What's Your Kamas Home Worth?
Get a free, no-obligation valuation of your Kamas home from a local expert — not an automated guess. We price it against the homes actually selling in your neighborhood right now.
- Comparable sales from your part of Kamas
- A price range and a strategy for your timeline
- A short call, video or in-person visit
- No obligation, no listing pressure
Request your Kamas home valuation
A local agent reviews it personally and sends your number — usually same day.
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Kamas home values right now
What Kamas homes are actually selling for
The quickest way to sanity-check any number you've seen for your house is to look at what the market is doing now. These figures come from closed sales in the MLS and refresh automatically.
12 residential sales closed in October 2026. Typical asking price today: $1,462,500. 114 homes for sale. Year-over-year compares October 2026 with the same month last year.
Are Kamas home prices dropping?
No. The median sale price is up about 34.1% from the same month a year ago. One month's median moves with whichever homes happened to sell, so read it as a direction, not a precise change for your home. Rising medians still don't lift every home equally, so your own comparable sales matter more than the citywide number.
Is Kamas a buyer's or seller's market?
With about 9.5 months of supply, the market leans toward buyers. Under about four months usually favors sellers; over six favors buyers. Homes are closing at about 94.3% of list price, so buyers are negotiating harder than they were. The citywide number hides a lot. A move-in-ready home in a popular neighborhood can still draw quick offers while a dated one nearby waits, and that gap is what a home-by-home analysis is for.
Median sale prices by neighborhood in Kamas
| Neighborhood | Median sale price | Homes sold | For sale now |
|---|---|---|---|
| Francis Commons | $487,000 | 20 | 2 |
| Tuhaye | $5,175,000 | 11 | 9 |
| Black Rock Ridge | $1,100,000 | 7 | 7 |
| Deer Mountain | $1,775,000 | 7 | 6 |
| High Star Ranch | $1,553,000 | 6 | 1 |
| Wildwood Reserve | $1,650,000 | 5 | 4 |
| Iroquois | $1,210,000 | 5 | 0 |
Closed residential sales over the last 12 months, from the MLS. Neighborhoods with fewer than five sales aren't shown. Area medians are a starting point, not an answer: two homes on the same street can sell far apart once size, lot, layout and condition are counted, and a median moves with whatever mix of homes happened to sell.
Selling a home in Kamas
Kamas is the small mountain town at the heart of the Kamas Valley, east of Park City and the gateway to the Mirror Lake Highway and the Uinta Mountains. The city itself has about 2,100 residents and has held steady, while the valley around it includes everything from in-town homes to ranch land, cabins and large luxury properties. Buyers come for open space, mountain views, a slower pace and a short reach to Park City and the Wasatch Back.
That range makes "Kamas" a tricky market to price. Many listings with a Kamas address are outside city limits, in Francis, Oakley or unincorporated Summit County, and some gated communities near Jordanelle carry Kamas addresses while sitting in another county. Each has its own rules for rentals, ADUs, animals and water, and the neighborhood table above mixes very different kinds of property.
A CMA from a local agent sorts out which jurisdiction your property is in, then matches it with the sales that truly compare, adjusting for land, water rights, views, outbuildings and condition.
From a person, not an algorithm
What you get with a free Kamas home valuation
A real comparative market analysis from a local agent, the same document we'd prepare for a client deciding whether to list.
Comparable sales
Recent closed sales and active listings near you in Kamas, pulled from the same MLS data an appraiser will use.
A price range and a strategy
A realistic range with the reasoning behind it, and the trade-off between pricing to sell quickly and testing the top of the range.
A short consult
Phone, video or in person, your pick. A conversation about your timeline and options, with no obligation to list.
The method
How we figure out what your Kamas home is worth
A comparative market analysis answers one question: what will a ready buyer pay for this home right now? It's the same way an appraiser will look at your home if the buyer finances the purchase.
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1
Pull the right closed sales
Utah is a non-disclosure state, so sale prices aren't in public records. We start with closed MLS sales, ideally from your own neighborhood in Kamas, from the last three to six months, and close to your home in size, age and style. In a slow pocket we look farther out or farther back, and we tell you when we did.
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2
Adjust for what's different
No comparable sale is identical. We adjust each one for living area, basement finish, lot, garage, views, age and updates. A comp with a brand-new kitchen sold for more than a home without one will, and we account for it.
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3
Read the competition
Closed sales show what happened. Active and pending listings show what a buyer will compare you with next weekend, and expired listings show the prices buyers turned down.
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4
Land on a range, then a strategy
You get a realistic price range, a likely sale price and an expected time on market. Then we talk through how to use it, so you know the trade-off before you decide.
Local factors
What moves home values in Kamas
National valuation tools treat a square foot the same everywhere. Buyers here don't. These are the details that most often separate two Kamas homes that look identical on paper.
City limits or the county
A Kamas mailing address doesn't mean a home is in Kamas city. Francis and Oakley are separate towns, and Marion, Woodland, Samak and other areas are unincorporated Summit County, each with different rules. Check the parcel's jurisdiction first; it changes what a buyer can do with the property.
Short-term rentals
Kamas city stopped issuing new short-term rental licenses in March 2025, and only rentals registered before the deadline can operate. In unincorporated Summit County, nightly rentals need a county license, and guest houses can't be rented short-term. A home can't be priced on nightly income without a confirmed license.
Land, water rights and wells
In the valley, acreage, irrigation shares and water rights carry real value, and many properties outside the city rely on wells and septic. Kamas city water is all culinary, with no pressurized secondary system, so larger in-town lots watered with city water cost more to keep green.
Horses and agricultural zoning
In Kamas' A-1 zone, with one-acre minimum lots, the animal-point system works out to roughly one horse per half acre, with barns and corrals set back from neighboring homes. County agricultural land follows county rules. See current horse properties.
ADUs
Kamas allows one accessory apartment, as a garage conversion, internal conversion or addition, on owner-occupied lots over 6,000 square feet, with Planning Commission approval and an extra parking space. It can't be used as a nightly rental.
Mountain access and winter
Being close to the Mirror Lake Highway, the Uintas and the Provo River adds appeal, but the highway closes each winter. Snow, driveway access, heating and roofs all matter to buyers here.
Second homes and taxes
Cabins, second homes and nightly rentals don't get Utah's 45% primary-residence exemption and are taxed on full value, and acreage beyond one acre is taxed at full value too. Buyers factor that into price.
Know which number you're looking at
Online estimate, CMA or appraisal?
You can get a number for your house in ten seconds from Zillow, Redfin or Realtor.com, and it's a fine place to start. Just know what's behind it. Automated estimates read public records and listing data, and here they often can't see what homes actually sold for. They also can't see your remodeled kitchen, your finished basement or the view from your back patio.
| Online estimate | CMA from a local agent | Appraisal | |
|---|---|---|---|
| Who prepares it | An algorithm | A licensed agent who knows the area | A licensed appraiser |
| What it sees | Public records and listing data | MLS sales, current competition, your home's condition and updates | Closed sales and an inspection of the home |
| Cost | Free | Free | Usually several hundred dollars |
| Turnaround | Instant | Usually within one business day | About a week or more |
| Best for | A rough idea | Deciding whether, when and at what price to sell | A mortgage, refinance, estate or legal matter |
One more number you'll see is the county assessor's market value on your valuation notice. It's set as of January 1 for tax purposes, and a primary residence is taxed on 55% of it because of Utah's 45% residential exemption. It's useful, but it isn't a sale price, so don't price your home from your tax notice.
Before you list
Getting the most for your Kamas home
The best return usually comes from the unglamorous work, not a rushed remodel.
- Service the HVAC. Inspectors look at the furnace and roof first in a snowy climate. A recent service record helps.
- Clean up the outside. Trimmed trees, fresh mulch or rock and working sprinklers are a cheap way to improve the first photo.
- Paint and light. Fresh neutral paint and bright bulbs do more for photos and showings than almost anything else at the same cost.
- Fix the small items now. Leaky faucets, cracked tile and worn caulking show up in inspection reports and turn into repair requests.
- Gather your paperwork. HOA documents, any solar agreement, warranties, permits for a finished basement or addition, and records of upgrades answer buyer questions before they turn into negotiation.
- Skip the big remodel. A new kitchen right before listing rarely pays back in full. We'll tell you which updates are worth it for your price range.
Not selling yet? Other good reasons to know your value
Plenty of the valuations we prepare are for owners who aren't listing at all. Knowing what your home would sell for helps when you're:
- • Considering a refinance or HELOC, so you know roughly how much equity you have before a lender orders an appraisal.
- • Deciding whether to sell or rent it out, by putting the likely sale price next to what the home could rent for.
- • Handling an estate, a divorce or a relocation, where everyone needs a realistic number. A court or lender will usually still require a formal appraisal.
- • Planning a move up or down, so you can see what you could afford next before you start shopping.
Kamas home value FAQs
How much is my Kamas property worth? +
Are home prices going down in Kamas? +
Can I run a short-term rental in Kamas? +
Is my home in Kamas city or Summit County? +
Can I keep horses in Kamas? +
Is an online estimate accurate for a Kamas property? +
Home values in nearby cities
Ready to know what your Kamas home is worth?
A local expert valuation beats any online estimate — and it's free.
Market figures are sourced from the Regional Multiple Listing Service and refreshed regularly; information is deemed reliable but not guaranteed and should be independently verified. A home valuation is an estimate, not an appraisal.