Live Kamas listings, filtered
Kamas homes under $1.25M
All of the Kamas homes priced under $1.25M are listed here, from any brokerage, with the MLS feeding the page. Under the listings, you will find what the middle of the Kamas market offers and a plan for buying in it.
This page
- Filter
- Price under $1,250,000
- Area
- Kamas, UT
- Sort
- Priced high to low
- Feed
- Park City MLS, live
Want it narrower? Tell me your exact spec.
The listings under $1.25M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $1.25M sits
The local read, the median line and the pricing tiers
The local read
Under $1.25M is the middle of the Kamas market
In shortThis is the broadest mix in a thin, high-priced valley: in-town detached homes, newer subdivision streets, and the lower-priced High Star Ranch homes, fed live from the MLS and priced high to low.
This page has the widest mix of homes in Kamas. That still means a handful, but it is the widest choice in town.
At this number the housing type opens up. Fixers and the smallest parcels give way to in-town homes in reasonable condition. You also find newer streets filling in around the original grid, and the lowest-priced homes at High Star Ranch, the planned community on the north edge of town. You are no longer choosing between condition and type; you are choosing between location and setting.
Competition is real in the middle of any market. This is where the most buyers are looking, which means a well-priced home here still moves, though a small market like Kamas never gets the crowds of the Wasatch Front. A pre-approval keeps you in the running when a real fit appears. The valley checks still apply at any price: confirm county, school district, water source, and rental rules for any specific parcel before you write.
How does this compare with the range below it? The under $1M page is the entry end, with fewer homes and quicker sales. The Kamas guide explains the town and its ZIP-code overlap, and you can reach out when a home on this page catches your eye.
Stretch math
One step up
under $1.5M begins the stretch where newer, larger detached homes and nicer High Star Ranch homes appear more often. If your budget can bend a little, look there.
One step down
under $1M is the low end, older in-town homes and smaller valley parcels, with fewer listings and a faster pace than this page.
Either way
Treat a price page as a first guess. Send me the must-haves, and the partner agent for Kamas will tell you which range truly holds them.
How this works. Scott Buehler is licensed in both real estate and mortgage lending and may assist with financing across Utah; local representation in Kamas comes through a partner agent. Every role is disclosed, and you are always free to choose your own agent and your own lender. More on How I Work.
The median line
Where the typical Kamas home value sits inside under $1.25M
The citywide typical home value of ~$515,500 is inside under $1.25M. Imagine a bar that runs across every Kamas price page. The gold section is the page you have open. The marker stands at the typical home value across Kamas.
The pricing tiers
Which Kamas price range fits your budget?
Each home for sale in Kamas fits one of these six price pages, and each page carries live listings and its own local notes. The card that is lit shows this page.
Under $1M
The starting pointSee homes under $1MUnder $1.25M
KamasUnder $1.5M
One step upSee homes under $1.5MUnder $1.75M
Two steps upSee homes under $1.75MUnder $2M
Three steps upSee homes under $2MOver $2M
The top of the marketSee homes over $2MOr set your own filters
Make your own Kamas search on the mapChoose a price, the beds and baths you need, and a home type, and the matches show on the map. Nobody asks you to sign in first.Open the map searchPart 2 of 3
What the money buys
What the money buys, hold, stretch, or step down and the towns next door
What the money buys
Under $1.25M comes in three shapes
Most homes here are one of three kinds, and the mix leans toward in-town detached and newer homes more than on the entry page. Knowing which of the three you want narrows a small market quickly.
In-town detached homes, solid condition
Detached houses on the original grid in reasonable to good condition, on city water and sewer, walkable to the South Summit schools and Main Street. These are older homes that have been kept up, with mature lots close to town.
The catch: an older house. What you get: city services, an in-town address, and the broadest inventory in this market.
Newer subdivision streets
Detached homes in the newer residential streets filling in around the grid, with more recent construction, current systems, and manageable lots. A step up in how new the home is, without paying High Star Ranch prices.
The downside: smaller lots than the old grid, and young trees. The payoff: more current construction and lower near-term upkeep.
Lower-priced High Star Ranch homes
The lower range of cabins and attached homes in the master-planned community on the north edge of town, with access to the 16-mile trail system and a different kind of Kamas address. Prices in High Star Ranch run well above this page; these are its lowest.
The catch: nightly rentals are allowed here, so a neighbor may be a short stay. What it buys: trail access, newer construction, and a distinct address type.
On a given week you may see mostly one kind. The Homes for Sale page shows what is really for sale right now.
Hold, stretch, or step down
What each price range buys
The ranges on either side of this one buy a different kind of home, not a scaled copy. These rows show what shifts at each step in list price. Your current page sits in the middle column.
| Comparison point | Under $1M | Under $1.25M This page | Under $1.5M |
|---|---|---|---|
| Typical home shape | Older houses, small parcels, and fixers | In-town detached homes, newer subdivision streets, and starter cabins at High Star Ranch | Larger, newer detached homes and nicer High Star Ranch homes |
| What you usually give up | Condition, a newer build, and often city services on parcels | Some of the newest and largest homes as you near the cap | More money for size and a newer build |
| What you usually gain | The lowest prices in town | The widest choice of home types, and the most of them | Newer builds, more room, and nicer finishes |
| Where you end up | Original grid blocks and small valley parcels | The old grid plus newer subdivision streets | High Star Ranch and the newest development streets |
| How the competition feels | Fast, as fair prices sell in days | Busy for Kamas, though still a small group of homes | Calmer, with more time to think it over |
A price page cannot choose for you. Pick the one or two things the home must do, and tell me what they are. The local partner agent will point you to the column worth shopping.
The towns next door
What does under $1.25M buy in the towns next door?
The towns around Kamas keep price pages of their own. These are the four nearest ones, and the page to open in each town to see where under $1.25M lands.
On the chart, the gold line is the top of this page, Under $1.25M.
The figure for each town is taken from that town's own page, with its source named. Drive times come from the Utah drive times tool.
Part 3 of 3
How to buy in the middle
A four-step play
A four-step play
How to move at the middle of the market
More buyers look in the middle than anywhere else in Kamas, yet only a short list of homes is for sale. A ready buyer with clear must-haves usually wins.
Get pre-approved first
A pre-approval letter is the entry ticket at any price in this market, and in the middle range it signals you can close when the right home appears. Do it before one particular home wins your heart.
Check which county and town a listing is in
Always confirm county, school district, tax area, and water provider before an offer. The 84036 ZIP code covers territory in both Summit and Wasatch County; listings inside city limits and listings in the resort ring next door can look similar at first glance. The Kamas guide explains the geography.
Get on first-look alerts
Well-priced homes in the middle range in a market this small can move quickly. Seeing a fit the morning it lists keeps you ahead of the buyers who find it on the weekend.
Do the valley checks
Confirm water, septic (on any valley parcel), winter access, and the city's nightly rental ban (High Star Ranch keeps nightly rentals under its agreement, and rentals already running were allowed to register). Two guides cover the rest: one on the buying process and one on making an offer.
Client reviews
What a past client said
These are real reviews from past clients, shown as they wrote them.
Posted by past clients on Google and Experience.com.
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!!
Quick answers
Under $1.25M in Kamas, answered
In-town homes in good shape, newer streets around the old grid, and the lowest-priced homes at High Star Ranch. It is the widest mix in Kamas, though only a handful are for sale at once. Check the listings above.
No. It is far above the typical Kamas home value of about $515,500 (Census Bureau ACS 2020-2024). That figure is a guide, not an asking price, so look at the listings on this page to see what homes cost right now.
Yes. The under $1M page is the entry end, with older in-town homes and smaller valley parcels. It has fewer listings and a faster pace than this page, and it is the cheapest way into this market.
Faster than in the higher ranges, because most buyers shop here and few homes are listed. A fairly priced home can go under contract in a weekend in spring. Winter is slower.
Sometimes. In-town detached homes include a few one-story plans, and many have a full basement under them, so there are still stairs. The single-story homes page filters for them, but Kamas lists only a few homes at each price.
Begin with a pre-approval letter, then list your must-haves in a few lines. Learn which part of the 84036 ZIP code you are buying into, since it spans two counties. Checking the county, school district, and water source for a specific parcel prevents costly surprises.
Talk to Scott
Shopping the middle of a high-priced valley, where the choice is in town or High Star Ranch?
The middle price range in Kamas is the broadest choice in a market with few homes for sale. Tell me what the home has to do and the local partner agent will flag the fits as they list and go through the valley checks with you (water, septic, county and winter access) before you offer.
How it works in Kamas
- Nearby sales, read for youShare a Kamas home you like with me. I read the sales around it and tell you what to ask before you offer.
- A partner agent in the Kamas ValleyA trusted partner agent in the valley takes over from me for your showings, your offer and your closing.
- Both sides of the purchase, one role at a timeI am licensed in both real estate and lending. On any one purchase I take one role. When I am your lender, I can tell you early if a loan on a given home may be tough.
- One business day to replyText or call me about a home on this page, and I answer 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.