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Assumable Homes for Sale in Kamas, Utah
Kamas sits in a wide ranching valley on the back side of the Wasatch, twenty minutes east of Park City and a straight shot to the Uinta Mountains via the Mirror Lake Highway. Buyers who land here tend to want a few things at once: room to keep horses or a shop, access to South Summit schools, and a drive to Park City lifts that takes less than half an hour. Assumable mortgages have become a real tool in this market because a meaningful share of current Kamas owners bought between 2020 and 2022 and locked in FHA or VA loans in the 2.5%–4% range. Taking over one of those notes can mean a payment several hundred dollars a month lower than financing the same house at today's rates.
The tradeoff is cash. Kamas median sale prices generally run from the high $700s for older valley homes up past $2M for newer builds in Hideout, Tuhaye, and the Wohali area, so the spread between a seller's remaining loan balance and the purchase price is usually large. That means assumptions tend to work best for buyers rolling equity out of another sale or pairing the assumed first with a second mortgage. Loan servicers also have to approve the new borrower, so timelines run longer than a standard purchase. Browse the active assumable listings below to see which Kamas homes currently carry a loan worth taking over.
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
1 matching · page 1 of 1
Active listings
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Common questions
About assumable homes in Kamas.
What does it mean to buy a home with an assumable loan in Kamas? ▾
It means you take over the seller's existing mortgage at their original interest rate, term, and balance instead of getting a new loan at today's rates. With many Kamas sellers holding FHA or VA loans locked in at 2.5%–4%, assuming that note can save a buyer hundreds of dollars a month versus a fresh 7% conventional loan. You still bring cash to cover the gap between the loan balance and the purchase price.
Are assumable mortgages common on Kamas listings? ▾
They're a small slice of the market but more visible than they were a few years ago. Kamas saw heavy buying activity in 2020–2022 when rates were low, so a meaningful number of current owners hold sub-4% FHA and VA loans that are technically assumable. Inventory turns over quickly, so the count of active assumable listings in the Kamas Valley shifts week to week.
Which loan types are assumable on homes here? ▾
FHA, VA, and USDA loans are assumable with lender approval. Conventional loans backed by Fannie Mae or Freddie Mac generally are not. On Kamas properties, FHA assumptions are the most common since loan limits cover most non-luxury homes in town, while VA assumptions show up on properties owned by veterans who bought during PCS moves to Hill AFB or out-of-state duty stations.
Do I have to be a veteran to assume a VA loan in Kamas? ▾
No. Any qualified buyer can assume a VA loan, but if you're not a veteran using your own entitlement, the seller's VA entitlement stays tied up until the loan is paid off. That matters to the seller more than to you, but it can affect negotiations. Lender approval and credit/income qualification are still required either way.
How much cash do I need to bring to an assumption on a Kamas home? ▾
You need to cover the difference between the seller's remaining loan balance and the agreed purchase price, plus closing costs. On a $850,000 Kamas home with a $420,000 loan balance, that's roughly $430,000 down unless you secure a second mortgage to bridge the gap. This is why assumable deals favor buyers with strong equity from a previous sale.
What's the lifestyle pitch for Kamas itself? ▾
Kamas sits in the Kamas Valley at about 6,500 feet, 20 minutes from Park City and 45 minutes from Salt Lake City via I-80 and SR-248. It's the gateway to the Uinta Mountains and Mirror Lake Highway, with working ranches, the Kamas rodeo, and South Summit schools that draw families who want acreage and elbow room without giving up Park City amenities. Winters are cold and snowy, summers are mild and dry.