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Homes Under $300,000 in Kamas, Utah
Kamas sits at the mouth of the Kamas Valley, a few minutes from the Uinta National Forest and about twenty minutes from Park City's ski resorts, which makes it easy to assume nothing here comes cheap. Homes under $300K do exist, but they're a specific slice of the market: older single-level homes on smaller in-town lots near Main Street and Center Street, manufactured or modular homes on owned land out toward Marion and Peoa, and the occasional condo or townhome in the older complexes rather than new construction. Kamas itself is a working agricultural town rather than a resort enclave, so pricing hasn't fully chased Park City's numbers, but Summit County land-use rules, well and septic requirements outside city limits, and winter access on higher rural roads all factor into what actually qualifies at this price point.
Buyers drawn to this range are typically looking for a foothold in the Kamas Valley without paying Park City or Jeremy Ranch prices — commuters working in Heber or Salt Lake, seasonal workers at the resorts, or retirees who want quiet and mountain views without the country-club price tag. Expect smaller square footage, homes needing some updating, and lots that may be under a quarter acre in town versus larger unimproved parcels farther out. Inventory under $300K turns over fast when it appears, since Summit County overall skews well above this number. Browse the active listings below to see what's currently on the market in this price range.
August 2026 · Kamas market
Live from the Utah MLS — what's actually happening in Kamas right now.
Median sale
$1,200,000
9 closed in August 2026
Median DOM
90 days
listing → contract
Sale-to-list
93.6%
of final list price
Unsold inventory
129
active + pending
20 matching · page 1 of 1
Active listings
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Common questions
About homes under $300k in Kamas.
Are there actually single-family homes under $300K in Kamas? ▾
Traditional stick-built homes on their own lot are rare at this price in Kamas. When something does appear under $300K, it's usually a manufactured home, a small cabin in the Woodland or Francis area, a condo, or a fractional/shared ownership property. Land alone in South Summit often lists above $250K, which sets the floor.
What kinds of properties show up most often below $300K here? ▾
Vacant residential lots, manufactured homes (sometimes on leased land), cabins along the Mirror Lake Highway corridor, and the occasional condo share. If acreage and a permanent foundation matter to you, expect to stretch the budget closer to $500K or look at fixer-style properties in Coalville or Wanship instead.
Is leased land common in this price range, and does it matter? ▾
Yes — several manufactured-home communities in the Kamas Valley sit on leased ground, which keeps purchase prices lower but adds a monthly lot rent and limits financing options. Most conventional lenders won't loan on leased-land manufactured homes, so buyers often pay cash or use chattel loans. Always read the lease terms before writing an offer.
How are Kamas schools, since I'd still be in the South Summit district? ▾
Kamas, Oakley, Marion, Francis, and Woodland all feed into South Summit School District — South Summit Elementary, Middle, and High School, all located in Kamas itself. The district is small (under 2,000 students total) and consistently rated well, which is part of why values stay strong even at the entry level.
Can I build on a sub-$300K lot, or are there catches? ▾
Sometimes, but verify utilities before you buy. Many affordable lots in the area need a well, septic system, and power run from the road, which can add $50K–$100K+ to your build cost. Water rights and culinary water connections are the biggest variables — confirm with Summit County and the relevant water company before closing.
How fast does inventory move at this price point in Kamas? ▾
Quickly. Because so few properties list under $300K in the 84036 area, the ones that do often go under contract within days, especially in spring and summer. Setting up an instant MLS alert and being pre-approved (or having cash verified) is the practical way to compete.