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No HOA Homes for Sale in Kamas, Utah
Kamas sits in the South Summit valley about 20 minutes east of Park City, and it's one of the few places within easy reach of the Wasatch Back where no-HOA living is still the norm rather than the exception. Most of the older homes in town, along with acreage parcels out toward Marion, Oakley, Peoria, and Francis, were platted long before master-planned communities took over the region. That means buyers here can park an RV in the side yard, run a small hobby farm, build a detached shop, or keep horses on a few acres without answering to a board. For people priced out of Park City proper but unwilling to deal with monthly dues and architectural review, Kamas is the practical middle ground — roughly 15 miles from PCMR and 45 minutes to Salt Lake City via I-80.
Expect a wide range in this segment: 1970s ranchers on quarter-acre lots in town, newer custom builds on 2-5 acre parcels along Democrat Alley or Weber Canyon Road, and the occasional older farmhouse with water shares attached. Prices generally run from the mid $700s for in-town homes up past $3M for larger acreage with views of the Uintas. Winters are real here — Kamas sits at 6,500 feet and sees serious snow — so look closely at heating systems, well and septic condition, and snow-load roofing. Browse the active no-HOA 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
50 matching · page 1 of 3
Active listings
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Common questions
About no hoa homes in Kamas.
Why are no-HOA homes more common in Kamas than in Park City? ▾
Kamas grew up as a ranching and farming community, so most lots were subdivided decades before HOAs became standard. Park City, by contrast, is dominated by resort-era master-planned developments. If you want acreage, outbuildings, and no dues within commuting distance of the resorts, Kamas and the surrounding South Summit towns are usually where buyers land.
Can I keep horses or livestock on a no-HOA property in Kamas? ▾
On most parcels over an acre, yes — Summit County zoning in the Kamas Valley generally allows horses, chickens, and small livestock, and many properties already have loafing sheds or small barns. Always confirm the specific zoning (AG, RR, or similar) and check whether the parcel has irrigation water shares, which matter a lot for pasture.
Are there still water and septic considerations even without an HOA? ▾
Yes. Most properties outside Kamas city limits are on private wells and septic systems, and Summit County Health Department permits and inspections apply. Ask for recent well flow tests, water quality results, and septic pumping records during due diligence — these can be deal points on rural Kamas properties.
How does winter affect no-HOA homes here compared to managed communities? ▾
Without an HOA, snow removal on your driveway and private lane is on you. Kamas regularly gets 100+ inches of snow per season, so factor in a plow service or a tractor with a blade, and check whether the home has a heated garage, insulated outbuildings, and adequate roof pitch for snow load.
What's the price range for no-HOA homes in Kamas right now? ▾
In-town homes on smaller lots typically start in the mid $700s to low $900s. Once you move to 2-5 acre parcels with newer construction or Uinta views, prices commonly run $1.2M to $2.5M, and larger ranch-style holdings can exceed $3M. Inventory shifts quickly, so the active list below is the most accurate snapshot.
Can I build a shop, ADU, or guest house on a no-HOA Kamas property? ▾
Often yes, but it depends on lot size, zoning, and setbacks under Summit County or Kamas City code rather than an HOA. Detached shops and barns are common on rural parcels; ADUs and guest houses have more rules. Pull the parcel's zoning before writing an offer if outbuildings are part of your plan.