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Homes Under $300,000 in Kamas, Utah
Finding a home under $300K in Kamas takes patience. The Kamas Valley sits at roughly 6,500 feet on the Wasatch Back, about 15 miles east of Park City, and prices here have climbed steadily as Summit County buyers priced out of Old Town and Jeremy Ranch started looking east toward Oakley, Marion, Francis, and Woodland. The valley's small-town pace, South Summit School District, and direct access to the Mirror Lake Highway and the Uinta Mountains have made it one of the more in-demand rural pockets in northern Utah, which means most single-family homes on their own land trade well above this price point.
What does show up under $300K in Kamas is usually a manufactured home in one of the local mobile home communities, an older cabin needing work, a condo or townhome share, or occasionally a small buildable lot. Buyers shopping this range should be ready to move quickly when something hits the market, and should pay close attention to land ownership versus lot rent, water shares, and septic versus sewer — those details swing the real cost of ownership more than the sticker price does. An agent who works South Summit regularly can flag which listings are genuinely livable and which are priced low for a reason. Browse the active listings below to see what's currently available in and around Kamas.
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
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.