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Single Story Homes for Sale in Kamas, Utah
Kamas sits at about 6,500 feet in the Upper Provo River Valley, a 20-minute drive from Park City and the gateway to the Mirror Lake Highway. Single-story homes make a lot of sense up here for practical reasons: winters bring real snow loads, icy steps are a hazard most of the year, and a lot of buyers are either retirees downsizing from larger Wasatch Back houses or families who want kids and grandparents on the same level. Ranch-style and rambler floor plans dominate the older parts of town along Main Street and Marion, while newer single-level builds are showing up in subdivisions like Hi Country Estates, Forest Meadow, and out toward Woodland and Francis.
Lot sizes in Kamas tend to run larger than what you'd find in Park City proper — half-acre and full-acre parcels are common, and properties zoned for horses or a couple of outbuildings aren't unusual. That makes single-level living especially appealing when you want a shop, barn, or RV garage you can walk straight out to without stairs. Pricing on one-level homes generally starts in the high $700s for older in-town ramblers and climbs well past $2M for custom builds on acreage with Uinta views. South Summit schools, quick access to the Jordanelle and Rockport reservoirs, and a 45-minute commute to the Salt Lake airport round out the appeal. Browse the active single-story listings below to see what's currently on the market in Kamas and the surrounding 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
21 matching · page 1 of 1
Active listings
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Common questions
About single story homes in Kamas.
Why are single-story homes popular in Kamas? ▾
Heavy snow, long winters, and an older retiree population shifting over from Park City all push demand toward one-level living. No icy stairs, easier roof and gutter access, and simpler aging-in-place layouts are the main practical reasons. Younger families also like single-story plans on the larger lots typical to Kamas Valley.
What's the price range for single-level homes in Kamas right now? ▾
Older in-town ramblers on smaller lots typically start in the high $700s to low $900s. Newer single-story builds in subdivisions like Hi Country or Forest Meadow generally run $1.1M to $1.8M, and custom one-level homes on acreage with Uinta or Jordanelle views regularly clear $2M.
Are most single-story Kamas homes on full basements? ▾
Yes — full or daylight basements are the norm given the climate and the way local builders frame for frost depth. That means a rambler listed as roughly 2,000 finished square feet on the main level often delivers 3,500–4,000 total once the basement is finished. It's worth checking finished vs. unfinished square footage on each listing.
Can I find single-level homes on acreage or with horse property in Kamas? ▾
Definitely. Kamas Valley, Marion, Francis, and Woodland all have one-level homes sitting on one to five-plus acres, many with existing barns, loafing sheds, or irrigation rights. South Summit zoning is generally horse-friendly, but always confirm water shares and animal counts with the listing agent.
How far is Kamas from Park City and the Salt Lake airport? ▾
Park City's Old Town is about 18 miles via Highway 248, roughly 25 to 30 minutes depending on season. Salt Lake International runs about 45 to 55 minutes via I-80, which is one reason a lot of second-home and retiree buyers land here instead of pricier Park City addresses.
What should I know about wells, septic, and utilities on rural single-story listings? ▾
Plenty of homes outside Kamas city limits run on private well and septic rather than municipal services. Budget for a well flow test, water quality test, and septic inspection during due diligence. Natural gas is available in town; rural properties more often use propane plus electric, and that affects long-term heating costs.