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Homes Under $500,000 in Kamas, Utah
Kamas sits in the Wasatch Back at about 6,500 feet, fifteen minutes east of Park City on SR-248 and right at the mouth of the Mirror Lake Highway into the Uinta Mountains. It's a working ranch town turned bedroom community for Park City — the rodeo grounds are still active, the Kamas Foodtown is still the de facto meeting spot, and the school district (South Summit) is one of the reasons families settle here instead of paying Park City prices over the ridge. That said, "affordable" has shifted hard over the past five years. Land values in the Kamas Valley have roughly doubled since 2019, and single-family homes on acreage now routinely list above $800K, which makes anything under $500K worth a close look.
At this price point in Kamas, expect to see townhomes and condos rather than detached homes on land — newer attached product near Black Rock Mountain Resort, smaller in-town homes on modest lots in the original Kamas grid, or the occasional fixer in Marion or Oakley. Buyers in this range are usually first-time owners, Park City service-industry workers tired of renting, or downsizers who want mountain access without Deer Valley pricing. HOA dues, well-and-septic status, and snow load on older roofs matter more here than in valley markets, so read disclosures carefully. Browse the active listings below to see what's currently on the market under $500K in the Kamas Valley.
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
35 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.