bds
|
ba
|
sqft
ac lot
|
car garage
|
|
Investment Properties for Sale in Kamas, Utah
Kamas sits at the gateway to the Uinta Mountains, about 15 minutes east of Park City and 45 minutes from Salt Lake International. That location is the whole investment thesis: it captures overflow demand from Park City's nightly rental market at a meaningfully lower entry price, while drawing year-round visitors heading to Mirror Lake Highway, Jordanelle Reservoir, and the Uintas for fishing, snowmobiling, and ATV trails. Summit County zoning is strict, and Kamas Valley is no exception — short-term rentals are tightly regulated and vary parcel by parcel, so the investment angle here leans more toward long-term rentals serving Park City's workforce, mid-term furnished rentals for traveling professionals at Park City Hospital, and appreciation plays on land and single-family homes near the new Mayflower/Deer Valley East Village expansion.
Price points in Kamas, Marion, Francis, and Oakley typically run from the mid $700s for older valley homes up past $2M for acreage parcels and newer builds in subdivisions like Hideout Canyon, Woodland, and the developments along SR-32. Cap rates on long-term rentals tend to be tighter than the Wasatch Front because of the Park City pricing halo, but the appreciation track record over the past decade has been strong, and rural water rights, horse property, and outbuildings add value most metro investors overlook. Before writing an offer, verify the specific parcel's short-term rental eligibility with Summit County and check whether the property is on culinary water or a private well. Browse the active listings below to see what's currently on the market.
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
24 matching · page 1 of 1
Active listings
Prefer the map?
See all 24 investment properties on a map
Pan around Kamas and refine by drawing your own boundary.
Common questions
About investment properties in Kamas.
Are short-term rentals allowed in Kamas? ▾
It depends entirely on the parcel. Summit County and Kamas City both regulate nightly rentals more tightly than Park City proper, and most residential zones in Kamas Valley do not permit STRs by right. A handful of subdivisions and condo projects are grandfathered or specifically zoned to allow them — always confirm with Summit County Community Development before assuming nightly rental income.
What kind of rental income can I expect from a long-term rental in Kamas? ▾
Single-family homes in Kamas, Oakley, and Francis typically rent for $2,800–$4,500/month depending on size, condition, and whether there's a shop or pasture. Demand is steady from Park City service-industry workers, ski resort staff, and remote professionals priced out of Old Town and Jeremy Ranch. Vacancy is generally low year-round.
Is Kamas a better appreciation play or cash-flow play? ▾
Honestly, appreciation. Cash flow is tight at current prices because rents haven't caught up to Park City-adjacent valuations. Investors who've done well here bought for land, location, and the spillover effect from Deer Valley's East Village expansion and the Jordanelle development pipeline.
Do investment properties in Kamas usually come with water rights? ▾
Many rural parcels do, especially those over an acre in Woodland, Marion, and Oakley. Water rights are valuable and not automatic — they're conveyed separately on the deed. Verify shares with the local irrigation company (Weber River, Provo River, or Kamas Valley) and check the state engineer's records before closing.
How far is Kamas from Park City and the ski resorts? ▾
Downtown Kamas is about 15 minutes to Park City's Main Street, 20 minutes to Deer Valley, and 25 to Park City Mountain base. The new Deer Valley East Village at Mayflower is roughly 15 minutes via SR-248. That proximity is why workforce rental demand stays strong even in shoulder seasons.
What should I check on rural Kamas properties beyond the standard inspection? ▾
Well and septic condition, water rights shares, irrigation ditch access, propane vs. natural gas (much of the valley is propane), road maintenance responsibilities in winter, and any HOA or CC&R restrictions on outbuildings, livestock, or rentals. Snow load and roof condition matter more here than on the Wasatch Front — the valley sees real winters.