Live Kamas listings, filtered
New construction homes in Kamas.
Newly built and under-construction homes in the Kamas Valley, fed straight from the MLS and sorted newest first, with an honest read on where the new building actually is and the questions worth asking before you sign a build contract at altitude.
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Newest first
The newest new-construction listings.
Fed straight from the local MLS and filtered toward new construction: newly built and under-construction listings appear as they hit the market, and sold homes drop off. The read on where new homes are going up and how to buy new is just below.
Buying here
Know where the new building actually is.
A spec home already under way moves faster than a to-be-built plan, and at this elevation the build calendar bends around winter either way. Tell me whether you want something ready soon or a custom build on acreage, and I will have the Kamas-area partner agent I connect you with track what is genuinely open across the valley.
Selling here
Building or recently finished in Kamas?
Buyers on this page are searching specifically for new construction in a valley where it is a limited, newer slice of the market. List a new build or recent custom home with the Kamas-area partner agent I connect you with and reach that exact search.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What buying new looks like in Kamas.
New construction in Kamas concentrates in a couple of clear places, and the rest is one-off. The most active new product is at High Star Ranch, the roughly 1,000-acre master-planned community on the north edge of town, where a new phase of luxury townhomes is selling and the development agreement contemplates hundreds more homes over time, alongside cabins and custom homes on its land. Beyond that, new building in the valley is mostly small plats, infill lots inside or near the historic grid, and custom homes on ranch and view parcels. One honest note from the hub: the production-builder, volume-subdivision activity in this valley is mostly in Francis, the next town south, not in Kamas itself, so if you want a tract subdivision with multiple plans, that may point you a few miles down SR-32.
A straight word on names. Beyond the master-planned community named above, builder and plat names move quickly in a market this small, and the live grid above is the honest count on any given week, so this page does not promise you a specific subdivision or builder. What it can do is filter the MLS to newly built and under-construction listings, and a local partner agent can walk you through which phases are actually open, which lots are left, what the finishes are, and any incentives running this month. For the wider picture first, the Kamas guide and the full listings page are the two best starting points.
Where a new home sits decides how clean the build is, and in Kamas that is the whole game. An in-town lot is on full Kamas City services, city water drawn partly from springs, and city sewer, which simplifies the path. A parcel out in the valley raises the rural set: a city connection or a private well, septic feasibility, and whether any culinary or irrigation water shares attach and convey. There is also a county-and-annexation layer here, since a Kamas-addressed parcel can sit in the city, in unincorporated Summit County, or across the line in Wasatch County, and the city has been weighing annexations carefully, so confirm the jurisdiction and annexation status before the design conversation. New homes here price across the wide Kamas range, from newer in-town product up to high-end customs and the luxury townhomes at the master-planned community, so this page pairs naturally with the all-listings page and, at the top end, the luxury page.
Buying new is its own process, different from a resale. A spec home is already built or under way and you buy it largely as-is; a to-be-built home lets you choose the plan, the lot, and the finishes but comes with a timeline and a lot premium, and at this elevation the build calendar bends around winter. The decisive questions are the lot premium, what the base price actually includes versus the upgrades, the build timeline, the warranty, the view and any acreage premium, and on any new community the managing structure and what it covers. Two Kamas-specific notes: confirm winter access and snow load on anything off the plowed grid, and do not build nightly-rental income into the math, because the city paused new short-term rentals. When a plan or a spec home interests you, reach out and I will line up the local agent and read the contract with you.
What counts as new construction here
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Spec home: already built or under construction and sold largely as-is, sometimes with a few finish choices left. The faster path, with a known move-in, and most common at the master-planned community on the north edge and the newer in-town streets.
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To-be-built: you choose the plan, the lot, and the finishes, then wait out the build, which at this elevation bends around winter. More control, but a timeline and a lot or view premium come with it. Read the base price against the upgrade list carefully.
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In-town vs valley acreage: an in-town building lot is on full Kamas City spring-fed water and sewer, which keeps the path simple. A parcel out in the valley raises wells, septic, water shares, and the county-and-annexation question, which decide whether and how it can be built.
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Read base vs upgrades: the advertised base price rarely matches the finished number, and view or acreage premiums stack on top. Get the standard features list and the upgrade pricing in writing so you know the real cost before you commit.
The local map
Where the new homes are going up.
New construction in Kamas concentrates at the master-planned community on the north edge, with infill near the grid and custom builds out on valley acreage. Beyond that named community, builder and plat names change fast in a market this small, so these are the settings to look in rather than named developments. Pull current plat, annexation, and builder status before you commit.
High Star Ranch, the north edge
The roughly 1,000-acre master-planned community on the north edge is where most of Kamas's genuinely new product lives, with a new phase of luxury townhomes selling alongside cabins and custom homes and a 16-mile public trail system. The development agreement contemplates hundreds more homes over time, so treat future phases as plans until ground moves, and confirm what the managing structure maintains.
Infill near the grid core
Closer in, occasional new homes go up on infill lots inside or near the historic Main Street grid. These sit on full Kamas City spring-fed water and sewer, walkable to the schools, the clinic, and the ranger station, which keeps the build path simpler than anything out on acreage.
Custom homes on valley acreage
Beyond the grid, the hay meadows and horse property running toward Francis, Marion, and Oakley are where new construction means a one-off custom home on a bring-your-own-builder parcel with mountain views. This is well, septic, and water-share territory, so what serves the lot, and what conveys, decides whether and how it can be built.
View and ranchette lots
Larger lots oriented to the High Uintas or the Wasatch Back carry a view or acreage premium, and the view is the asset, so confirm exactly which range a lot frames and whether anything could be built to block it. These pair with the upper end of the market, so the diligence on water and access matters as much as the floor plan.
Down the valley: Francis
If production new construction at volume matters more than the Kamas address, the hub is clear that the multiple-plan subdivision activity in this valley is mostly in Francis, a few miles south on SR-32. Worth weighing honestly against staying in Kamas proper for the smaller-town feel and the in-town services.
Not the resort ring
A Kamas-addressed new build can actually sit across the line in a Wasatch County resort development with entirely different taxes, schools, and rules. Confirm the county and jurisdiction on the parcel record before you treat a new listing as an in-Kamas build, because it changes the homework completely.
Before you buy new: what to ask the builder
The lot, view, and acreage premium: the best lots, on a view, a corner, or bigger acreage, carry a premium over the base lot, and in Kamas the view premium can be real money. Ask what the premium is for the specific lot you want and whether it is negotiable.
Base price vs upgrades: the advertised price is rarely the finished number. Get the standard features list and the upgrade pricing in writing so you know what the home actually costs fully optioned, before the design center.
The build timeline and the winter: a to-be-built home runs on the builder's schedule, and at this elevation the calendar bends around winter, so timelines slip. Ask for the expected completion and what happens, in writing, if it moves.
Water, services, and annexation: in town you are on full Kamas City spring-fed services, but on a valley parcel confirm the culinary source, any water or irrigation shares that convey, septic feasibility, and the county and annexation status before you build. On acreage, water is a title question.
The warranty: new homes carry a builder warranty, and the terms vary. Confirm what is covered, for how long, and how a claim is handled before you sign, especially for the systems that take a real mountain winter.
Who represents you: the agent in the builder's or community's sales office works for the seller. The partner agent I connect you with reads the contract for your side, which as the buyer typically costs you nothing.
Want help choosing the right plan and the right lot?
Tell me your budget, the part of the Kamas Valley you like, and whether you want a spec home you can move into, a to-be-built you can pick the finishes on, or a custom on acreage with a view. I will connect you with a trusted Kamas-area partner agent for the on-the-ground work and stay on the file for the homework and the financing. I will walk the contract, the lot and view premium, the upgrade list, and on any valley parcel the water, septic, and annexation questions, on your side of the table.
Selling a newer or new-construction home in Kamas? The buyers reading this page are searching for exactly that. List it with the Kamas-area partner agent I connect you with, and your home gets featured across MovingUtah, on the pages they are already reading.
Quick answers
New construction shopping, answered.
Most of the genuinely new product is at High Star Ranch, the roughly 1,000-acre master-planned community on the north edge, where a new phase of luxury townhomes is selling alongside cabins and custom homes. Beyond that, new building is occasional infill near the historic grid and one-off custom homes on valley acreage. The hub also notes that the volume, multiple-plan subdivision activity in this valley is mostly in Francis, the next town south. Builder and plat names move quickly here, so the live listings above are the honest count, and a local partner agent can tell you which phases are actually open.
A spec home is already built or under way and you buy it largely as-is, sometimes with a few finish choices left. A to-be-built home lets you choose the plan, the lot, and the finishes, but it comes with a timeline and a lot premium, and at this elevation the build calendar bends around winter. Spec is the faster path with a known move-in; to-be-built gives you more control. Both turn up around Kamas, and the live listings above show what is currently on the MLS.
Often, but the answers come in a specific order. In town you are on full Kamas City spring-fed water and sewer, which keeps it simple. On valley acreage you first confirm the culinary water source, any irrigation or water shares and whether they convey, septic feasibility, and the county and annexation status, since a Kamas address can sit in the city, in unincorporated Summit County, or across the Wasatch line. Sort those, then have the design conversation. The all-listings page shows everything currently on the market in Kamas.
It is a good idea. The agent in the builder's or community's sales office represents the seller, not you, so having your own representation means someone is reading the contract, the warranty, and the lot terms for your side. As the buyer this typically costs you nothing. I will connect you with a Kamas-area partner agent for the on-the-ground walkthrough and stay on the file for the homework and the financing, so you have a second set of eyes who answers to you.
Many newer communities, the master-planned development in particular, are run by a managing association that maintains shared grounds, trails, and amenities and sets rules, and there are usually ongoing costs to budget for. The terms vary by community, so before you write an offer, get the recorded documents and the current cost in writing and read what the association actually covers and restricts. A local partner agent can pull those for the specific community you are looking at.
New construction moves between the MLS and the builders' or community's own sales offices, so no single feed shows everything, and Kamas is a small market where inventory can run lean some weeks. Tell me the part of the valley and the size you want and I will have the Kamas-area partner agent I work with track availability across both, tell you what is genuinely open, and flag new releases. Pair that with a pre-approval so you can move when the right lot or spec comes up.