Homes Under $300,000 in Kamas, Utah
Kamas sits at about 6,500 feet at the mouth of the Provo River canyon, on the eastern side of the Wasatch in Summit County, and it is one of the few places in the county where a sub-$300K purchase is still talked about. Median prices in Summit County run well above $1 million, and Kamas itself typically sits in the mid-$600Ks to $700Ks. That means homes under $300K here are rare and usually fall into a few categories: older single-level homes on village lots, manufactured or mobile homes on owned land, small cabins, condos or townhomes, and the occasional fixer needing real work.
What you get for the money is a small-town setting. Main Street has a diner, a hardware store, and Friday night high school football for the South Summit School District. Park City is about 25 minutes away via SR-248 or Highway 40, and Salt Lake International Airport is roughly 55 to 65 minutes. Winters are real, with deep snow and cold overnight lows, so look closely at roof condition, heating type, well or municipal water, and septic. Some properties are in unincorporated areas, which changes utilities and road maintenance. Inventory at this price point turns quickly, so it helps to know your financing before you tour. Browse the active listings below to see what's currently on the market.
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Active listings
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Utah MLS data · updated Nov 6, 2026
Kamas homes under $300K by the numbers
Today's listings plus closed sales recorded in the MLS, each home counted once. Medians, not averages, so one outlier can't skew them.
- For sale now
- 0
- none active today
- Asking-price range
- —
- too few recent sales to report a median
- Price per sq ft
- —
- median of active listings
- Days on market
- — days
- median, listing to contract
Homes under $300K by neighborhood
Closed sales over the last 24 months, plus what's listed today. Click a name for that neighborhood's page.
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- Sold (24 mo)
- 6
- Median sale
- $235,000
- Typical size
- 664 sq ft
- Built
- 1976
- HOA / mo
- $22
- For sale now
- 0
Median sale is shown only where at least 5 homes sold. HOA dues are the median monthly fee (yearly dues divided by 12) and can change, so confirm the amount and what it covers with the association. "Built" is the median year built.
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.