Living in Kamas, UT: Your Questions Answered by a Local Realtor

Kamas, UT is where the Wasatch Back meets the Uinta Mountains. It's a small town of about 2,100 people at 6,690 feet. State Route 32 runs down Main Street, State Route 248 heads west to Park City, and the Mirror Lake Highway starts its climb into the high country right from Center Street. People move here for room to breathe: horse property, a real Main Street, and the Uintas in their backyard.

I'm Brooke Bailey, a Realtor who lives up the road in Coalville, where we keep our horses. These are the questions buyers ask me most about  living in Kamas.

What do homes cost in Kamas, UT?

It depends a lot on which part of the Kamas Valley you mean. The Park City Board of Realtors put the 12-month median single-family sale price in the Kamas Valley at $795,000 for the year ending June 30, 2026. The median condo sale was $485,000 in the second quarter of 2026.

Asking prices run higher, because Tuhaye, Victory Ranch and High Star Ranch all carry Kamas addresses. The median list price for Kamas addresses was $1,144,500 in October 2026. Here's what that looked like on the ground that month:

• A two-bedroom condo on South Main listed at $324,000
• In-town houses and townhomes listed from about $570,000 to $800,000
• Horse properties of 2 to 5 acres in Marion and the south valley listed between $1.5 million and $2 million
• Homes in Tuhaye started around $3.25 million

Is the Kamas market going up or down?

Right now it's really two markets. For the year ending June 30, 2026, the Park City Board of Realtors reported the Kamas Valley single-family median down 22%, even though second-quarter sales rose to 22 from 19 the year before. Land went the other way. Fifty-two lots sold in those 12 months, and the second-quarter median lot price was $812,500. Redfin showed a median of 95 days on market in August 2026, with homes selling about 5% under list price. For buyers, that means more time to decide and more room to negotiate than Kamas has offered in years.

What are the best neighborhoods in Kamas?

"Best" depends on how you want to live. Here's how I break down the Kamas area:

• In town (Kamas city limits): Older homes on real lots, newer townhomes near the schools, and the best value in the valley. You can walk to Main Street, the library and the South Summit campus.
• High Star Ranch: Newer homes and ranch cabins with about 16 miles of mountain bike trails, guided horseback rides and concerts at the DeJoria Center. Thorn Creek at High Star Ranch had new single-level homes listed from about $1.6 million in October 2026.
• Francis: Just south of Kamas, with Wild Willow (which has shared equestrian facilities), Hart Crossing (new homes listed from about $1.2 million to $1.7 million in October 2026) and Francis Commons (Ivory Homes townhomes from $514,055).
• Marion and the south valley: Ranch and horse property on acreage.
• Woodland, Samak and Kamas East: Cabin country up the Provo River corridor. Prices run lower, but some roads are seasonal, so I confirm year-round access before anyone writes an offer.
• Tuhaye and Victory Ranch: Private golf and resort communities for luxury and second-home buyers.
• The Jordanelle side: Deer Mountain, Black Rock Ridge and Hideout sit above Jordanelle Reservoir. Some homes here have Kamas mailing addresses but sit in Wasatch County, which changes your school district and your county services.

Buyers also ask me about Beaver Creek at Kamas, Webster Estates and Garff Ranches. Every one of these areas has its own rules on HOAs, water and animals, so we go through them home by home.

Is Kamas good for horses and acreage?

Yes, if the zoning and the water work. Inside Kamas city limits, the code uses a point system: a horse counts as 40 points, and you get 50 points for every half acre used for animals. So plan on one horse per half acre and two per acre. Outside city limits, Summit County zoning applies instead. High Star Ranch and Wild Willow in Francis both have shared equestrian facilities if you don't want to build your own barn.

I keep horses myself, so on any horse property I check irrigation shares, wells, fencing and trailer access before anything else.

Is there new construction in Kamas?

Yes. Besides Thorn Creek at High Star Ranch, Hart Crossing and Francis Commons, more is on the way. Francis finalized the 55-lot Burton Ranch annexation in December 2025, and Kamas approved Kamas Meadows, eight 5-acre lots off State Route 248, in May 2023.

What is the cost of living in Kamas, UT?

Housing is the big number. After that, property taxes in Kamas are some of the friendliest in the region. Utah taxes a primary residence on 55% of its market value, because the state exempts 45% of the value of the home you live in (on up to one acre). A second home is taxed on 100% of market value, which matters to a lot of Kamas Valley buyers. Ownwell's 2026 data puts the median effective property tax rate in Kamas at 0.34% and the median annual bill at $2,197.

If you're buying five acres or more that's actively farmed, the land may qualify for greenbelt assessment, which lowers the taxable value. I check greenbelt status before you write an offer.

What are the schools like in Kamas?

Kamas is the home of the South Summit School District. South Summit Elementary (preschool–4), South Summit Middle (5–8) and South Summit High (9–12) are all in town, a few blocks apart. Homes on the Jordanelle side may be in the Wasatch County School District instead. For every school, open enrollment dates and how to check a specific address, read my Best Schools in Kamas, UT parent's guide.

What is the commute like from Kamas?

In normal conditions, here's what I plan on from downtown Kamas:

• Oakley: 8 to 10 minutes up State Route 32
• Park City Main Street: 25 to 30 minutes
• Kimball Junction: 25 to 30 minutes
• Heber City: 25 to 30 minutes
• Downtown Salt Lake City: 50 to 60 minutes

You don't have to drive, either. High Valley Transit's 102 bus runs six trips a day each way between the Francis Town Offices, the Kamas Park and Ride, and Park City's Old Town Transit Center.

What is there to do outdoors in Kamas?

This is why most people move here.

• The Mirror Lake Highway (State Route 150): It starts in Kamas and runs about 55 miles over the Uintas to the Wyoming line. At Bald Mountain Pass it reaches 10,715 feet, the highest paved road in Utah. It closes to cars in winter, and the closed stretch becomes a snowmobile route.
• The Kamas Ranger Station: At 50 East Center Street, it's the place to grab maps and trail advice and buy the recreation pass you need to park at picnic areas, campgrounds and trailheads along the Mirror Lake Scenic Byway.
• High Star Ranch: About 16 miles of mountain bike trails, plus guided horseback rides.
• Jordanelle State Park's Rock Cliff area: On the east side of Jordanelle Reservoir, with river and reservoir access, a small boat ramp, a campground, a nature center and boardwalks over the wetlands.
• The Provo River: It runs right past Woodland, Francis and the south end of the valley, so fly fishing is part of everyday life here.

What is there to do in town?

Kamas keeps it simple and friendly. The South Summit Aquatic and Fitness Center is in town, and so is the Summit County Library branch at 110 North Main Street. Every July, Fiesta Days brings a rodeo, a demolition derby and a parade down Main Street. Most of the shops, diners and the Ranger Station are on Main Street or a block off it.

What's the weather like in Kamas?

It's a true mountain valley. The NOAA weather station in Kamas averages January highs around 35°F with lows around 15°F, July highs around 85°F, and close to 100 inches of snow a year. Plan on a good snowblower, four-wheel drive, and summer evenings cool enough to want a jacket.

Thinking about moving to Kamas, UT?

I'm Brooke Bailey with Equity Real Estate - Advantage. I help buyers find their place in Kamas and sellers get their homes and land sold, from in-town homes near the schools to horse property in Marion and cabins up Weber Canyon and the Provo River. Call or text me at 801-875-8742, email brooke@utahhomeselevated.com, or learn more about me. You can also browse homes for sale in Kamas, UT.

Market figures are from the Park City Board of Realtors, Redfin and active listings as of October 2026, and are deemed reliable but not guaranteed.