Live Kamas listings, filtered
Single-story homes in Kamas.
Every home listed as one story on the Kamas market, fed straight from the MLS and sorted newest first, with a clear read on what main-level living really means in a ranch valley at roughly 6,700 feet under the Uintas.
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- Kamas, UT
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Want it narrower? Tell me your exact spec.
Newest first
The newest single-story listings.
Fed straight from the local MLS and filtered to homes listed as one story: new Kamas listings appear here as they list, and sold homes drop off. The read on what one level really means at this elevation is just below.
Buying here
Read the stories field, not just the front photo.
A Kamas rambler usually has a staircase down to finished or unfinished basement space, so the real living area often runs past the main floor. Tell me what finish level and floor plan you need and I will have the Kamas-area partner agent I connect you with confirm it before you tour.
Selling here
Selling a Kamas rambler?
The single-story form is common ground in this valley, and buyers on this page are searching for it directly. List it with the Kamas-area partner agent I connect you with and get it featured here.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What single-story homes mean in Kamas.
On a Utah listing sheet the word for a single-story home is rambler, what the rest of the country calls a ranch. It means the main living sits on one level, and in a working ranch valley like Kamas the form fits the land: older ramblers on town lots around the Main Street grid, newer one-level plans on the subdivision streets, and ranch houses spread out on acreage toward Francis, Marion, and Oakley. On a valley parcel a rambler can sit low and wide with the Uintas filling the east windows, which is a good part of why people want one here.
Here is the Kamas catch, and it is the opposite of a warm-weather slab market. At roughly 6,700 feet the frost line is deep and winter is a committed four-month affair, with about 97 inches of snow in a normal season, so foundations go down anyway and basements are the norm. That means a home listed as one story here almost always sits over a basement, with the bedrooms and living on the main level and finished or unfinished space below. So one story usually means one main level with a staircase down, not the whole house on a slab. Read the stories field and the floor plan rather than assume from the front photo.
A single-story is detached single-family, the same property type as the stacked two-story homes; the difference is stairs and how the space lays out. On an in-town lot a rambler spreads its square footage wide, while a two-story stacks it to leave more yard. If you want the whole picture before narrowing by layout, start with the all-listings page. Pricing tracks the market, which in Kamas means sorting out which Kamas first: in-town homes typically run in the low $600,000s, with ranch acreage and the High Star Ranch end above that.
The other Kamas-specific thing to settle is where the rambler sits. Inside the city you are on Kamas City water and sewer; a one-level home out on valley acreage may run on a private well and septic with irrigation shares, and the shares do not always convey. Confirm the county too, because a Kamas address can land in Summit County in town, in unincorporated county ground, or across the line in Wasatch County, each with different taxes and schools. Earlier in the process than show me listings? Start with the Kamas guide, and when a home below reads right, that is the moment to reach out.
What counts as single-story here
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Rambler over a basement: the common build in Kamas. One main level with the bedrooms and living up top and finished or unfinished space below grade. At this elevation the foundation goes deep anyway, so the staircase is real.
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True single-level: the whole house on one floor with no stairs down. It exists here, more often among older ramblers and some newer plans, but it is less common than the rambler-over-basement, so verify it on the listing.
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Walkout or daylight basement: on a sloped valley or fringe lot the lower level can open to grade with full windows and a mountain view, so a one-story listing can still live like two floors of usable space.
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Read the listing, not the photo: the stories field and the floor plan tell the truth. A split-level can look like a rambler from the street while it steps a half-flight each way.
The local map
Where the single-story homes actually are.
One-level homes turn up across the Kamas Valley, but they concentrate in a few patterns: the established Main Street grid, the newer subdivision streets, and the ranch acreage beyond the city limits. Treat these as orientation and confirm the county, water, and parcel details before you commit.
The Main Street grid
The pioneer-platted center holds older ramblers on town lots with mature trees, near the schools, the ranger station, and the soda fountain. Many are one main level over a finished basement on Kamas City services, and this is often the most attainable single-level stock in town. Older systems are worth dating.
Newer subdivision streets
Newer one-level plans fill in around the old townsite on city services, with younger roofs, furnaces, and panels than the historic core. Lots are tighter than the ranch ground, but the homes are the most standard one-level stock in town to finance.
Ranch acreage with Uinta views
Out past the grid toward Francis, Marion, and Oakley, ramblers on hay ground and horse property look straight at the Uintas. These are well, septic, and irrigation-share territory, so a one-level home here trades the city-services simplicity for land and a view, and what serves and conveys with the parcel decides its value.
High Star Ranch, the north edge
The master-planned community on the north edge mixes custom homes and cabins, and some single-level plans turn up among them alongside the new luxury townhomes. This is the premium end of in-town Kamas, so price it against the High Star comparables.
The sister towns, Francis and Oakley
Francis sits about three miles south and Oakley about five north, same valley and school district, with one-level homes on larger lots and more acreage. If the in-town rambler inventory runs thin, the same valley character is minutes away with the same rural water questions.
Mind the county line
Some one-level homes on a Kamas address actually sit across the line in Wasatch County resort country, not in the city at all. Beautiful homes, different taxes, schools, and services, so confirm which side of the line a rambler is on before you fall for the view.
Before you tour: what to actually check
Stories field vs. photos: a split-level photographs like a rambler from the street. Check the listing's stories count and the floor plan, not just the front shot.
Basement or not: common at this elevation, so confirm whether the square footage is all on the main level or includes a finished or unfinished lower floor.
Walkout vs. standard: on a sloped valley or fringe lot, see whether the lower level opens to grade with windows and a view or sits fully below. It changes the light and the use entirely.
In town or on a well: the Kamas question. A rambler inside the city is on Kamas City water and sewer; out in the valley it may be on a well and septic with irrigation shares, which changes the inspection and the loan.
Entry and thresholds: if a level, no-step entry matters to you, look at the porch, the garage step, and the doorways in person rather than guessing from the listing.
Winter access and snow load: a wide one-level roof catches a lot of Kamas snow. Ask about plowing on anything off the city grid, and have the roof and access checked for the real winter, not the listing-photo summer.
Want the single-story shortlist without the homework?
Tell me your budget, the part of the Kamas Valley you like, and whether you need true one-level with no stairs at all or simply everything on the main floor over a basement. I will connect you with a trusted Summit County partner agent for the on-the-ground work and stay on the file for the homework and the financing, with straight answers about the ones where a split-entry photographs like a rambler but does not live like one, and which lots are in town versus on a well.
Selling a single-story home in Kamas? The buyers reading this page want 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
Single-story shopping, answered.
On a Utah listing sheet the word you will see is rambler, the local name for a single-story home, what other markets call a ranch. It means the main living space sits on one level. The Kamas detail worth knowing is that basements are the norm at this elevation, so a single-story here usually sits over a basement, which means one main level with a staircase down rather than the whole house on a slab. Read the listing for the lower level and I am happy to read it with you.
Usually, yes. At roughly 6,700 feet the frost line is deep and winters are real, with about 97 inches of snow in a normal season, so foundations go down anyway and basements are common. On a sloped valley lot that basement may be a walkout that opens to grade with a Uinta view. If you want a true one-level home with no stairs at all, tell me and I will have the local agent filter for it.
Mostly in the older Main Street grid on town lots, and on the newer subdivision streets around the old townsite, both on Kamas City services. Ramblers also sit on ranch acreage out toward Francis, Marion, and Oakley, where wells, septic, and irrigation shares come into play. A few one-level homes on a Kamas address sit across the line in Wasatch County, so confirm the county on any listing. The live listings above are the honest count on any given week.
A single-story, or rambler, keeps the main living on one level, almost always over a basement in Kamas. A two-story stacks the bedrooms above the living and tends to fit more finished square footage on a smaller footprint, which leaves more yard on an in-town lot. Both are detached single-family, so the choice is about stairs and layout. The two-story page covers the stacked option, and the all-listings page shows both together.
One level can run a little more per square foot, because the roof and the foundation have to span a wider footprint than a two-story with the same square footage stacked. Whole-home prices depend on which Kamas you are pricing, since in-town homes typically run in the low $600,000s while ranch acreage and the High Star Ranch end sit above that, and ZIP-wide figures sweep in Wasatch County resort homes. The live listings above are the real answer on any given week, so price against in-town comparables rather than ZIP-wide averages.
Tell me the budget, the part of the valley, whether you want a true zero-step entry or just one main level over a basement, and whether the lot can be in town or on acreage, and I will connect you with a Summit County partner agent and flag matching listings as they go live. Pair that with a pre-approval and you can tour the good ones before the weekend crowd does.