above the winter gate on SR-150. Lots outside the city need a private plow plan. Near farmland, expect livestock sounds and smells, because the city plan protects farming.

Ask me about any of these on a home you like, and I will tell you what the record shows. Your agent on the ground can set up the radon test and the inspection.

More on inspections

This is general information, not legal, engineering, or insurance advice. Sources: the Utah Geological Survey, FEMA, the Utah Department of Environmental Quality, Summit County and the Kamas General Plan. Have a licensed inspector look at any home before you buy.

Sort out the financing before you start the search. The best first step is to get pre-approved. That means a lender checks your finances and tells you how much you can borrow. It shows what you can spend, and it makes your offer stronger.

In Kamas, few homes are alike. A century-old home, ranch acreage with water shares and a planned-community townhome each get a different look from a lender. With so few sales, the appraisal matters more. An appraisal is the lender's check on what a home is worth. Knowing early how a certain home will finance keeps the purchase smooth.

Buying a lot or a home still to be built adds a timeline. Plans in the city can take months to clear review, so line up your loan timeline with the build schedule. Talk to a lender before you sign a build contract, not after.

One loan type may fit here. USDA loans are for rural homes. The USDA map shows Kamas outside its ineligible area, so the map does not rule it out. Ask a lender whether you qualify. Conventional, FHA and VA loans are the others to look at.

How my dual role works. I am licensed in both real estate and lending. On any one purchase I take one role. Every role is disclosed, and you are always free to choose your own agent and your own lender. In Kamas, a partner agent I trust does the work on the ground. The full explanation is on How I Work. This section is general information, not financial, legal, or tax advice.

Kamas is a small town, and most people who live here work somewhere else. Jobs in town include South Summit School District, Kamas City, the Kamas Health Center and the stores. All West Communications has an office on 100 North. I name these without ranking them, because no source gives job counts.

The Blazzard Lumber sawmill is a town story too. The family mill ran for more than 70 years. It burned on November 13, 2024. The city council then voted to annex the sawmill and lumberyard, so the family can work toward rebuilding. The county’s farm zoning did not allow a rebuild.

Most paychecks come from Park City and the resorts. Summit County’s top industries are recreation, lodging and restaurants. Park City is about 22 minutes west, and Heber City is about 23 minutes south.

How people get to work

The average trip to work is a little under 24 minutes (Census, 2020 to 2024). About 72 workers in 100 drive alone, and about 12 carpool. About 12 in 100 work from home. About 2 in 100 ride transit, and under 1 in 100 walk. These numbers count Kamas residents, wherever the job is. The sample is small, so treat them as a guide.

Remote work depends on the address, because internet service changes from one spot to the next. The internet topic shows what the state map reports. My guide for remote workers in Utah lists what to ask before you move.

Sources: Census ACS 2020 to 2024, the Kamas City, school district and All West sites, KPCW (February 2025), and Lightcast through the Summit County pack. Drive times are map estimates.

Not inside the town, but one is close. Park City Hospital is at 900 Round Valley Drive, at Quinn’s Junction on SR-248. That is about 13 miles and 19 minutes from City Hall. It is an Intermountain Health hospital with an emergency room open all day, every day. The state lists it as a Level IV trauma center.

Trauma levels run from I, the most complete, to V. The Level I centers are in the Salt Lake Valley: Intermountain Medical Center in Murray, the University of Utah Hospital and Primary Children’s. Salt Lake City is about 50 minutes from Kamas.

The free High Valley Transit commuter bus stops at Park City Medical Center, the hospital. The transit topic has the details. Fire and ambulance calls go to South Summit Fire, as the utilities topic explains.

On military orders? My military PCS guide covers VA loans and timing the move.

Sources: Intermountain Health pages, the Utah trauma center list (May 2025), the Utah Office of Rural Health site list and the federal provider registry (NPI). Check hours and phone numbers before you go.

South Summit School District serves Kamas. The district office is at 285 East 400 South in Kamas, and the phone is 435-783-4301. The district has four schools. The elementary, middle and high schools all sit in Kamas. The fourth is Silver Summit Schools, the district’s small alternative and online school, near Park City.

Student counts come from the Utah State Board of Education, October 1, 2025. Silver Summit lists a school (41 students) and an academy (74). The district total is 1,516.

The district is old. It formed in 1915, and its high school opened in September 1916 at its current spot in Kamas. The district lists career and technical classes for older students, English language learning and special education. It also runs South Summit Adult Education, with GED preparation, English classes and evening and online options. The district runs its own bus fleet.

Walking to school takes one precaution. The district’s map tells students on the west side to cross Main Street (SR-32) only at the signals. They are at Center Street and 200 South.

In October 2025 the district began a long-range facilities plan, 15 to 20 years out. It includes a study of a new elementary school on district land in Francis, Oakley or Kamas. It also includes a look at the three oldest buildings: the elementary, middle and high schools. No bond is on the November 2026 ballot. A study is not a promise of a new school.

A Kamas mailing address can sit outside the district, because the 84036 ZIP covers more than the town. The district has an interactive boundary map. Check the exact address there before you count on a school. I do not rate schools, and I would be wary of anyone who says which one is best. The links below go to the district and to independent sites.

Ratings and boundaries come from independent third parties and the district, not from me.

No, there is no campus in Kamas. The close one is Utah Valley University’s Wasatch Campus at 3111 North College Way in Heber City, about 23 minutes away. It offers associate degrees, a bachelor’s degree in elementary education, a master’s in education, and a bachelor’s in resort and hospitality management.

Mountainland Technical College opened a Heber campus on August 28, 2026. It teaches career and technical programs, so ask which ones it offers. The big campuses are farther. Salt Lake City is about 50 minutes away, with the University of Utah, Westminster University and Salt Lake Community College. Orem is about 51 minutes away, and Provo about 56.

Times are map estimates to each town in normal traffic, not to the campus door. Snow on Parleys Summit or Provo Canyon adds time.

Kamas has no freeway. Main Street is SR-32, which runs north and south through the Kamas Valley. It goes from US-40 at the Jordanelle, through Kamas, Oakley and Peoa, to I-80 at Wanship. SR-248 runs west from Kamas to US-40 at Quinn’s Junction and on to Park City. SR-150, the Mirror Lake Highway, starts in Kamas and heads east into the Uintas.

I have no rush-hour counts for these roads, so I cannot tell you how slow they run. Park City and the resort ring pull the most traffic. The Salt Lake run goes by I-80 over Parleys Summit, and UDOT has projects there and on SR-224 at Kimball Junction. Check UDOT before a big drive.

Winter matters more than traffic here. Snow is on the ground about 100 days a year, so snow and ice slow every road. Leave extra time on a storm day. Test your own commute at the hours you would drive it before you buy.

From City Hall

• Kamas Health Center~3 min
• Jordanelle, Rock Cliff~13 min
• Rockport State Park~18 min
• Park City Hospital~19 min
• Mirror Lake Highway winter gate~21 min
• Park City Mountain~21 min

Park City and UDOT are studying SR-248 under the name Re-create 248. The study looks at transit-friendly changes on the way to Quinn’s Junction and Kamas. It is now in environmental study and preliminary design.

Road details come from the school district’s map, the Summit County pack and UDOT’s Wasatch Back page. Drive times are map estimates in normal traffic.

A little. High Valley Transit runs Route 102, a commuter route between Kamas and Park City. It is free. It runs daily at rush hours only. Morning trips toward Park City leave Francis at 6:30, 7:30 and 8:30 a.m. and reach the Kamas Park & Ride about 6 minutes later. Trips toward Francis leave Old Town Park City at 5:30, 6:30 and 7:30 a.m. and at 3:30, 4:30 and 5:30 p.m.

Stops include the Kamas Park & Ride, Park City Medical Center, Old Town and Francis Town Offices. The Kamas lot has 50 spaces, and it is for Route 102 only. The lot is not plowed in winter. Park City High School’s lot, the next stop, has winter parking with 400 spaces.

Do not plan on the bus for daily errands. It is a commuter line with a few trips a day. Check the schedule before you ride, because times change.

Sources: High Valley Transit route and park-and-ride pages (checked October 2026) and the Census. Check hvtutah.gov before you ride.

Kamas has no airport. Salt Lake City International (SLC) is the airport for airline flights. It is about 48 miles and 55 minutes away. Winter storms and rush hour change that run the most, so leave extra time.

Heber Valley Airport is much closer, about 25 minutes away. It is a city-owned field for private planes, with one runway about 6,900 feet long. It has no airline service.

• Salt Lake City (SLC)~48 mi · ~55 min
• Heber Valley (private planes)~19 mi · ~25 min

Drive times are map estimates from City Hall to the airport approach, in normal traffic.

Kamas sits in its own valley. Francis is the next town south, and Oakley is north. Park City is over the hill to the west. Everything else takes a drive, so plan on a car.

Francis

~3 mi · ~6 min

Oakley

~5 mi · ~10 min

Hideout

~7 mi · ~10 min

Park City

~16 mi · ~22 min

Heber City

~17 mi · ~23 min

Coalville

~24 mi · ~33 min

Salt Lake City

~42 mi · ~50 min

Here are more drives people ask about, all from City Hall.

These are map estimates in normal conditions, not official figures. The Mirror Lake Highway winds, so the real drive can run longer. Add time for snow, and check your own route.

Want any other pair of towns? Look up any Utah drive between 138 towns. The nearby topic says what each place is like.

Kamas City runs water and sewer inside town. Call the city office at 170 North Main, phone 435-783-4630, to start service. The council meets the second and fourth Tuesday of each month at 6 p.m. The city also keeps its code on the Municode site.

Gas lines do not reach every rural parcel, and some valley homes use propane. Confirm each provider for the exact address.

Police and fire

Kamas has its own police department, not a sheriff contract. The office phone is 435-783-4344, and the non-emergency dispatch line is 435-615-3607. In an emergency, call 911.

Fire and ambulance service comes from South Summit Fire Protection District, Station 41, at 102 Thorn Creek Drive in Kamas. The district has its own tax levy, and it appears on the Kamas tax bill. The taxes topic lists the districts on a bill.

For general information only. This is not tax or financial advice. Tax rates and home prices change. Consult a qualified professional for guidance specific to your situation.

All West Communications is the local company. It says it was founded in 1912, and it has an office at 50 West 100 North in Kamas. At City Hall, the state broadband map reports All West fiber and All West DSL. DSL is internet over phone lines, and it is slower than fiber. Fiber reaches homes with a thin glass cable.

The map also reports fixed wireless from Utah Broadband, Verizon and T-Mobile, and satellite from Starlink, HughesNet and Viasat. It reports no cable company at City Hall. I list who reports service, not speeds or prices. All West has 24-hour phone support at 435-783-4361.

That is one spot in town, not a promise for a given house. Service can change from one street to the next, and it can differ more on valley acreage. For cell service, look at each carrier’s own coverage map for the address.

Sources: the Utah state broadband layer (data from October 2026) and the All West site. Cell coverage comes from each carrier.

Moving day is only the start. Here is the short list for your first 90 days in Kamas, in a sensible order. A few offices are in town, and some are in Park City or Heber City.

1. Turn on the utilitiesCall Kamas City at 435-783-4630 for water and sewer. Then set up Rocky Mountain Power and Enbridge Gas Utah. New owners use the county’s billing form for trash.
2. Claim the primary home tax breakFile with the Summit County Assessor by September 15. A late filing is taken through November 30 with a $150 fee. You must live in the home at least 183 days in a row. A home you rent by the night does not qualify. The taxes topic has the rule.
3. Get your Utah driver licenseSummit County has no driver license office. The nearest is in Heber City at 69 North 600 West.
4. Register your carUtah gives you 60 days after you set up a permanent home. The county motor vehicle office in Kamas is at 110 North Main. It is open Monday, Wednesday and Thursday, and closes from 12:30 to 2 p.m. The Park City office is at 1885 West Ute Boulevard, Suite 400. Call 435-336-3051. A car new to Utah needs a quick VIN check. Summit County has no emissions test.
5. Protect the water linesFrom November to April, leave a thin stream of water running, as the city asks. The utilities topic has the watering rules.
6. Register to voteRegister online at vote.utah.gov. A ballot drop box sits at the Kamas library branch, 110 North Main.
7. Sign up the kids for schoolCheck the exact address on the district’s boundary map, then register with South Summit School District. The schools topic has the details.

Rules and office hours change. Check each office before you go.

Kamas has one supermarket, Kamas Food Town, at 146 West 200 South. It is a block west of Main Street, and it has a pharmacy counter. Ace Hardware of Kamas is at 192 West 200 South, and it is open seven days. Hi-Mountain, at 40 North Main, is a soda fountain and grill in the town’s old drugstore. Bolt Ranch Store, at 95 South Main, sells western wear and boots. Fuel is on Main at Center Street and on 200 South.

So the town covers groceries, hardware, a pharmacy and gas. For a bigger store, you drive. Smith’s Marketplace in Heber City is about 22 minutes away, and the three big stores at Kimball Junction are about 25. Farm and ranch supply is in Heber City too. The IFA store there sells feed and tack, which matters on a lot with animals.

Times are map estimates in normal traffic. Store lists change, and these were checked in October 2026. Check hours before you go.

Kimball Junction also has the Junction Commons outlet stores and a Best Buy. Kamas has no main street of shops beyond what is above. The restaurants topic lists the places to eat in town and nearby.

Sources: store pages and directories, the federal pharmacy registry, and a router drive table (October 2026). Hours change, so check before you go.

The Mirror Lake Highway (SR-150) starts at Main Street and Center Street in Kamas. It climbs into the Uinta Mountains and runs about 55 miles to the Wyoming line. Campgrounds, lakes, and trailheads sit along the way, so a mountain weekend starts at the end of your street.

Bald Mountain Pass is about 39 minutes from City Hall. Mirror Lake is about 43 minutes. The road crosses the pass at about 10,700 feet. Past the Soapstone gate it is a summer and fall road only.

The pass and the ranger office

Many trailheads, picnic areas, and fishing sites on the road need a forest recreation pass. The Forest Service sells one pass for the whole Uinta-Wasatch-Cache National Forest. A 3-day pass is $10, a 7-day pass is $20, and a yearly pass is $60. Campgrounds charge their own fees. America the Beautiful passes are also honored.

You can buy the pass at the Heber-Kamas Ranger District office, 50 East Center Street. It is open Monday to Friday, 8:00 a.m. to 4:30 p.m. It closes for an hour at lunch and on federal holidays. Kamas Food Town, Mirror Lake Station, and the Samak Smoke House also sell passes.

Campgrounds on the road

The lower campgrounds open in mid-May. The high lake campgrounds open in the second half of June and close about September 20. Trails near the lakes melt out from late June.

Fishing

Three Blue Ribbon waters near Kamas are on the state list. They are the Weber River from Echo to Rockport, the Middle Provo River, and Jordanelle Reservoir. The upper Provo, through Woodland and Francis, has its own rules. In the 2026 guidebook, anglers there could keep up to two brown trout under 15 inches and had to release cutthroat and rainbow trout. They also had to use flies and lures only.

A 2017 Utah Supreme Court ruling opened public recreational access on a stretch of the upper Weber River, from Holiday Park to Echo Reservoir. Elsewhere, you cannot walk a private streambed without permission. Everyone needs a Utah fishing license. The state fish hatchery is about three miles southeast of Kamas. It has raised trout since 1930 and stocks Uinta lakes and the upper Provo.

Sources: the Forest Service, Recreation.gov, UDOT, the Utah Division of Wildlife Resources, and the 2026 Utah Fishing Guidebook. Drive times are map estimates from City Hall.

No national park is close to Kamas. The nearest are about 4 hours away, and Zion is about 5. Plan them as overnight trips. The state parks and lakes nearby are the weekend answer.

Three lakes sit within about 36 minutes. Each one has its own feel and its own rules.

The last miles to Smith and Morehouse are slow canyon road, so the drive takes longer than the map miles suggest. Echo Reservoir, about 42 minutes north, sits at the end of the Historic Union Pacific Rail Trail.

Drive times are map estimates from Kamas City Hall in summer, with no traffic. Check each park's own site for hours, fees, and closures.

Kamas has no ski hill of its own. The nearest lift bases are about 16 miles west, about 21 to 22 minutes away. Park City Mountain and Deer Valley East Village are close to the same drive. You can ski all day and drive home to a quiet valley.

Snowmobiling, Nordic skiing, and ice fishing

When UDOT closes the Mirror Lake Highway at the Soapstone gate, the closed road becomes winter country. The Mirror Lake and Mill Hollow areas link to the Strawberry area. Together they have more than 250 miles of groomed snowmobile trails. The Soapstone trail starts near the gate. The Nobletts trailhead, east of Woodland, is another way in.

Kamas has no set-track Nordic center. The nearest are White Pine Touring on the Park City Golf Club, about 21 minutes away, and Soldier Hollow in Midway, about 32 minutes away. Rockport State Park offers ice fishing. Check avalanche conditions before you leave the road. The Utah Avalanche Center forecast line is 888-999-4019.

Sources: Deer Valley, Park City Mountain, Utah tourism, and UDOT. Drive times are map estimates from City Hall with no traffic.

Kamas has no golf course. The nearest public course is Park City Golf Club, about 21 minutes away. It opened its 2026 season in late March, its earliest start on record. Wasatch Mountain State Park in Midway has public courses about 29 minutes away. The closest course of all is a private club.

• PublicPark City Golf ClubPark City, about 21 minutesA city-owned 18-hole course.
• PublicCanyons GolfCanyons Village, about 26 minutesAn 18-hole course. The season runs April to October.
• PublicWasatch Mountain State ParkMidway, about 29 minutesTwo public courses, called Lake and Mountain.
• PublicSoldier HollowMidway, about 33 minutesTwo public courses, called Gold and Silver.
• PrivateTuhaye Golf CourseTuhaye, about 15 minutesA private course. It belongs to the Talisker Club.

The Homestead course in Midway is closed for a rebuild, and the resort points to a 2027 reopening. Red Ledges in Heber City is also private. A private club needs a membership, so ask the club what its rules are before you count on a tee time.

Drive times are map estimates from City Hall. Courses set their own seasons, so call before you drive.

Kamas has a short Main Street with real places to eat. The grocery, the hardware store, and a sandwich shop sit one block off Main, on 200 South. The groceries and shopping topic has the stores. Here are the places to eat.

Six places to know

• Drugstore counterHi-Mountain40 N MainAn old-fashioned soda fountain and grill in the town’s old drugstore, built in 1918. The pharmacy has closed. It is open weekdays and closed on weekends.
• SmokehouseSamak Smoke HouseSamak, 1937 E Mirror Lake Hwy, about 2.5 miles eastA country store that has smoked jerky, trout, and cheese since 1972. It also sells coffee and camping supplies. Hours drop after Labor Day.
• DinerMirror Lake Diner35 S MainBreakfast and lunch daily, with dinner Thursday to Saturday. It opened in 2013.
• MexicanPa'l Corazón30 N MainGuerrero and Acapulco style dishes, including enchiladas and seafood. It opened in September 2026.
• PizzaSummit Pizza Co.80 S MainPizza with dough made daily, in a building the visitors bureau calls an 1892 hotel. It is closed on Sundays.
• PubThe Notch PubSamak, 2392 E Mirror Lake HwyA log cabin pub with a patio and live music. Music nights are 21 and over.

These are places confirmed open in 2026. This is not a ranking, and no one paid to be listed. Hours change and small places come and go, so check before you drive.

Also in town

Route 32 Bistro, at 215 S Main, serves modern American food. El Tigre Mexican Grill, at 185 S Main, serves street tacos and seafood cocktails. A Subway sits on 200 South. Oakley, about 10 minutes north, has a restored diner car.

For sushi, fine dining, and more choices, people drive to Park City or Heber City, about 22 to 23 minutes away. Coffee is thin in town. The Samak Smoke House sells espresso drinks.

Sources: each place's own pages, the Park Record, KPCW, and Visit Park City. Hours change, so check before you go.

A Kamas weekend is mostly outdoors, so the list in town is short. A few places sit right in the valley, and the bigger venues are in Park City and Heber City. This is what is here today.

• ParkKamas City Park and rodeo groundsMain Street, south end of townThe city park and the rodeo grounds are about 3 minutes from City Hall. The arena hosts the town's summer rodeo and demolition derby.
• ParkHigh Star RanchNorth edge of town, about 3 minutesA park and a trail system on the north edge of town.
• RentalsKamas City Event CenterKamasA city-run space that people rent for events. The city site lists it as its own page.
• LibrarySummit County Library, Kamas Branch110 N MainThe county library branch on Main Street.
• Mini golfMirror Lake Diner lot55 S MainIn May 2026 the city planning commission approved an 18-hole mini golf course on the lot next to the diner. Ask whether it has opened.

What has changed

The DeJoria Center event venue at High Star Ranch closed on December 31, 2024. The State Road Tavern and the Country Store and Cafe closed with it. The new owners, High Star Ventures, have talked about a hotel, homes, and shops. Those are plans, not places. If you read an older write-up, check what is open before you drive.

The restaurants topic covers the drugstore counter and the smokehouse, which sits on the way up the highway.

Sources: Kamas City, KPCW, the Kamas City Council minutes, and Summit County. Details change, so check before you go.

Kamas has no theater or gallery of its own on record. Its history shows in the old street grid around Main Street, which the overview describes, and in Fiesta Days each July.

For the arts, people drive to Park City, about 22 minutes away, or to Heber City, about 23 minutes away. Both towns have a stage season, museums, and summer music.

Sources: Kamas City, the Kamas General Plan, and the Park City and Heber Valley fact packs. Dates and lineups change each year, so check each venue.

Kamas Valley Fiesta Days is the big week of the year. The city calls it a yearly tradition of over 80 years. It usually runs in the third and fourth weeks of July. The big nights are on and around Pioneer Day, July 24. They include a parade, a rodeo, a demolition derby, and fireworks.

The 2026 week also had a Fiesta Days concert and a royalty pageant. The rodeo grounds on the south edge of town host the arena events. Local shops and the grocery sponsor the week. The city posts the schedule on its Fiesta Days page each summer.

Two nearby events fill the other summer weekends. The Oakley Independence Day Rodeo, about 10 minutes north, was in its 91st year in 2026. It ran July 1 to 4 and carried a drone show and fireworks. The Summit County Fair in Coalville usually runs in early August, with a rodeo and a parade. Wasatch County Fair Days in Heber City usually run in late July.

• JanuarySki season at Park City Mountain, Deer Valley, and Sundance. Snowmobiling above the Soapstone gate. Ice fishing at Rockport.
• FebruaryThe same winter list. Nordic skiing at White Pine in Park City and Soldier Hollow in Midway.
• MarchSki season continues. Snowmobile trails stay groomed.
• AprilSpring skiing winds down. The Mirror Lake Highway stays gated above Soapstone.
• MayJordanelle camping opens. The lower campgrounds open in mid-May. The highway usually reopens just before Memorial Day.
• JuneThe high lake campgrounds open in the second half of the month. Lake trails melt out from late June.
• JulyThe Oakley rodeo starts the month. Fiesta Days fills the third and fourth weeks. Wasatch County Fair Days in Heber City.
• AugustThe Summit County Fair in Coalville. The Kimball Arts Festival in Park City.
• SeptemberMidway Swiss Days. Park City Miners Day on Labor Day. The high lake campgrounds close about September 20. Fall color along the highway.
• OctoberThe lower campgrounds close. Jordanelle camping closes October 31. The Pumpkin Train runs in Heber City.
• NovemberPark City Mountain usually opens in late November. UDOT usually gates the highway in late November or December.
• DecemberSundance and Deer Valley usually open in early December. The North Pole Express runs in Heber City. The highway gate is closed.

These are the usual months. Dates move each year, so check the city and each event's own site before you plan a trip.

Kamas sits in the middle of its own valley. Francis is next door to the south and Oakley is next door to the north. Park City is over the hill to the west. Heber City is to the south, and Salt Lake City is about 50 minutes west. These are the drives people make most.

Winter storms and busy ski weekends can add time to any of these drives. The highway above Soapstone is closed in winter, so Mirror Lake is a summer trip. For the long drives to the national parks, see the national parks topic.

Drive times are map estimates from Kamas City Hall with no traffic.