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Kamas homes for sale
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Create my free accountThe market in numbers
What does a home in Kamas cost?
Short answerThe Census puts the typical Kamas home value at about $515,500. That is what owners say their homes are worth, not a sale price. About 84 percent of homes here are lived in by their owners.
My market reports cover Southern Utah. For Kamas, these numbers come from public records: the U.S. Census and the Utah State Tax Commission. They move slower than sale prices, but anyone can check them.
Kamas is a town of single-family houses. About 83 percent are houses on their own lots and about 6 percent are mobile homes. Only about 1 percent are seasonal, so it is a year-round town. The homes run old and new. The median was built in 1997, about 45 percent have gone up since 2000, and about 18 percent date to 1939 or before, on the old grid. The 84036 ZIP code is a different market. It has about 4.4 times the people and about 21 percent seasonal homes. It also has many townhomes the town does not have, and its Census typical value runs about half again the town's. In a town this small, a few sales can swing any average.
Prices
- Typical home valueU.S. Census ACS 2020 to 2024, what owners say their homes are worth
- ~$515,500
- Property tax (primary home)Kamas tax area, 2025 levies, Utah State Tax Commission; a second home pays about 0.58%
- ~0.32%
The homes
- Lived in by their ownersOf occupied homes, U.S. Census ACS 2020 to 2024
- About 84%
- Median year builtAbout 18% were built in 1939 or before, U.S. Census ACS 2020 to 2024
- 1997
The place
- PopulationU.S. Census, 2025 estimate; 2,092 in 2020
- ~2,100
- ElevationAt City Hall; the hills inside High Star Ranch climb past 8,000
- About 6,480 ft
Getting around
- Drive to Park CityAbout 16 miles west on SR-248
- About 22 min
- Drive to Salt Lake CityAbout 42 miles
- About 50 min
Sources: U.S. Census Bureau, American Community Survey 2020 to 2024 (typical home value, owner share, year built) and 2025 population estimate; Utah State Tax Commission, 2025 levies (property tax). Numbers checked October 15, 2026. Prices move, so ask me for current numbers.
If you are buying
Price a home against recent sales of homes like it nearby, not against the Census figure or a ZIP-wide number. Check the county, the tax area and the school district for the exact lot. The county parcel map answers it in a few minutes. Do not count on nightly rental income: a March 2025 city ordinance bans nightly rentals in homes, except rentals already running and High Star Ranch. Few homes here are alike, so the appraisal matters more. The USDA map does not rule out Kamas, so ask a lender.
If you are selling
Who buys depends on the home. A home on the old grid sells on its condition, and buyers ask about the roof, the furnace and the wiring. A home on acreage sells on its water, so have the well or the connection, the shares and the yearly fee in writing. A High Star Ranch home has its own rules: nightly rentals are allowed there under the agreement, and recorded CC&Rs may apply. Start with what homes like yours sold for in the last few months.
What is my home worth?I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on. You are always free to choose your own agent and your own lender. The full explanation is on How I Work.
Only in Kamas
What makes the Kamas market different?
Short answerA Kamas address covers far more than the town, and the town keeps its farm edge on purpose. Those two facts shape most of this market.
By the Census measure, Kamas has the lowest typical home value of these five towns. Salt Lake City comes closest. Park City, over the hill to the west, costs more than three times as much.
U.S. Census Bureau, American Community Survey 2020 to 2024: what owners say their homes are worth, not sale prices. The 84036 question
A Kamas address is not always Kamas
The 84036 ZIP covers about 332 square miles. The town covers about 4.35. The ZIP takes in Francis, Samak, Woodland and Marion, and Tuhaye, Victory Ranch and Hideout across the line in Wasatch County. Oakley has its own ZIP, 84055. Taxes, schools and rules change at the county line.
ZIP prices describe another market
The ZIP's Census typical value runs about half again the town's, and sites that count recent resort sales run higher still. About 21 percent of ZIP homes are seasonal, against about 1 percent in town. Always ask which area a number covers.
No new nightly rentals in town homes
The city adopted its ordinance on March 11, 2025. Rentals already running could register and keep going, and High Star Ranch keeps them under its agreement. Outside the city, Summit County needs a $350 license. A nightly rental also loses the primary home tax break and is taxed on its full value, about 0.58 percent.
A farm edge on purpose
The 2016 General Plan describes a rural town built on farming, open space and recreation, and it backs a right to farm. Expect livestock sounds and smells next to new lots. In December 2025 Summit County bought the 834-acre Ure Ranch at the entrance to town, with conservation easements.
Water decides the land
In town, homes use Kamas City water and sewer. Outside town, expect wells, septic and irrigation shares. Get three answers in writing: a well or a connection, whether the shares transfer, and the yearly fee. Gas lines do not reach every rural parcel, and some homes use propane.
A real winter and a gate up the highway
Kamas gets about 97 inches of snow, with snow on the ground about 100 days a year. The Mirror Lake Highway closes at the Soapstone gate, about 15 miles east, from late November or December until just before Memorial Day. A lot up the highway needs a February plan, and a lot off the city grid needs a plow plan.
Shop by price
What does each budget buy in Kamas?
Short answerThe Census puts the typical home value at about $515,500. That is what owners say, averaged over five years. It lands in the first range below. The ranges run well past that number. A listing marked Kamas can sit on county land outside the town, or across the line in Wasatch County.
Under $1M
The starting pointOlder homes on the 1871 grid, the newer streets around it, and mobile homes, which are about 6 percent of homes. On an older home, ask how old the roof, the furnace and the wiring are. Smaller parcels on a well and septic can show up too.See homes under $1MUnder $1.25M
Room to move upNewer and larger houses on the streets around the grid and at High Star Ranch.See homes under $1.25MUnder $1.5M
The upper middleLarger, newer houses, some on half-acre and one-acre lots.See homes under $1.5MUnder $1.75M
The upper rangeHomes on bigger lots and the first parcels with real acreage. The well, the septic, the water shares and winter access matter as much as the house.See homes under $1.75MUnder $2M
Near the topLand, setting and build quality weigh as much as size.See homes under $2MOver $2M
The top of the marketCustom homes, ranch and valley acreage, and homes on the High Star Ranch hills. Tuhaye, Victory Ranch and Hideout carry 84036 addresses but sit in Wasatch County, so check the county before you offer.See homes over $2MEach price page has its own live listings. If a range has few homes right now, the page says so.
Shop by part of town
Which parts of Kamas should I look at first?
Short answerKamas is one small town, not a set of named neighborhoods. Think in eight areas from north to south, from Oakley to the resort ring next door. Five sit inside the city. The other three are county land or across the county line.
Oakley and Marion
About 6,430 feet. Oakley is its own city, about 5 miles north and 10 minutes away, with ZIP 84055. Marion is a small place between the towns. This is county land on wells and septic, so the water and winter access checks matter.
High Star Ranch
About 6,420 feet at the lodge and pond, rising past 7,000 onto the north hillside and the east hills. It is a planned resort area under a development agreement with the city, and nightly rentals are allowed there under it. Old landslides are mapped on the northeast edge, and the east hills fall in the state's wildfire layer.
Main Street and the old grid
Around Main and Center streets, about 6,480 feet, with City Hall, the ranger station and the library. Old homes sit on lots of about 10,000 square feet to half an acre, on city water and sewer. About 18 percent of the town's homes were built in 1939 or before.
Beaver Creek
Low ground, with the creek crossing the center east to west. FEMA maps flood zones along it and its branches, and the north and west parts of the city sit over a high water table. Look up any home near the creek.
The SR-248 entry
The city's shop and business zone runs along SR-248 into town. At the entrance, Summit County owns the 834-acre Ure Ranch on both sides of the highway.
South Main and City Park
About 6,500 feet. City Park and the rodeo grounds fill about 8.5 acres. Homes sit on the old grid or the newer streets around it, on city water and sewer.
Francis, Samak and Woodland
About 6,560 to 6,800 feet. Francis is its own town, about 3 miles and 6 minutes south, and has the Ivory Homes project. Samak is 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.
The Wasatch County resort ring
About 6,600 to 6,900 feet. Tuhaye, Victory Ranch and Hideout carry 84036 addresses but sit in Wasatch County, with a different county, school district and services.
Every part of town, in the Kamas guide
The guide walks the valley from north to south and covers the zones, the lot sizes and the 84036 ZIP.
Read about the neighborhoodsLooking just outside town? See homes for sale in Park City, Heber City and Midway.
Selling in Kamas
Want to sell your home in Kamas?
List it with a partner agent I trust in Summit County. Your home gets featured on MovingUtah. Buyers read these pages while they shop for a home in Kamas. I make the connection and stay involved. Commissions are always negotiable.
Start with what your home is worth. There is no cost, and you do not have to list.
Call or text (435) 357-4345. I reply within one business day.
Selling outside Southern Utah. In Iron, Washington, Kane, Garfield, and Beaver counties I am your listing agent. Elsewhere in Utah, I connect you with a partner agent I trust in that area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee out of their compensation, never an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.
Shop by home type
What kind of home are you looking for?
Short answerSome searches are about the house, not the part of town. Each link below is its own page, with a short local guide and the live listings that match.
Single-story homes
One-level homes turn up mostly among the older homes on the old grid, on lots of about 10,000 square feet to half an acre. Ask how old the roof and the furnace are.
See the listingsRV parking homes
The Mirror Lake Highway starts on Main Street, so room for a trailer, a camper or a sled trailer matters. It shows up more on acreage and bigger lots than on in-town lots. Lot sizes follow the zone, from 10,000 square feet up to five acres.
See the listingsNew construction
New building in town is mostly at High Star Ranch. A 120-lot plat won preliminary approval on September 1, 2026, and a final plat still follows. A 61-lot plan is under city review. A plat is a map of lots, not a home for sale. Ivory Homes sells in Francis, the next town south. Builders often cover the buyer agent fee, and your agent puts that in writing.
See the listingsLuxury homes
The top end is not one kind of home. It runs from custom homes on the High Star Ranch hills to ranch and valley acreage, and resort homes across the county line with 84036 addresses.
See the listingsBy feature
Views and luxury
FAQ
Questions people ask about Kamas listings
They come from the local MLS feed and update through the day. New Kamas listings show up the day they go on the market. Homes that sell or go under contract drop off. It is the same data agents use.
Yes. It shows listings from every brokerage that takes part in the MLS, not just the homes one office has listed.
No. You can look at every listing without one. A free account is for when you want the site to keep watch for you.
You can save the homes you like and save your searches. You get an email when a new home fits your search or a price changes. You pick how often the emails come, and you can stop them any time.
The U.S. Census puts the typical Kamas home value at about $515,500 (ACS 2020 to 2024). That is what owners say their homes are worth, averaged over five years, not a sale price. It covers older homes on the grid, newer streets and acreage outside town. The 84036 ZIP is far bigger, and its Census value runs about half again the town's, so ask which area a number covers. Prices move, so check it against the live listings.
My base is Southern Utah. For a Kamas move, I connect you with a partner agent I trust in Summit County for the showings, the offer and the closing. I stay on your file for the homework and the loan side. If you work with an agent I refer, that agent's brokerage pays my brokerage a referral fee out of the agent's pay. It is not an added cost to you, and you are always free to choose any agent.
Not to look, and not to talk with me. You will want one before you write an offer. A pre-approval is a lender's letter that says how much you can borrow. Sellers take it seriously, and it settles your real budget. Few homes here are alike, so a century-old home, ranch acreage with water shares and a planned-community townhome each get a different look from a lender. The USDA map does not rule out Kamas, so ask a lender. The pre-approval guide shows how it works, and the USDA loan guide explains that program.
List it with the partner agent I connect you with in Summit County, and your home gets featured on MovingUtah. The get featured page shows how that works. A home valuation is a good first step.
They can. A Kamas listing can sit in the city, on county land outside it, or across the line in Wasatch County. The 84036 ZIP takes in Francis, Samak, Woodland and Marion, plus Tuhaye, Victory Ranch and Hideout in Wasatch County. Oakley has ZIP 84055. Each side has its own taxes, school district, services and rules, so check the county parcel map. The 84036 question explains why the ZIP covers far more than the town.
By the Census measure, yes, by a wide margin: about $515,500 in Kamas against about $1,757,800 in Park City (both ACS 2020 to 2024, what owners say their homes are worth). Park City is about 22 minutes west over SR-248. The catch is that Kamas has one supermarket, and the big stores are a drive away. It gets about 97 inches of snow, and storm mornings slow SR-248.
For more answers about living in Utah, see the Utah FAQ.
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If you want a very competent, knowledgeable, personable, honest realtor, who has your back every step of the way, Scott is your guy! He leaves no stone unturned and genuinely has your best interests in mind at all times. He communicates every move. Working with Scott definitely made this the easiest and most stress free real estate transaction that I have ever experienced!! Thank you, Scott!!
Talk to Scott
Want a partner agent in Kamas on your side?
I am Scott Buehler. My base is Southern Utah, so for a Kamas move I connect you with a partner agent I trust who knows the valley. Tell me your budget, the part of town, and what you must have. I stay on your file for the homework and the loan side.
How it works in Kamas
- Ask me about any listing.Send me a Kamas listing you like. I will get the partner agent's read on it and tell you what to check before you write an offer.
- A partner agent on the ground.I connect you with a partner agent I trust in Summit County for the showings, the offer, and the closing. I stay on your file.
- A lender's eye on the listing.I am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can tell you early if a home could be hard to get a loan on.
- A reply within one business day.Ask me about any home on this page. Call or text, and I get back to you within one business day.
Or call me: (435) 357-4345I reply within one business day.
Referral disclosure. Outside Southern Utah, I connect home sellers and buyers with partner agents I trust in their area. If you choose to work with an agent I refer, that agent's brokerage pays my brokerage (Real Broker, LLC) a referral fee. The fee comes out of the agent's compensation; it is not an added cost to you. You are always free to choose any agent you wish, and using a referred agent is never required.