Kamas Valley provides a wide range of housing close to the outdoors
Cradled by the rugged Wasatch Mountains to the west and the tall peaks of the Uinta Mountains to the east, Kamas Valley is a growing region defined by its natural beauty. “It’s a rapidly developing area, but there are still a few areas with open space, giving it a quiet feel,” says Alison Provines Hendrickson, a Realtor with Summit Sotheby’s International Realty with more than a decade of experience. Between master planned communities and expansive ranches, country and luxury living mix here. Local farms and rodeos thrive in this Summit County community, and its nickname, “Gateway to the Uintas,” means outdoor recreation is never far.
There is plenty of room to grow in Kamas Valley with the area covering 6,700 acres.
A woman takes a rest at the lookout point before continuing on her ride in Kamas Valley.
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Dense streets and acreage homes reflect varied lifestyles
While panoramic mountain views are consistent throughout, housing and street styles vary across the community. Homes sit close together on grid-like streets near downtown Kamas. Some date back to the early 1900s, but most were built through the remainder of the century and come in a wide range of styles, from split-levels to Cape Cods. Several established subdivisions with homeowners associations also dot the neighborhood, often featuring 21st-century New Traditional styles and custom builds. Subdivisions like Victory Ranch have community pools, tennis courts and other amenities. “They are still trying to protect a lot of the land, so you still see farms and homes that have a lot of acreage compared to Park City,” says Provines Hendrickson. These homes feature plot sizes up to 15 acres, with enough space for horses and ATVing. The median sale price is $1.3 million, roughly half the median in Park City. Smaller homes start around $450,000, and larger custom builds on multiple acres can sell for $18 million.
A historic Victorian home sits on a quiet street in Kamas Valley.
Luxurious homes with scenic views are common throughout Kamas Valley.
Kamas Valley has a variety of new homes.
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Outdoor fun includes hiking, swimming, golf and more
Most recreation in and around Kamas Valley centers around the outdoors. “It’s close to the Uinta Mountains, which has millions of acres of lakes, camping and hiking trails,” Provines Hendrickson says. “There’s also fishing and equestrian, as well as snowmobiling in the winter.” Jordanelle State Park neighbors to the southwest, where visitors lay out on the beach, rent watercraft from the park, or drop their personal boat in from the public boat ramp. Local anglers cast lines along the rocky Provo River, and Victory Ranch offers a private 18-hole course. City Park on South Main Street has a large playground for the little ones, alongside covered picnic tables and open space for pick-up games.
Jordanelle Reservoir is a popular spot for water sports in Kamas Valley.
Families often bring the kids to Kamas City Park to run and play on the playground.
The Provo River winds through the landscape in Kamas Valley.
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Essentials are nearby, with more retail in surrounding communities
Downtown Kamas is the community’s hub for independently owned restaurants. Mirror Lake Diner is a casual spot to get breakfast with a pup-friendly patio. Across the street, Summit Pizza Company and Ice Cream serves fresh-baked pies and a selection of sweets. Kamas Food Town is the local grocery store, and Ballerina Farm Stand sells a wide range of goods, from fresh produce to sourdough kits. “Instacart also delivers all the way out there, which is nice,” Provines Hendrickson says. Valley Station in Herber City, 17 miles southwest, has a Walmart Supercenter, Dollar Tree and a few other big-box stores. Junction Commons, an outdoor shopping mall 19 miles west, offers more options, with over 60 well-known retailers.
Kamas Valley residents can head into town to grab a great meal at Mirror Lake Diner.
Summit Pizza Company is a great spot to grab a pizza in Kamas Valley.
Kamas Valley residents can head to Kamas Food Town.
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South Summit High School offers career and technical education
Students begin their education at South Summit Elementary School, which earns a C-plus from Niche. South Summit Middle School has a B-minus, and South Summit High School scores a B. The high school offers career and technical education, allowing enrolled students to simultaneously earn college and high school credits. The program’s career clusters include agriculture, construction and digital technology.
South Summit High School has a 14:1 student to teacher ratio.
The South Summit Elementary entrance features a bold wildcat on its digital sign.
South Summit Middle School features a grand two‑story glass entrance facing Kamas Valley.
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Fiesta Days brings rodeos, fireworks and music each July
For over 80 years, Kamas Valley Fiesta Days has brought the community together in mid-July for eight days of festivities. Bleachers fill for staple events like the rodeo and demolition derby, and crowds gather for the parade, live music and the grand fireworks show. “Oakley Rodeo also hosts different events throughout, so there’s a lot of that small-town feel,” Provines Hendrickson says.
Visitors gather at Kamas City Park during Fiesta Days to enjoy festivities and the lively rodeo.
The Fiesta Days Rodeo event is held at Kamas City Park, the perfect place to have fun.
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Commutes out of the area are a breeze
State Route 32 cuts through the community, supporting regional travel to neighboring cities like Herby City, 15 miles southwest. State Routes 35, 150, and 248 are also accessible from within the area, and Interstate 80 passes 4 miles northwest. Salt Lake City is roughly 50 miles west, where the nearest commercial flights take off from Salt Lake City International Airport. Intermountain Health Park City Hospital is closer to home, 12 miles west.
The Salt Lake City International Airport is the busiest airport in Utah.
Salt Lake City is a great weekend destination for Kamas Valley residents looking for fun.
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Photography Contributed By
Clayton Hurst
Video By
Pasha Chichagov
Interested in learning more about homes in this area?
Reach out to
Curtis Mayberry,
an experienced agent in this area.
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Refined mountain living without the upkeep, and luxury at an incredible price. At 6,326 finished square feet, 1633 Rocky Mountain Way is one of the most thoughtfully designed new construction luxury homes in Stewart Ranch in Francis, Utah. Built in 2025, fully complete, and move-in ready. High-end living begins the moment you arrive.Six en suite bedrooms, each with a private bath and custom
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Nestled in the scenic heart of Utah's Kamas Valley, Stewart Ranches blends small-town charm with world-class outdoor access, offering a lifestyle rooted in nature, serenity, and thoughtful design. Among its standout homes, The Montclair exemplifies the perfect balance of elegance, functionality, and mountain-inspired comfort. This stunning traditional two-story home features striking roof lines
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Paula HigmanColdwell Banker Realty (Park City-NewPark)
Welcome to spacious and comfortable luxury in Francis Utah! This 4,200 sq ft home sits on a 1/2 acre lot! It features 5 Bedrooms and 3.5 Baths. Built in 2020, enjoy modern design and style close to Jordanelle Reservoir. Enjoy outdoor activities? There is plenty of space to store all your fun toys, whether it's dirtbikes, boats, RV's, you name it you have space! Rent:
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