Live Kamas listings, filtered
Kamas homes under $2M
You will find all Kamas homes for sale under $2M on this page, whichever brokerage listed them, with the MLS keeping the page up to date. Under the listings, I cover the top of the usual Kamas range and how to shop it with care.
This page
- Filter
- Price under $2,000,000
- Area
- Kamas, UT
- Sort
- Priced high to low
- Feed
- Park City MLS, live
Want it narrower? Tell me your exact spec.
The listings under $2M
Listing information comes from the Wasatch Front Regional Multiple Listing Service and is deemed reliable but not guaranteed.
Part 1 of 3
Where Under $2M sits
The local read, the median line and the pricing tiers
The local read
Under $2M is the last stop below the high end
In shortThese are large homes with top finishes, larger acreage, and the best High Star Ranch homes, fed live from the MLS and priced high to low.
At this number you are buying land, build quality, and setting as much as square footage, and the homes start to feel custom rather than builder-standard.
What the budget reaches is the best of each kind. One is a large detached home with top finishes and an oversized lot. Another is the best High Star Ranch cabins and custom townhomes, at the top of that development's standard range. The third is larger working-ranch or horse property on the flat ground of the valley, where the acreage and the setting carry serious value. Custom touches are common here: a designed kitchen, a finished walkout basement, a shop or a barn.
This is a patient price range, where recent sales set the price in a market that is already thin. Fewer buyers and fewer similar sales mean the work is reading each property on its own merits rather than racing a crowd. A standing pre-approval keeps you credible when a genuine fit appears.
Want to see the pages on each side? The under $1.75M page is the upper middle, and the over $2M page is the high end, where custom builds and the largest acreage estates sell on their own schedule. The Kamas guide sets the context, and you can reach out to go over recent sales.
Stretch math
One step up
over $2M is the high end of the Kamas market: custom builds, large acreage estates, and the top High Star Ranch homes. Sales there follow their own, slower schedule.
One step down
under $1.75M is the upper-middle price range, custom homes and pricier High Star Ranch homes, with a touch more competition than this page.
Either way
Use a price page as a first step, nothing more. Tell me the must-haves, and the partner agent for Kamas will say which range suits 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
How under $2M compares with the typical Kamas home value
Within under $2M sits the typical home value for Kamas, ~$515,500. Each end of the bar is a price page, lowest at one end and highest at the other. Gold is the page you have open. The marker is the typical home value across the whole town.
The pricing tiers
Which Kamas price range fits your budget?
Six price pages hold every Kamas home for sale. Live listings and a short local read come with each. The card that is lit is the page you are on.
Under $1M
The starting pointSee homes under $1MUnder $1.25M
Three steps downSee homes under $1.25MUnder $1.5M
Two steps downSee homes under $1.5MUnder $1.75M
One step downSee homes under $1.75MUnder $2M
KamasOver $2M
The top of the marketSee homes over $2MOr set your own filters
See all of Kamas pinned on the mapPick a price, beds, baths and home type to see each match on the map. Browsing is open to all, with no 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 $2M comes in three shapes
Most homes here are one of three kinds. Each one leans toward build quality, land, or the High Star Ranch setting. Knowing which you want helps when so few homes are for sale.
Large detached homes with top finishes
Larger freestanding homes with high-end finishes throughout, designed kitchens, three-car garages, finished walkout basements, and oversized lots. Here the build quality is the point.
The cost: the top budget before the high end. What it buys: a fully finished, top-quality home on a generous lot.
Higher-end High Star Ranch homes
The strongest cabins and attached homes in the master-planned community at the top of its standard offering: larger floor plans, the highest-end finishes in the development, and trail access on a 16-mile trail system. These are the best High Star Ranch homes short of a custom build.
The catch: old landslides are mapped on the northeast edge, so check the lot. The upside: the nicest finishes and trail access in the High Star Ranch standard range.
Larger ranch and horse property
Working-ranch and horse parcels of real size on flat valley ground, the kind where irrigation shares, outbuildings, and winter access set the value alongside the land area. Most sit out toward the valley edges.
The catch: wells, water shares, septic and barns to look after. What you get: larger acreage and a working-ranch address.
In any one week you may see only one or two homes of each kind, so check the Homes for Sale page for this week's list.
Hold, stretch, or step down
What each price range buys
The page below and the high end above hold different kinds of homes, not smaller or larger copies. These rows show what changes with list price. You are reading the middle column of the table.
| Comparison point | Under $1.75M | Under $2M This page | Over $2M |
|---|---|---|---|
| Typical home shape | Detached homes with custom features, High Star Ranch cabins, and starter acreage | Large homes with top finishes, high-end High Star Ranch cabins, and larger ranch property | Custom builds, the biggest estates, and the highest-priced homes |
| What you usually give up | Top finishes, big acreage, and the best High Star Ranch homes | The top of the usual budget range | Patience, since the high end sells slowly and on its own terms |
| What you usually gain | A full-size lot, custom work, or the first acreage | Top finishes, more acreage, and the best High Star Ranch homes | Fully custom homes, the largest land holdings, and one-of-a-kind properties |
| Where you end up | Custom homes near the old grid and valley acreage | Large top-finish homes in town, top High Star Ranch, and larger valley ranches | The custom and estate end of the Kamas Valley |
| How the competition feels | Calmer, with few buyers at the table | Slow and patient, with few direct rivals | The most selective part of the whole market |
A price page cannot pick a home for you. Think of the one or two things you will keep at any cost, then tell me what they are. The local partner agent will point to the column to shop.
The towns next door
What does under $2M buy in the towns next door?
Towns near Kamas post price pages of their own. These are the four closest, with the page to open in each to see where under $2M sits.
The gold line is drawn at the cap of this page, Under $2M.
Each town's number is the one on its own price page, with the source named there. The Utah drive times tool gives the drive times.
Part 3 of 3
How to buy at the upper edge of the range
A four-step play
A four-step play
How to buy at the top of the usual price range
Patience and a close look at recent sales matter more than speed at this price. With few homes and few buyers, the work is to read value carefully and wait for the right fit.
Get pre-approved first
A pre-approval letter keeps an offer at this level credible and proves you can close. Keep it current so you are ready when the right home lists in a market that may only surface one or two genuine fits a season.
State the single feature you will not trade away
Top finishes, acreage, trail access, or a higher-end High Star Ranch cabin. At the top of the usual price range these rarely come together, so naming the non-negotiable keeps the search honest.
Understand the development and the land
For High Star Ranch, know what is still to be built there and what the new owners' talk of a hotel at the closed DeJoria Center site could mean. For any acreage, get the water shares, septic and winter access in writing, and have the barns and sheds inspected. The Kamas guide covers the context.
Bring in someone who knows what neighbors sold for
With so few homes for sale at this level, a close look at recent sales is everything: what a High Star Ranch finish, an acreage parcel, or a large home with top finishes truly supports here. For the steps around this one, my buying process guide and my offer guide have the details.
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 $2M in Kamas, answered
The top of the usual range: large homes with top finishes on big lots, the best High Star Ranch cabins and townhomes, and ranch and horse land. Custom work is common. The live listings above show what is for sale now.
It is close to four times the typical Kamas home value of about $515,500 (Census Bureau ACS 2020-2024). Treat that value as a guide, since it is not an asking price. The listings on this page show what homes ask now.
Yes. The under $1.75M page is the upper middle: custom homes and pricier High Star Ranch homes, with a bit more competition than this page.
Slower than in the middle of the market, since fewer buyers shop here and recent sales set the pace. A standout large home or a High Star Ranch cabin can still sell in season.
Yes. Large detached homes with top finishes and larger High Star Ranch cabins at this price include one-story plans, often with a finished walkout basement. Use the single-story homes page to filter for them, since only a few homes are listed in Kamas at this price.
Bring a current pre-approval letter and a clear must-have: top finishes, acreage, or trail access. Here at the upper edge of the range, a close look at recent sales matters more than hurrying.
Talk to Scott
Eyeing the top of the usual range, where value rewards patience?
At this number you are buying build quality, land, and setting, and a close look at recent sales is everything in a market this thin. Tell me your one non-negotiable and the local partner agent will flag the homes that deliver it and go over recent sales before you offer.
How it works in Kamas
- I read recent sales closelyIs there a Kamas home you like? Tell me about it. I look at the sales near it and list what to ask before you offer.
- A partner agent for the Kamas ValleyYou are matched with a partner agent I trust in the valley, who handles the showings, your offer and the closing.
- A lender who knows the workI am licensed in both real estate and lending. On any one purchase I take one role. If I am your lender, I can flag early when a loan on a certain home may be hard.
- A prompt replyAsk about any Kamas home here, and my answer comes 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.