Summit County · Kamas Valley / Wasatch Back
Kamas Real Estate
Last updated: July 2026 · Market data from the Wasatch Front Regional MLS
Kamas is the "Gateway to the Uintas," a ranch-and-valley town just east of Park City at the foot of the Uinta Mountains. It trades the resort-town price tag for open valley views, larger lots, and a genuine small-town main street, while still sitting a short drive from Park City's jobs and amenities. That combination has made the Kamas Valley one of the more attainable ways into the Wasatch Back for buyers who want space and mountain access.
Kamas Market Snapshot
As of June 2026, the typical home in Kamas sells for about $635,450 (2026 year-to-date median, all home types). Prices are cooling year over year in a buyer's 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 valley with a wide mix of homes and acreage, a shift in the median can simply reflect which type of property happened to sell, not a change in any one home's value. We look at both the headline number and the trend for your specific area and property type.
What your money buys in Kamas
Townhomes and smaller single-family homes, including some older homes in the town core, the more attainable entry into the valley.
Most mid-size single-family homes in the town core, Francis, and newer subdivisions such as High Star Ranch.
Larger newer homes and acreage or horse property around Marion and the valley edges.
Large ranch estates, gated Wolf Creek Ranch parcels, and premium acreage properties.
Your Kamas 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. The Kamas Valley is one of my favorite places to help buyers, because it is where budget and mountain living actually meet, and because getting the acreage, water, and zoning right takes someone who works this valley in person. Call or text me at 801-999-8005, or start a home search at zoomUTAH.com.
Kris Bowen, Real Estate Broker, LPT Realty
“I hired Kris to handle the disposition of a partnership asset (residential home). Our group lives outside of Utah and we needed a Realtor who understood the special considerations relative to us being a landlord. This presented special challenges that Kris had to help us navigate, which he did effortlessly and with diligence. Kris was best in class. World class service delivered.”
Joel Moyes
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Buying a Home in Kamas
Kamas draws buyers who want the Wasatch Back lifestyle with more space and a friendlier price than in-town Park City. The catch is that the valley is unusually varied: an older home on a town lot, a newer High Star Ranch build, a horse property in Marion, and a cabin up toward Woodland are all Kamas Valley homes with very different values and very different day-to-day realities.
Acreage, water rights, and zoning for animals or outbuildings are common considerations here and are easy to misread from a listing. I help buyers confirm what a parcel actually allows and price it against genuinely comparable sales, so you buy the property you think you are buying.
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New to the area? Start with our Utah buyer’s guide and relocating to Utah resources.
Selling a Home in Kamas
Well-priced Kamas homes attract buyers who have been priced out of Park City proper or who specifically want valley living and land. Pricing has to reflect your specific property, because lot size, water, and location within the valley move value dramatically from a town lot to a Marion acreage parcel.
Presentation and correct pricing in the first couple of weeks protect your net, especially as buyers compare your home against Park City alternatives just up the road. I price against real, in-person comps rather than a blended valley average.
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New Construction in Kamas
New construction in the Kamas Valley is meaningful but more modest than Park City's, concentrated in master-planned and subdivision settings such as High Star Ranch and newer neighborhoods in Francis, along with custom homes on acreage. Builder contracts, upgrade and lot decisions, and well and septic considerations on rural parcels all deserve their own representation, and the builder typically pays the buyer's agent. I can compare available new homes and lots against resale options so you see the full picture.
Relocating to Kamas?
Buying from out of state, made simple
Relocating to the Kamas Valley, often for Park City work or the outdoor lifestyle, means choices most newcomers do not see from out of state: a town-core home, a newer subdivision build, or acreage with room for animals, each with different taxes, water, and commutes. I help relocating buyers weigh those trade-offs remotely, tour efficiently once they arrive, and line up a trusted local lender. 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 Kamas Communities
The areas buyers ask about most. Kamas has more, so tell us what you are looking for and we will point you to the right fit.
Kamas town core
The historic grid at the center of the valley, with older established homes on a range of lot sizes close to Main Street, the elementary and high schools, and everyday services.
High Star Ranch
A well-known master-planned community north of town with subdivisions such as Thorn Creek, North Meadow, and Village, a community park with ponds and summer concerts, and a mix of newer homes and townhomes.
Marion
An unincorporated area just north of Kamas along the highway toward Oakley, known for larger lots, pasture, and horse property in the open valley.
Francis
A small town at the south end of the valley, more attainable than Park City with newer subdivisions and single-family homes on generous lots.
Woodland & Wolf Creek Ranch area
Rural and cabin country up the South Fork toward the mountains, including the gated Wolf Creek Ranch, where parcels run large and the setting is heavily treed.
Samak & Kamas East
Cabin and mountain-home pockets east of town along the Mirror Lake Highway, popular for recreation access into the Uintas.
Best Kamas neighborhood for…
Matching what you want most to where it lives in Kamas.
- Attainable entry to the Wasatch Back The Kamas town core and Francis
- Newer subdivision homes High Star Ranch and Francis
- Acreage and horse property Marion and the valley edges
- Cabins and mountain recreation Woodland, Samak, and Kamas East
- Uinta Mountains access The Mirror Lake Highway corridor east of town
Kamas Schools
Kamas is the hub of the South Summit School District, home to South Summit High School along with the district's middle and elementary schools.
High schools
Middle / junior high
Elementary
Which high school feeds where
| Area of Kamas | Typically feeds |
|---|---|
| PreK-4 (Kamas Valley) | South Summit Elementary School |
| Middle grades | South Summit Middle School |
| High school | South Summit High School |
Boundaries shift as the area grows. Always confirm your exact address on the official district boundary map.
South Summit Elementary serves the valley's youngest students, feeding into South Summit Middle School and South Summit High School in Kamas. Because the district covers several towns, always confirm the assigned schools for a specific address before you rely on them.
Living in Kamas
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 Kamas known for?
Kamas is the Gateway to the Uintas, the jumping-off point for the Mirror Lake Highway and the High Uintas Wilderness. It keeps a working ranch-and-valley character, with open pasture, a small historic main street, and easy access to fishing, camping, and trails, all while sitting close to Park City. -
How is Kamas more attainable than Park City?
The Kamas Valley generally offers more home and land per dollar than in-town Park City, which is why so many Wasatch Back buyers look here. You trade ski-in ski-out convenience for a 20 to 30 minute drive, and in return you often get a larger lot, valley views, and room for animals or a shop. -
What are the commutes and drive times like?
Park City is roughly 20 to 30 minutes west, Oakley is about 15 minutes north, and Heber City is a similar drive south over Browns Canyon. Salt Lake City and its airport are about an hour, mostly via Interstate 80. Kamas works well for people who commute into Park City for work or recreation but want a quieter valley to come home to. -
Can I keep horses or have acreage in Kamas?
Yes. Much of the valley, especially around Marion, Francis, and the town's edges, supports larger lots, pasture, and horse property, with water rights attached to many parcels. If land and animals are part of your plan, I help you check zoning, water, and acreage carefully before you write.
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What is my Kamas 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 Kamas cheaper than Park City?
Generally yes. The Kamas Valley is one of the more attainable ways into the Wasatch Back, typically offering more home and land per dollar than in-town Park City in exchange for a 20 to 30 minute drive. That said, larger ranch and acreage properties can still reach well into the millions.
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What school district serves Kamas?
Kamas is in the South Summit School District, which serves the whole Kamas Valley from its campuses in Kamas: South Summit Elementary, South Summit Middle, and South Summit High School. Confirm your address with the district, since boundaries can change.
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How far is Kamas from Park City?
About 20 to 30 minutes by car, depending on the neighborhood and conditions. That proximity is a big part of the appeal for buyers who want Park City access without the in-town price.
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What kind of homes are in the Kamas Valley?
A wide mix, from older homes in the town core and newer subdivision homes in Francis and High Star Ranch to acreage and horse property around Marion and cabins up toward Woodland and Samak. Lot sizes and styles vary a lot, so comps matter.
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Is Kamas a good place for outdoor recreation?
Very much so. As the Gateway to the Uintas, it offers direct access to the Mirror Lake Highway, alpine lakes, fishing, camping, and trails, plus it is close to Park City's resorts and trail systems.
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Can I find acreage or horse property near Kamas?
Yes. The valley is one of the better places in the greater Park City area to find larger lots and horse property, particularly around Marion, Francis, and the open ground north of town. Verify zoning and water rights for any specific parcel.
Nearby Summit County Cities
Kamas Real Estate
Buying or selling in Kamas?
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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