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Investment Properties for Sale in Kamas, Utah
Kamas sits at the mouth of the Uinta Mountains, seven miles from Park City's Old Town and a straight shot to Jordanelle Reservoir and the Mirror Lake Highway. That geography is exactly why investors keep circling this town: it captures Park City tourist and second-home overflow at a fraction of Summit County's Park City prices, while still sitting inside the same school district and 15-minute commute shed. Cabins, small-lot single-family homes, and a handful of duplexes here rent well to seasonal workers at the resorts, Uinta backcountry recreators headed up the canyon, and construction crews building out the Jordanelle's north side. Kamas City does allow short-term rentals in certain zones, unlike much of Park City proper, which has tightened its own STR rules — a real draw for buyers who got priced or regulated out of Summit County's resort core.
Inventory here is thinner than in Heber or Midway, so pricing runs a wide range depending on lot size, well vs. city water, and whether a property already carries an active STR license or long-term tenant. Winters bring real snow load and long driveways to plow, which matters for a rental's maintenance budget and turnover costs. Buyers should also check irrigation shares and outbuildings separately from the home value, since a lot of Kamas parcels were carved from old ranch ground and carry water rights that add real resale value. 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
29 matching · page 1 of 2
Active listings
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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.