Live Kamas listings, filtered
Kamas homes under $1.5M
This page holds each Kamas home for sale under $1.5M, whichever brokerage listed it, and the MLS keeps it current. Further down, I describe what a Kamas budget at this level can reach and how to go after it.
This page
- Filter
- Price under $1,500,000
- Area
- Kamas, UT
- Sort
- Priced high to low
- Feed
- Park City MLS, live
Want it narrower? Tell me your exact spec.
The listings under $1.5M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $1.5M sits
The local read, the median line and the pricing tiers
The local read
Under $1.5M is where newer, larger homes begin
In shortHere newer, larger detached homes and better-finished High Star Ranch cabins and townhomes are what you can expect, fed live from the MLS and priced high to low.
In a market this small, one step up in price changes a lot. The fixers and the smallest parcels are behind you. Newer, larger homes show up more often, on the newer streets and at High Star Ranch.
Detached homes with custom features show up more often on the newer streets. High Star Ranch cabins and new townhomes start to define the supply next to the in-town homes. A newer home is the norm here, not a lucky find. The tradeoff shifts: you are choosing between a freestanding home on a bigger lot and an attached home with trail access, not between condition and type.
Competition is a touch calmer than the middle range, with fewer buyers stacked on each listing, though a genuinely well-priced newer home here still moves in season. The valley checks stay the same at any price: county, school district, water, and the city's nightly rental ban (High Star Ranch keeps nightly rentals under its agreement, and rentals already running were allowed to register) are all still the homework. A pre-approval puts you in position to act the day a fitting home is listed.
Is the range below a closer fit? The under $1.25M page is the middle of the market and the widest mix of homes. For the whole town, read the Kamas guide, and reach out whenever one of these listings appeals to you.
Stretch math
One step up
under $1.75M is the upper-middle price range, where larger custom homes, pricier High Star Ranch homes, and larger acreage estates start to show up. If your range has give, it is worth a look.
One step down
under $1.25M is the middle price range, the broadest mix of homes in Kamas, but with fewer of the newer and larger homes that define this page.
Either way
Think of a price page as a rough map. Give me the must-haves, and the partner agent for Kamas will say which range 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 under $1.5M stands against the typical Kamas home value
Under $1.5M covers the typical Kamas home value, which is ~$515,500. Think of the bar as the whole price scale, with the lowest price page at one end and the highest at the other. The gold part marks the page in front of you. The marker is the typical home value for the town.
The pricing tiers
Which Kamas price range fits your budget?
Kamas homes for sale are sorted into six price pages. Every page has live listings and a short local read written for it. The lit card is your page.
Under $1M
The starting pointSee homes under $1MUnder $1.25M
One step downSee homes under $1.25MUnder $1.5M
KamasUnder $1.75M
One step upSee homes under $1.75MUnder $2M
Two steps upSee homes under $2MOver $2M
The top of the marketSee homes over $2MOr set your own filters
Search every Kamas listing on your own termsSet the price, beds, baths and type of home you want. Each match is pinned on the map, and you can look without an account.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 $1.5M comes in three shapes
Most homes here are one of three kinds, and the mix has moved toward newer and larger than on the middle page. Knowing which of the three you want narrows a small market fast.
Newer detached homes, subdivision streets
More recent construction in the residential streets around the grid, with current systems and larger floor plans, newer than most in-town homes. It is the simplest way to get a newer stand-alone home in Kamas at this price.
The cost: lots can be smaller than on the old grid. What it buys: a current build year, more square footage, and lower near-term upkeep.
High Star Ranch cabins and townhomes
Better-finished attached and detached housing in the master-planned community on the north edge of town, with a 16-mile trail system next door. These are newer homes in a planned setting, below the top of what High Star Ranch sells.
The catch: the plan is still being finished, and the hotel talk is only talk so far. The upside: newer construction, trail access, and nicer finishes than the standard subdivision.
Updated in-town homes on full lots
Larger or much updated detached homes on the original grid, with mature landscaping and more living space than a comparable newer build on a smaller lot. You get a settled in-town street and a real remodel inside.
The catch: an older house. What you get: a larger lot, mature trees, and an established in-town address.
Some weeks one kind fills the list and another is missing. The Homes for Sale page shows which kind you can buy today.
Hold, stretch, or step down
What each price range buys
The pages on each side of this one hold a different kind of home, not a smaller or larger copy. These rows follow what changes as list price rises. The column in the middle is the page you are reading.
| Comparison point | Under $1.25M | Under $1.5M This page | Under $1.75M |
|---|---|---|---|
| Typical home shape | Detached homes on in-town and newer streets, plus starter homes at High Star Ranch | Newer detached homes, nicer High Star Ranch homes, and updated in-town houses | Custom and larger High Star Ranch homes, ranch acreage, and bigger lots |
| What you usually give up | The newest builds and the best-finished attached homes | A bit more money for newer and larger homes | Still more money for size, land, or a custom touch |
| What you usually gain | The broadest Kamas mix | Newer building years, more space, and better finishes | Bigger lots, access to acreage, and top-end finishes |
| Where you end up | The old grid and newer subdivision streets | Newer subdivision streets and High Star Ranch | Upper High Star Ranch streets and valley acreage |
| How the competition feels | The busiest range, from a small group of homes | Steady, with room to breathe between showings | Calm, with fewer people competing for each home |
Each page is only a guess until you name what the home must do. Tell me what that is and the local partner agent will say which column deserves your time.
The towns next door
What does under $1.5M buy in the towns next door?
Kamas is not the only town around here with price pages. Here are the four closest, plus the page to open in each town to see how under $1.5M compares.
At Under $1.5M, the gold line shows where this page stops.
Each town's figure is the one printed on its own price page, and the source is given there. The Utah drive times tool supplies the drive times.
Part 3 of 3
How to buy one step above the middle
A four-step play
A four-step play
How to move one step above the middle page
Competition eases a little above the middle, but a sharply priced newer home still sells. A buyer who is ready and clear on must-haves has the edge.
Get pre-approved first
A pre-approval letter still anchors a serious offer, even with a little more room here. Have the letter ready before your first showing.
Choose a stand-alone home or an attached one first
Decide up front whether you want a freestanding home on a larger lot or a High Star Ranch attached home with trail access. They are different buys with different checks. The Kamas guide explains the geography and what to confirm before an offer.
Get on first-look alerts
Better-finished and newer homes in Kamas still move quickly in spring when the price is fair. The local partner agent flags new matches as soon as they appear on the MLS.
Do the valley checks
County, school district, water source, and the city's nightly rental ban (High Star Ranch keeps nightly rentals under its agreement, and rentals already running were allowed to register) all still matter at any price. My guides to the buying process and to making an offer go into detail when you want it.
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 $1.5M in Kamas, answered
Newer, larger homes start here: recent builds on the newer streets, nicer High Star Ranch cabins and townhomes on the north edge of town, and bigger updated homes on the old grid. See the listings above for what is on the market now.
It is nearly three times the typical Kamas home value of about $515,500 (Census Bureau ACS 2020-2024). That value is a guide, not today's asking price. The listings on this page show what homes are priced at now.
Yes. The under $1.25M page is the middle price range, with the widest mix of homes, though fewer of the newer, nicer homes that define this page.
A little slower than in the middle, since fewer buyers look at each listing. Still, a newer or nicer home priced well can sell quickly in spring. Winter is calmer.
Sometimes, both on the subdivision streets and at High Star Ranch. Many one-story homes at this price sit over a full basement, so there are stairs. You can filter for them on the single-story homes page, although Kamas never has many homes for sale at once.
A pre-approval letter, a clear choice between a freestanding home and an attached one, and a firm grasp of the county line and the 84036 ZIP code. Even above the middle, county, school district, water, and short-term rental rules need checking for each parcel.
Talk to Scott
Ready to go one step above the middle, where newer and larger homes come into range?
This is where the extra room starts in the Kamas market. Tell me what the home has to do and the local partner agent will flag the newer and better-finished homes the morning they list and go through the valley checks with you (water, septic, county and winter access) before you offer.
How it works in Kamas
- I compare your pick with recent salesSend a Kamas listing you are considering. I study the nearby sales and tell you what to check before offering.
- A partner agent close to KamasI introduce you to a partner agent I trust in the Kamas Valley, who runs your showings and your offer through the close.
- A lender's view on requestI am licensed in both real estate and lending. On any one purchase I take one role. When I am your lender, I can warn you early if a certain home may be hard to finance.
- Replies inside one business dayWhatever you ask about a home on this page, 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.