Summit County · Kamas Valley / Eastern Summit County
Oakley Real Estate
Last updated: July 2026 · Market data from the Wasatch Front Regional MLS
Oakley is a small working-ranch town in the Weber River valley, about 15 minutes north of Kamas and roughly 40 minutes from Park City. It is one of the last corners of Summit County where keeping horses on your own land is the norm rather than the exception, with agricultural zoning, water rights that still trade with many parcels, and lots that run from an acre to well over forty. The famous Oakley Rodeo each July says everything about the town's character.
Oakley Market Snapshot
As of June 2026, the typical home in Oakley sells for about $625,000 (2026 year-to-date median, all home types). Prices are cooling year over year in a balanced market.
Typical sale, 2026 year-to-date
Market conditions, June 2026
Source: UtahRealEstate.com / RapidStats MLS data. Median figures are all residential property types (single-family, townhouse, and condo), 2026 year-to-date; market-condition figures reflect June 2026. Data deemed reliable but not guaranteed. Market data powered by zoomUTAH.com.
One important distinction: the market figures shown here reflect typical sale prices, not appreciation. In a small market where a single large ranch sale can swing the numbers, the median tells you very little about what any one property is worth. We look at both the headline figure and true acreage comps for your specific parcel.
What your money buys in Oakley
Smaller homes on modest lots, including some in the town core, the more attainable entry into Oakley.
Homes on a few acres with room for horses or a shop, a common Oakley profile.
Larger acreage and improved horse or hobby ranches with pasture and outbuildings.
Premium ranches with substantial acreage, Weber River frontage, ponds, and water rights.
Your Oakley Expert
I am Kris Bowen, a licensed real estate broker with LPT Realty, with 23 years in Utah real estate and more than 1,000 closings across the Wasatch Front and Wasatch Back. Oakley is acreage and water country, and pricing it right takes someone who understands how land, water rights, and agricultural zoning move value, not just square footage. I walk these parcels in person before I advise. Call or text me at 801-999-8005, or start a home search at zoomUTAH.com.
Kris Bowen, Real Estate Broker, LPT Realty
“My home had been on the market for over 9 months with very few showings. I decided not to renew my listing when I was contacted by Kris. What a difference. The house sold for the full listing price within 30 days, and Kris and his team were diligent in making sure that all steps to closing were completed on time. I have sold several homes through the years and Kris is a high bar.”
Stephanie Pedroza
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Buying a Home in Oakley
Oakley is acreage country, and that changes how you buy. The value of a property here is tied as much to its land, water rights, and zoning as to the house itself, and those are exactly the things that are hard to judge from a listing. An extra parcel of pasture, a set of usable water shares, or agricultural zoning that protects a barn and arena can matter more than square footage.
I help buyers confirm acreage, water, well and septic, and what the zoning actually allows before they write, and I price each property against genuinely comparable ranch and acreage sales rather than a town-wide average that would be meaningless here.
Search all Oakley homes for sale →
New to the area? Start with our Utah buyer’s guide and relocating to Utah resources.
Selling a Home in Oakley
Oakley draws a specific buyer, one who wants land, water, and the freedom to keep animals, and reaching that buyer means showing a property's agricultural strengths clearly: acreage, water rights, pasture, outbuildings, and river or canyon access. Pricing has to reflect those features, because they, far more than a citywide median, drive value here.
I price Oakley properties against real, in-person comps and position them to the buyer most likely to value what makes the parcel special.
Get my free home value analysis →
New Construction in Oakley
New construction in Oakley is limited and mostly takes the form of custom homes built on acreage rather than subdivision product. If you are building or buying new on a rural parcel, well and septic, water rights, access, and the builder contract all deserve their own representation, and the builder typically pays the buyer's agent. I can help you weigh a custom build against the existing acreage homes on the market.
Relocating to Oakley?
Buying from out of state, made simple
Relocating to Oakley usually means buying land as much as a house, and that is hard to evaluate from out of state. I help relocating buyers understand acreage, water rights, zoning, and well and septic remotely, tour efficiently once they arrive, and line up a trusted local lender who understands rural and acreage financing. Call or text 801-999-8005 and search homes at zoomUTAH.com.
See our relocating-to-Utah guide →- Video tours before you ever land
- Neighborhood & school guidance, remote
- Trusted local lender introductions
- Timed to your move, not a rush
Featured Oakley Communities
The areas buyers ask about most. Oakley has more, so tell us what you are looking for and we will point you to the right fit.
Oakley town core
The small historic center of town near the rodeo grounds and city park, with older established homes on a range of lot sizes close to services.
Weber River corridor
Coveted parcels along and near the Weber River, some with river frontage, ponds, and prime pasture, where the largest and most sought-after ranch properties tend to be.
Weber Canyon
Rural and recreation-oriented land up the canyon toward the Uintas, a mix of cabins, larger acreage, and mountain settings east of town.
Larger-acreage and horse-property pockets
Working and hobby ranch parcels throughout the valley, many carrying water rights and agricultural zoning that protects barns, arenas, and pasture turnout.
Best Oakley neighborhood for…
Matching what you want most to where it lives in Oakley.
- Horse property and acreage The larger-lot pockets and valley parcels throughout town
- River frontage and pasture The Weber River corridor
- Attainable town homes The Oakley town core
- Cabins and mountain recreation Up Weber Canyon toward the Uintas
- Working or hobby ranch Parcels with agricultural zoning and water rights
Oakley Schools
Oakley is part of the South Summit School District, and its students attend the district's schools in nearby Kamas, feeding into South Summit High School.
High schools
- South Summit High School (Kamas)
Middle / junior high
- South Summit Middle School (Kamas)
Elementary
- South Summit Elementary School (Kamas)
Which high school feeds where
| Area of Oakley | Typically feeds |
|---|---|
| PreK-4 (Oakley and the Kamas Valley) | South Summit Elementary School (Kamas) |
| Middle grades | South Summit Middle School (Kamas) |
| High school | South Summit High School (Kamas) |
Boundaries shift as the area grows. Always confirm your exact address on the official district boundary map.
South Summit Elementary, South Summit Middle, and South Summit High School are all located in Kamas, a short drive from Oakley. Because the district covers several towns, confirm the assigned schools for a specific address before you rely on them.
Living in Oakley
Beyond the market numbers, here is what day-to-day life and the cost of owning look like. Tap any section to open it.
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What is Oakley known for?
Oakley is known for its working-ranch character and the Oakley Rodeo, held each July at a modern 6,000-seat arena and recreation complex. It is a place where the Weber River runs through town, neighbors keep horses, and 4-H and the county fair are part of the calendar. -
Can I keep horses and livestock in Oakley?
Yes, and it is one of the main reasons buyers come here. Lot sizes typically run from about one acre to forty or more, water rights still trade with many parcels, and the town's agricultural zoning protects barns, arenas, loafing sheds, and pasture in a way that closer-in Wasatch Back communities no longer do. Verifying acreage, water, and zoning for a specific property is essential. -
What are the commutes and drive times like?
Kamas is about 15 minutes south, Park City is roughly 40 minutes, and Coalville and Interstate 80 are a short drive north. Salt Lake City and its airport are around an hour. Oakley suits buyers who want a rural, agricultural setting and do not mind a drive for resort amenities and bigger-city services. -
What kind of properties trade in Oakley?
Everything from modest homes on town lots to substantial ranches with river frontage, ponds, and pasture. Because parcels vary so widely in size, water, and improvements, two Oakley listings can be worlds apart in value, so accurate, property-specific comps are critical.
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What is my Oakley home worth?
A data-backed valuation priced from in-person comps on your street, not a citywide average.
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Frequently asked questions
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Is Oakley a good place for horse or ranch property?
Yes. Oakley is one of the last true working-ranch corners of Summit County, with agricultural zoning, lots from roughly one to forty-plus acres, and water rights that still trade with many parcels. It is a top choice in the greater Park City area for buyers who want to keep animals on their own land.
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What school district is Oakley in?
Oakley is in the South Summit School District. Students attend South Summit Elementary, Middle, and High School in nearby Kamas. Confirm your address with the district, since boundaries can change.
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How far is Oakley from Park City?
About 40 minutes by car, and roughly 15 minutes from Kamas. Oakley trades quick resort access for a rural, agricultural setting and more land.
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Does the Weber River run through Oakley?
Yes. The Weber River winds through the valley, and river-frontage parcels with pasture and ponds are among the most sought-after ranch properties in town.
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Are Oakley homes expensive?
Oakley is more attainable than in-town Park City for a basic home, but large acreage and river-frontage ranches can reach well into the millions. Value depends heavily on acreage, water rights, and improvements, so each property has to be judged on its own.
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What is the Oakley Rodeo?
A long-running July rodeo that is central to the town's identity, held at a modern arena and recreation complex. It reflects the agricultural, community-oriented culture that defines Oakley.
Oakley Real Estate
Buying or selling in Oakley?
Whether you want to search homes or find out what yours is worth, the Kris Bowen Real Estate Group works this city every week. Reach out and we will run the in-person comps, with data on your side.
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