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5+ Bedroom Homes for Sale in Kamas, Utah
Kamas sits in the wide, ranch-lined valley just east of Park City, and it's one of the few Wasatch Back towns where you can still find 5+ bedroom homes on real acreage without paying Deer Valley prices. Buyers shopping this size typically fall into two camps: families relocating from out of state who want room for kids plus visiting grandparents, and second-home owners who host extended family during ski season and summer reunions. The inventory reflects that — expect to see large primary residences in Kamas town, Oakley, Marion, and Francis alongside trophy properties in Victory Ranch, Tuhaye, and along the Upper Provo and Weber Rivers. Floor plans here tend toward walkout basements with bunk rooms, detached casitas, and oversized mudrooms built for ski gear and fly rods.
Climate and location shape what a 5-bedroom home actually does for you in Kamas. Summers are mild at 6,500 feet, winters bring real snow (the Mirror Lake Highway closes seasonally just past town), and you're 15 minutes to Park City Mountain, 30 to Deer Valley's new East Village, and under an hour to the Salt Lake airport. That makes larger homes here genuinely usable year-round rather than seasonal-only. South Summit schools are well-regarded for families committing full time, and the ag-zoned land around town keeps the valley feel intact even as new construction picks up. Browse the active 5+ bedroom 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
29 matching · page 2 of 2
Active listings
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Common questions
About 5+ bedroom homes in Kamas.
Why are 5+ bedroom homes common in the Kamas area? ▾
The Kamas Valley draws families building primary residences on acreage and second-home buyers who need room for extended family visiting from out of state. Subdivisions like Hideout Canyon, Tuhaye, Victory Ranch, and the custom builds along Democrat Alley and Woodland Road frequently come in at 5,000+ square feet with bedroom counts to match. Land parcels are larger here than in Park City proper, so builders have room to spread out floor plans.
What's the price range for a 5-bedroom home in Kamas right now? ▾
Entry-level 5-bedroom homes on smaller lots in Kamas town or Marion start around the high $900s to low $1.2M range. Once you move into Victory Ranch, Tuhaye, or larger acreage along the Upper Provo or Weber River, 5+ bedroom properties routinely run $3M to $8M+ depending on finishes, views, and water rights. Check the active listings below for current pricing.
How far is Kamas from Park City and Salt Lake City? ▾
Kamas sits about 15 minutes east of Park City via SR-248 and roughly 45 minutes to an hour from Salt Lake City International Airport, depending on canyon traffic. That proximity is a big reason larger homes here appeal to families who want space and Wasatch Back lifestyle without paying Park City Old Town prices.
Do larger Kamas homes typically include guest quarters or ADUs? ▾
Many do. Detached casitas, bunk rooms over oversized garages, and walkout basements with separate entries are common in the 5+ bedroom inventory, particularly in Woodland, Francis, and the ranch communities. South Summit County zoning generally allows accessory dwellings on larger lots, though rules vary by subdivision and HOA.
What school district serves Kamas? ▾
Kamas is part of the South Summit School District, which covers Kamas, Marion, Oakley, Francis, and Woodland. South Summit High School and the elementary/middle schools sit right in town and consistently rank well, which matters to families buying larger primary homes here rather than using the property as a second residence.
Are 5+ bedroom Kamas homes mostly second homes or full-time residences? ▾
It's a real mix. Properties in Victory Ranch and Tuhaye skew toward second-home and short-term-rental ownership, while homes in Kamas town, Oakley, Marion, and Francis lean toward full-time families. Acreage properties along the rivers often serve as legacy ranches or multi-generational compounds.