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Homes Under $300,000 in Kamas, Utah
Kamas sits at the entrance to the Uinta Mountains and the Mirror Lake Highway, ten minutes from Jordanelle Reservoir and about twenty-five from the lifts at Deer Valley — which makes anything under $300K here a genuinely different animal than the same number in Salt Lake County. At this price point in Kamas proper you're mostly looking at older single-family homes on smaller in-town lots, manufactured and modular homes on owned land, townhomes, or the occasional fixer that needs work but sits on a real parcel rather than a postage-stamp lot. Summit County's overall market has pushed well past these numbers for anything newer or ski-adjacent, so sub-$300K inventory in this valley moves fast and tends to be older Kamas City or South Summit School District homes built before the Jordanelle boom reshaped pricing here in the 2000s.
Buyers chasing this range are usually trading square footage or finish quality for land, a short commute to Park City or Heber for work, and access to the Uintas for fishing, hunting, and snowmobiling without paying resort-town premiums. Expect basements that need finishing, older furnaces and roofs, and lots that may back up to agricultural ground or irrigation ditches common to this farming valley. Winters are colder and snowier than the Wasatch Front — Kamas sits at roughly 6,500 feet — so factor in heating costs and driveway snow removal when you're penciling out a budget this tight. Browse the active listings below to see what's currently on the market in this range.
July 2026 · Kamas market
Live from the Utah MLS — what's actually happening in Kamas right now.
Median sale
$475,000
7 closed in July 2026
Median DOM
36 days
listing → contract
Sale-to-list
97.9%
of final list price
Unsold inventory
126
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.