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55+ Community Homes for Sale in Kamas, Utah
Kamas sits in the Upper Provo River Valley about 25 minutes east of Park City and roughly an hour from Salt Lake International. It's high country — elevation 6,500 feet, real winters with snow on the ground from December through March, and cool summer evenings even when the valley hits the 80s. For buyers 55 and over, the appeal here is a quieter pace than Park City proper, lower price points than Deer Valley or Promontory, and quick access to the Mirror Lake Highway, the Jordanelle, and the Uinta National Forest. Active-adult shoppers tend to land in Kamas for the same reasons retirees pick Heber or Midway: small-town feel, real Main Street, and mountain access without resort-town traffic.
True deed-restricted 55+ communities are limited in the Kamas Valley — most age-qualified product sits closer to Heber, Midway, and the Jordanelle corridor at developments like Red Ledges or the Crossings. That said, Kamas does have single-level patio homes, townhomes, and lower-maintenance builds in subdivisions like Kamas Meadows and along the SR-32 corridor that draw a strong retiree and second-home buyer pool, even when they aren't officially age-restricted. Inventory turns slowly up here, so the active list changes week to week. Browse the current listings below to see what's on the market right now, and reach out if you'd like us to flag age-qualified options in nearby Heber and Midway as well.
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
2 matching · page 1 of 1
Active listings
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Common questions
About 55+ community homes in Kamas.
Are there true 55+ age-restricted communities in Kamas? ▾
Deed-restricted 55+ developments are rare in Kamas itself. Most age-qualified product in the Wasatch Back is concentrated in Heber and Midway — places like Red Ledges' age-targeted sections and similar single-level neighborhoods. Kamas tends to attract older buyers through low-maintenance patio homes and townhomes that aren't formally age-restricted.
What does a single-level home in Kamas typically cost? ▾
Pricing moves with the Park City market. Single-level homes and patio-style builds in the Kamas Valley generally run from the high $700s into the $1.5M range depending on lot size, finishes, and views. Newer builds with main-floor primary suites tend to sit at the upper end.
Is Kamas a practical place to retire given the winters? ▾
It depends on how you feel about snow. Kamas gets real winter — plowing, ice, and 20-degree mornings are normal from December through February. Retirees who stay year-round usually want a home with a heated garage, low-maintenance landscaping, and good south-facing exposure. Many treat it as a spring-through-fall residence and head south in January and February.
How far is healthcare from Kamas? ▾
Heber Valley Hospital is about 15 minutes south, and Park City Hospital (Intermountain) is roughly 20 minutes west. Specialty care at University of Utah Health or Intermountain Medical Center in Murray is about an hour via I-80, weather permitting.
Are HOA dues common in Kamas retiree-friendly neighborhoods? ▾
They vary widely. Townhome and patio-home projects in and around Kamas typically run $200–$500 per month covering exterior maintenance, snow removal, and common areas. Single-family homes on larger lots often have no HOA or very modest dues. Always check what's included before assuming snow removal is covered — it matters a lot up here.
What do active-adult buyers do for recreation in Kamas? ▾
The Mirror Lake Highway, Jordanelle Reservoir, and Provo River are all within 15 minutes for fishing, paddling, and easy hiking. Park City's golf courses, restaurants, and Sundance venues are a short drive. Wasatch Mountain State Park and Soldier Hollow's cross-country trails sit just over the hill in Midway.