KAMAS
Mirror Lake Highway gateway — Uinta Mountains access, South Summit SD, and the Wasatch Back's most authentic agricultural valley town.Living in Kamas.
Kamas occupies a position of genuine geographic distinction — the Mirror Lake Scenic Byway (SR-150) begins at the east edge of town, providing access to the High Uintas Wilderness Area, Bald Mountain Pass (11,947 ft), and the dozen-plus alpine lakes that make the Uintas one of Utah's most spectacular outdoor recreation destinations. No other residential community in Summit County has this immediate Uinta Mountains access, and no other community in the Mountain West of Kamas's size can match the combination of mountain scenery and affordable residential pricing.
South Summit School District serves Kamas through South Summit High School — a small 2A school that reflects the valley's authentic agricultural and outdoor recreation character. The community's 6,480-foot elevation creates cooler summers than the valley communities and heavier snowfall than most Utah residential addresses.
At a $520K median, Kamas delivers the Uinta Mountains gateway address, genuine small-town character, and south Summit County's most complete commercial infrastructure at prices that are $1.28M below Park City's median. The growing discovery of the Kamas Valley by Park City workers and remote workers has driven above-average appreciation.
Where to Buy in Kamas.
Kamas Neighborhood Guide.
The Kamas Market in 2026.
Kamas's +4.5% appreciation leads non-Park-City Summit County, driven by Park City overflow buyers and remote worker discovery.
The balanced market (2.3 months) creates good buyer leverage — more room than Park City's compressed zones.
Investment cap rates (3.8–5.0%) are solid. Kamas benefits from both long-term rental demand (local workforce) and vacation rental potential given the Uinta access.
Kamas Schools.
Getting There from Kamas.
Why Live in Kamas?
The Mirror Lake Scenic Byway (SR-150) begins at Kamas and climbs to Bald Mountain Pass at 11,947 feet — passing Provo River Falls, Mirror Lake (one of Utah's most photographed alpine lakes), and dozens of backcountry trailheads before crossing into Wyoming. The byway is open approximately June–October depending on snowpack. The High Uintas Wilderness accessed from Kamas contains Kings Peak (13,528 ft, Utah's highest point) and some of the Mountain West's least-crowded backcountry terrain.
Kamas Valley's agricultural character — hay meadows, ranches, and the Provo River flowing through the valley — creates a scenic quality that resort development has preserved rather than consumed. The Kamas Valley Feed and Supply, the local diner, and the community's genuine engagement with its agricultural roots create a Main Street character authentic in a way that resort-adjacent communities can't manufacture. Park City is 22 minutes west — close enough for regular access, far enough that Kamas maintains its own identity.
Kamas Real Estate FAQ.
Ready to Buy in Kamas?
Randall Gorham covers Summit County — Park City to Coalville to Kamas. Call to discuss where you fit.
