Kamas

The Park City Board of Realtors put the 12-month median for a single-family home in the Kamas Valley at $795,000 for the year ending June 30, 2026, and the median condo sale at $485,000 in the second quarter of 2026. Asking prices run higher: the median list price for Kamas addresses was $1,144,500 in October 2026, because Tuhaye, Victory Ranch, and High Star Ranch carry Kamas addresses too. In October 2026, in-town houses and townhomes were listed from about $570,000 to $800,000.

Here are the facts. All three South Summit School District schools are in town: South Summit Elementary (PK-4), South Summit Middle (5-8), and South Summit High (9-12). The 2020 Census counted 2,092 residents and 713 households in Kamas, and 43.5% of those households had children under 18. In town you also have the South Summit Aquatic and Fitness Center, the Summit County Library branch at 110 N Main Street, and Fiesta Days every July.

In normal conditions I plan on 25 to 30 minutes to Park City Main Street, 25 to 30 to Kimball Junction, 25 to 30 to Heber City, and 50 to 60 to downtown Salt Lake City. Oakley is 8 to 10 minutes up State Route 32. 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.

Utah taxes a primary residence on 55% of its market value, because the state exempts 45% for 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 rate in Kamas at 0.34% and the median annual bill at $2,197. Land of five acres or more in active agricultural use can qualify for greenbelt assessment, and I check that status before you write an offer.

Yes. In October 2026, Thorn Creek at High Star Ranch had new single-level homes listed from about $1.6 million. In Francis, Ivory Homes had townhomes at Francis Commons from $514,055 and Hart Crossing had new homes from about $1.2 million to $1.7 million. More is coming: 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.

In town. In October 2026, a two-bedroom condo on South Main was listed at $324,000 and a three-bedroom townhome near the schools at $569,500, while homes in Tuhaye started around $3.25 million. If you want land, horse properties of 2 to 5 acres in Marion and the south valley were listed between $1.5 million and $2 million in October 2026. Cabin areas like Samak and Kamas East cost less, but some have seasonal access only, so I confirm year-round access first.

It is two markets. For the year ending June 30, 2026, the Park City Board of Realtors reported the Kamas Valley single-family median down 22% to $795,000, even as second-quarter sales rose to 22 from 19 the year before. Land went the other way: 52 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.

Usually, if the zoning and the water work. Inside Kamas city limits the code uses a point system: a horse is 40 points and you get 50 points per 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, and High Star Ranch and Wild Willow in Francis have shared equestrian facilities. I keep horses myself in Coalville, so I check irrigation shares, wells, fencing, and trailer access first. Call or text me at 801-875-8742.