Kamas

Kamas is a small ranching town in the Kamas Valley, about 20 minutes east of Park City on SR-248 and about 42 miles from Salt Lake City. About 2,100 people live in town (2020 Census). It calls itself the Gateway to the Uintas because the Mirror Lake Highway starts here.

The Kamas Valley

The valley runs about 10 miles and takes in Kamas, Francis, Woodland, Marion, Oakley and Peoa. Homes range from in-town houses to acreage and horse property, cabins along the Provo River in Woodland and Samak, and vacant land.

What homes cost right now

The Kamas Valley median single-family price was about $795,000 over the 12 months ending June 30, 2026, down 22% from a year earlier (Park City Board of Realtors). Quarterly numbers swing hard here because there are only a couple dozen sales a quarter and a few large ranches can pull the average way up. Land is a big part of this market, with 52 land sales over the same 12 months.

Schools

Kamas is in South Summit School District, which has about 1,700 students across schools in Kamas, Francis, Woodland, Marion, Oakley and Peoa. South Summit High School is in Kamas.

Outdoors

The Mirror Lake Highway (SR-150) runs 42 miles from Kamas to Wyoming over Bald Mountain Pass at 10,715 feet, the highest paved road in Utah. It's usually open mid-May through mid-fall, and you'll need a Uinta-Wasatch-Cache recreation pass. Jordanelle and Rockport reservoirs are both close.

Things to know in 2026

• Kamas has been annexing land, including the Blazzard Lumber property in 2025, and Kamas and Francis city limits now touch.
• City water rates went from $31 to $38 a month for the first 15,000 gallons, with $3 increases each year through 2031, and sewer rates are rising too. Worth building into your budget.
• The West Hills incorporation dispute is back before the Utah Supreme Court.

If you want space, Uinta views and a 20-minute drive to Park City, Kamas is worth a look. Call or text me at (385) 318-3259.