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Homes Under $500,000 in Kamas, Utah
Kamas sits at the mouth of the Uinta Mountains, about 40 minutes from Park City and under an hour from Salt Lake City, which makes it one of the few spots in Summit and Wasatch County where a buyer can still land a home under $500K. That price point here usually means a townhome or condo in the Kamas Valley, an older ranch-style home on a smaller in-town lot, or a manufactured home on owned land rather than the sprawling equestrian properties Kamas is known for. Ranches and new construction with acreage have mostly pushed north of $600K-700K as Park City overflow buyers moved into the valley over the last several years, so anything under $500K tends to move fast and needs a quick showing schedule.
Winters here are real — Kamas sits at roughly 6,500 feet and gets meaningful snow load, so heating type, roof age, and driveway grading matter more than they would in the Salt Lake valley. Many of the sub-$500K listings are older builds from the 1970s-1990s, which can mean lower property taxes but also older mechanicals worth budgeting for. Commuters to Park City resorts, Jordanelle-area jobs, or the Kamas School District find this price range attractive because it's one of the last ways to buy into the corridor without a Park City price tag. Browse the active listings below to see what's currently on the market.
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
33 matching · page 1 of 2
Active listings
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Common questions
About homes under $500k in Kamas.
What kind of homes can I actually get in Kamas under $500K? ▾
Realistically, expect townhomes and condos in developments like Black Rock Ridge, older in-town homes on smaller lots in Kamas or Francis, and manufactured homes on land in Marion or Woodland. Single-family homes on acreage are rare at this price — most sit between $700K and $1.5M+. Building lots in Samak occasionally fall under $500K if you're planning to build later.
How quickly do sub-$500K listings sell in Kamas? ▾
Fast. The Kamas Valley has limited inventory overall, and the under-$500K segment is the thinnest slice. Well-priced townhomes and condos often go under contract within a week or two, sometimes with multiple offers. Being pre-approved and ready to tour same-day is worth the effort here.
Is Kamas a reasonable commute to Park City or Salt Lake? ▾
Park City is 20-25 minutes via SR-248, and Deer Valley's East Village expansion has shortened that further for resort workers. Salt Lake City is about an hour via I-80 in good weather, longer during winter storms over Parley's Summit. Many Kamas residents work in Park City and choose this area specifically for the price gap.
What should I budget beyond the purchase price? ▾
Kamas sits at roughly 6,500 feet, so winter heating runs higher than along the Wasatch Front — propane is common in outlying areas, natural gas in town. Snow removal, whether DIY equipment or a service contract, is a real line item. Property taxes in Summit County are reasonable, but HOA fees on townhomes in Black Rock Ridge and similar communities typically run $200-$400/month.
Are there condos or townhomes specifically targeting this price range? ▾
Yes — Black Rock Ridge has been the main source of attainable attached housing in Kamas, with townhomes that have traded in the $400Ks in recent cycles. Some units in Francis and smaller projects along SR-32 also fit. Availability shifts month to month, so checking active listings is the only reliable way to see what's currently in range.
What schools serve Kamas, and how do they rate? ▾
South Summit School District covers Kamas, Francis, Oakley, and Woodland, with South Summit High School in town. The district consistently scores above state averages and is one of the reasons families pick Kamas over cheaper options in Wasatch or Summit County's north end. Class sizes are small compared to Wasatch Front districts.