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3 Bedroom 2 Bathroom Homes for Sale in Kamas, Utah
Kamas sits at the mouth of the Uinta Mountains about 20 minutes east of Park City, and the 3-bed, 2-bath layout is the workhorse of this valley. It covers everything from older ranchers on a half-acre in town, to newer builds in Hideout and Jeremy Ranch overflow developments, to cabins in Samak and Marion that families use as primary residences thanks to South Summit School District. Most buyers in this size range are either downsizing from larger Wasatch Front homes, relocating for Park City jobs without paying Park City prices, or picking up a four-season base camp near the Mirror Lake Highway and the Weber River. Expect to see a wide price spread — entry-level homes in Kamas proper can land in the high $600s, while newer construction on acreage or anything with Uinta views routinely clears $1M.
The 3/2 footprint works well here because lots tend to be generous (quarter-acre to multi-acre is normal outside the town grid), so a smaller house often comes with a real shop, a horse setup, or room for an ADU down the road. Winters are genuinely cold — Kamas averages around 6,200 feet and gets real snow — so pay attention to heating systems, insulation, and whether the driveway is plowable. Summer makes up for it with cool nights and fast access to Smith and Morehouse, the Provo River, and the Uintas. Browse the active 3-bed, 2-bath listings below to see what's currently on the market in Kamas and the surrounding South Summit communities.
May 2026 · Kamas market
Live from the Utah MLS — what's actually happening in Kamas right now.
Median sale
$753,700
13 closed in May 2026
Median DOM
17 days
listing → contract
Sale-to-list
97.5%
of final list price
Unsold inventory
96
active + pending
90 matching · page 2 of 4
Active listings
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Common questions
About 3 bed 2 bath homes in Kamas.
What's the typical price range for a 3-bed, 2-bath home in Kamas? ▾
Older homes in town and modest cabins in Marion or Samak generally start in the high $500s to low $700s. Newer construction, anything on usable acreage, or homes with Uinta or Jordanelle views typically run $800K to $1.2M. Condition, lot size, and water rights move the number more than square footage does here.
Is Kamas a good fit for buyers priced out of Park City? ▾
Yes — that's a large share of the current buyer pool. You're roughly 20 minutes to Park City's Quinn's Junction and 25 to Main Street, with no resort-area price premium. South Summit schools are well-regarded, and commuters get a quieter, more rural lifestyle without giving up Park City access.
Do 3/2 homes in Kamas usually come with land? ▾
Often, yes. Outside the town grid in Marion, Francis, Woodland, and Samak, even smaller homes frequently sit on a half-acre to several acres. In-town Kamas lots are tighter — quarter-acre is common — but still generous compared to Wasatch Front standards.
What should I check on a Kamas home before making an offer? ▾
Heating source and efficiency matter at this elevation — propane, natural gas availability, and wood-stove backups all show up in this market. Also confirm water (culinary connection vs. well), septic vs. sewer, and whether the road is county-maintained and plowed in winter. Irrigation shares are worth asking about on any property with pasture.
Are short-term rentals allowed on Kamas properties? ▾
It depends on the specific zone and HOA. Kamas City and unincorporated Summit County both regulate nightly rentals, and most residential neighborhoods do not permit them. Some cabin areas near Woodland and Hideout are friendlier to nightly use — verify with the city or county before counting on rental income.
How long does inventory in this size range typically sit? ▾
It varies seasonally. Spring and early summer move quickly, especially anything well-priced under $800K, while winter listings can sit 60-90 days as out-of-area buyers wait for better road conditions to tour. Well-priced homes with land and views still tend to draw multiple offers.