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Homes Under $500,000 in Kamas, Utah
Kamas sits at the mouth of the Uinta Mountains, about 40 minutes east of Salt Lake City and 15 minutes south of Park City, which makes it the value play for buyers priced out of Summit County. Under $500K here typically means a townhome or an older single-family home on a smaller in-town lot rather than the acreage properties Kamas Valley is known for — those tend to start well above that mark once you get into South Summit or the benches toward Marion and Oakley. You'll still find some manufactured and modular homes on owned land in this range, along with the occasional fixer needing updates on Main Street or in the older grid streets near Kamas Elementary. Winters are real here — this is South Summit School District country, snow-loaded and cold, with many properties on well water or septic if you're outside city limits.
Buyers drawn to this price point are usually commuters to Park City or Heber who want mountain access without Park City taxes and prices, or retirees downsizing out of bigger Wasatch Back homes. Inventory under $500K moves fast and isn't deep — Kamas is a small town, and this segment often gets absorbed by local buyers and Park City service-industry workers before it hits broader search sites. Browse the active listings below to see what's currently on the market.
August 2026 · Kamas market
Live from the Utah MLS — what's actually happening in Kamas right now.
Median sale
$1,200,000
9 closed in August 2026
Median DOM
90 days
listing → contract
Sale-to-list
93.6%
of final list price
Unsold inventory
129
active + pending
31 matching · page 2 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.