Live Kamas listings, filtered
Two-story homes in Kamas.
Every home listed with a second floor on the Kamas market, fed straight from the MLS and sorted newest first, with a clear read on living up for the Uinta and valley views and why a two-story stacks more house onto a town lot at this altitude.
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Want it narrower? Tell me your exact spec.
Newest first
The newest two-story listings.
Fed straight from the local MLS and filtered to homes listed with two stories: new Kamas listings appear here as they list, and sold homes drop off. The read on what a two-story really gives you in this mountain valley is just below.
Buying here
Count the basement, not just the two floors.
A Kamas two-story often adds a finished or unfinished basement below the main and upper levels, so the real usable space can run well past the listed two stories. Tell me your space needs and I will have the Kamas-area partner agent I connect you with confirm the finish level and flag a match.
Selling here
Selling a two-story home in Kamas?
Buyers on this page are searching for that stacked layout directly, especially with a finished lower level included. List it with the Kamas-area partner agent I connect you with and get it featured on the page they are reading.
If the grid looks thin on a given day, that is the real Kamas market, not a glitch: this is a small mountain town with often just a handful of homes for sale at a time, so any one floor plan can run lean in a given week. Tell me what you are after and I will have the Summit County partner agent I work with flag the next two-story the morning it lists.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
The local read
What two-story homes mean in Kamas.
In Kamas a two-story is mostly the newer form. The historic pioneer-platted grid around Main Street leans toward older single-level homes on town lots, and the basement is the longtime way Kamas buyers added space underground at this elevation. The two-story is more what the newer subdivision streets and the custom homes carry, the shape that lets a house stand tall on a town lot or face the Uintas from an upper floor. Where the lot is wide and rural, ranchers still build low and spread out, but in town the two-story stacks the square footage up instead of out.
Here is the space-per-lot math that makes a two-story worth a look. Kamas sits near 6,700 feet with a committed winter, so foundations go deep and a finished or finishable basement comes with the territory. Stack a two-story plan on top of that basement and you are often looking at three usable levels under one roof: the main, the bedrooms up top, and the lower level. You pay for one foundation footprint and one roof but stand to use three floors, which leaves more of an in-town lot as yard. There is also a view dividend, because an upper floor or a bonus room over the garage can clear the fence line and put the Uintas or the valley in the windows. If you want everything on one level instead, the single-story page is the better filter.
The trade-off is the stairs, and it is worth being honest about. A two-story puts the bedrooms a flight up and the basement a flight down, so daily living runs vertical, and the snow shoveling is the same either way. The other thing to weigh is era and water. The newer subdivision and custom two-stories carry younger roofs, furnaces, and panels than the older grid-core homes, which is a real plus, but where the lot sits still decides the homework. Inside the city you are on Kamas City water and sewer; out on valley acreage a two-story may sit on a private well and septic with irrigation shares, which changes the inspection and the financing path. The wider market, grid-core and edge alike, is on the all-listings page.
Whole-home prices in Kamas depend entirely on which Kamas you are pricing, since in-town homes typically run in the low $600,000s while the High Star Ranch end and ranch acreage sit above that, and ZIP-wide figures sweep in Wasatch County resort homes that are not in the city at all. The newest two-story stock and the new luxury townhomes tend to cluster at High Star Ranch on the north edge, so cross-check the new construction page if a build interests you. Earlier in the process than show me listings? Start with the Kamas guide for the full picture, and when a home below reads right, that is the moment to reach out.
What you are really buying in a two-story
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Often three levels, not two: with a deep-frost-line basement common here, a Kamas two-story is frequently main plus upper plus lower level. Count the basement when you compare price per finished foot against a single-level home.
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Bedrooms up top, and a view: the standard plan stacks most or all of the bedrooms upstairs, with the living on the main. An upper floor can also clear the fence line and put the Uintas or the valley in the windows.
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More the newer-build form: most two-story stock sits on the newer subdivision streets and among the custom homes, so it generally carries younger roofs, furnaces, and panels than the older Main Street grid homes.
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Basement: finished or framed: the lower level may be fully finished, partly done, or unfinished and waiting. It changes the usable square footage and the price, so confirm what is actually complete rather than counting the listing total as livable.
The local map
Where the two-story homes actually are.
Two-story homes turn up across the Kamas Valley, but the volume clusters in a clear pattern, read by era and by which Kamas you are in: the newer subdivision streets and High Star Ranch where they are common, the historic grid where they are the exception, and the valley acreage where a two-story sits on its own water. Here is where to look.
Newer subdivision streets
The newer streets filling in around the old townsite are where much of the in-town two-story stock sits, on Kamas City services with the youngest systems in town. Lots are tighter than the ranch ground, and the stacked floor plan leaves more of the lot as yard, which is the practical draw on an in-town parcel.
High Star Ranch, the north edge
The roughly 1,000-acre master-planned community on the north edge carries custom homes and a new phase of luxury townhomes, much of it two or more stories, with a 16-mile trail system. This is the premium end of in-town Kamas and where most of the new construction actually lives, so price it against the High Star comparables and pull current plat and build status.
Main Street and the historic grid
The pioneer-platted core leans toward older single-level homes on town lots, but two-story homes surface here too, usually as updated older homes or infill near the schools and the soda fountain. These trade lot maturity and a walk to everything for older bones, so inspect the systems, not the charm.
Ranch acreage with Uinta views
Beyond the city grid toward Francis, Marion, and Oakley, some two-story homes stand on hay ground and horse property with the Uintas to the east. This is well, septic, and irrigation-share territory, and the shares do not always convey, so what serves the parcel and what comes with it decide its real value, lot by lot.
The sister towns, Francis and Oakley
Francis about three miles south is the valley's fast-growing corner and Oakley sits about five miles north, both same valley and school district, with newer two-story homes on larger lots. If the in-town Kamas inventory runs thin, the same valley character is minutes away with the same rural water questions.
Mind the county line
Some two-story homes on a Kamas address actually sit across the line in Wasatch County resort developments, not in the city at all, with different taxes, schools, and services. Beautiful homes and big views, but separate homework, so confirm which side of the line a listing is on before you price it.
Before you tour: what to actually check
Which county and city: the Kamas question first. Confirm whether the parcel is inside city limits in Summit County, unincorporated county, or across the line in Wasatch County, because taxes, schools, and services all change with it.
Basement finish level: fully finished, partly done, or unfinished changes the real usable square footage and the price. Confirm what is complete rather than counting the listing's total footage as livable.
Bedroom split: most two-stories stack the bedrooms upstairs, but some put a primary or a guest room on the main. Check the plan if you need a main-floor bedroom.
Stairs and daily flow: walk the stairs to the upper floor and down to the basement in person. Daily living runs vertical in a two-story, and the railing, rise, and turn matter more than they read on paper.
Water source and services: inside the city you are on Kamas City water and sewer. On valley acreage, confirm in writing the culinary water source, any irrigation shares that convey, and the septic status before you write the offer.
Winter access and snow load: ask about plowing on anything off the city grid, and remember nightly rentals are not a permitted use inside city limits, so do not build a two-story purchase around short-term income there.
Want the two-story shortlist without the homework?
Tell me your budget, the part of the Kamas Valley you like, and how many finished levels you actually need, whether that is a main and upper or a full three floors with a finished 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. You get a local who knows the streets and a second set of eyes who answers to you.
Selling a two-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
Two-story shopping, answered.
They are more the newer form here. The historic pioneer-platted grid around Main Street leans toward older single-level homes on town lots, while the two-story is more what the newer subdivision streets and the custom homes carry, including much of High Star Ranch on the north edge. On wide rural acreage ranchers still build low and spread out, but in town the two-story is the shape that stacks the square footage up and leaves more of the lot as yard.
Often, on a price-per-finished-foot basis. Because Kamas sits near 6,700 feet with a deep frost line, a basement comes with most homes, and stacking a two-story on top of that basement gives you three usable levels under one foundation and one roof. A single-level home spreads the same square footage across a wider footprint, so the roof and foundation cost more per foot. The two-story also tends to capture more of the Uinta and valley view from an upper floor, with stairs as the trade-off. The single-story page covers the one-level option.
Usually, yes. The high elevation and deep frost line mean foundations go down anyway, so basements are common and a two-story is frequently three levels: main, upper, and a lower level that may be finished, partly done, or unfinished. Confirm the basement's finish level on the listing, because it drives both the usable square footage and the price. I am happy to read the floor plan with you.
Mostly on the newer subdivision streets in town and at High Star Ranch, the roughly 1,000-acre master-planned community on the north edge, where a new phase of luxury townhomes and custom homes is the bulk of the genuinely new product. That is also where the active building sits, so cross-check the new construction page. If the in-town inventory runs thin, the sister town of Francis just south is the valley's fast-growing corner. The live listings above are the honest count on any given week.
It depends on where the parcel sits. Inside Kamas city limits, even a valley-edge two-story is typically on Kamas City water and sewer, with Rocky Mountain Power for electricity. Out on rural acreage beyond the grid, a two-story may sit on a private well and septic, sometimes with irrigation shares that do not always convey, rather than city culinary water. That changes the inspection, the financing, and the ongoing cost, so confirm the water source and what conveys before you write the offer on any acreage parcel. You can also browse the wider market on the all-listings page.
Tell me the budget, the part of the valley, and how many finished levels you need, and I will connect you with a Summit County partner agent and flag matching listings as they go live. Because this is a thin market with often just a handful of homes for sale at a time, getting the call early is most of the battle. Pair that with a pre-approval so you can tour the good ones before the weekend crowd does.