Living in Kamas, UT: Is Kamas a Good Place to Live?

Overview of Living in Kamas, Utah

Geographical Location and Scenic Beauty

Kamas City sits in Summit County’s high-alpine Kamas Valley, about 18 miles east of Park City and roughly 45 miles from Salt Lake City International Airport.

Hemmed in by the Wasatch Range on one side and the soaring Uinta Mountains on the other, the town serves as the western gateway to the Mirror Lake Scenic Byway—your straight shot to sparkling alpine lakes, dense spruce forests, and bald-eagle-worthy mountain views.

Locals brag that you can watch deer wander across open spaces in the morning, then be skiing Deer Valley by lunch.

History and Cultural Significance

First settled by ranching families in the late 1800s, Kamas grew up on wool, timber, and a strong sense of rural self-reliance.

You’ll still spot saddle-wearing cowboys at the grocery store or the rodeo grounds, but the town has quietly added art shows and summer concerts at High Star Ranch, turning chores into community nightlife.

That down-home history meets low-key culture gives many Kamas reviews their trademark line: “authentic Utah without the crowds.”

Community and Lifestyle

With a 2025 population hovering around 2,167 residents, everyone pretty much knows your dog’s name. Community life revolves around the local park, Friday-night football, farmers’ markets, and quick trips to neighboring Francis for a burger.

It feels peaceful yet connected—like you’ve got easy access to urban fun when you want it, but plenty of elbow room when you don’t.

Living in Kamas

Cost of Living

So what’s the cost of living in Kamas?

BestPlaces pegs the overall index at 80.2—about 20 percent lower than the national average, while PayScale estimates everyday expenses run 3 percent higher than the national average once salaries are factored in.

Housing drags the index down, groceries nudge it up, but either way, it’s lighter on the wallet than Park City and friendlier than metro Salt Lake. 

Kamas Real Estate Market

Prospective buyers scrolling MLS feeds for homes for sale in Kamas, UT will see everything from creek-side cabins to sprawling ranch properties.

In April 2025, the median listing price sat at $1.3M, while the median sold price hovered near $997K.

Zillow tracks the average home value around $1.19 million, up three percent year-over-year—proof that homes in Kamas trade more on lifestyle than square footage. 

Most Popular Neighborhoods in Kamas

Within the broader valley, neighborhood names pop up in conversation: Samak (rustic cabins), Woodland (river-bottom pasture), and master-planned High Star Ranch, whose on-site tavern doubles as the go-to amenity for live music.

Near downtown, classic grid streets offer walkable proximity to schools in Kamas, while newer subdivisions in nearby Francis shave a few dollars off the median price and a few minutes off the commute to Heber City.

Comparison with Park City

Living in Kamas feels like turning the volume down after a day in Park City.

You’re only about 20 minutes—or 16 mountain-cooled miles—east of Park City, but the vibe shifts from ski-resort buzz to pastoral calm. Home prices sit roughly half of Park City’s, traffic is lighter, and you can actually see the stars.

On the flip side, you’ll trade après-ski nightlife for quiet porch sunsets.

Quality of Life in Kamas

Schools in Kamas

Education falls under the South Summit School District, which earns a B rating (4.23/5 on Niche) and boasts small class sizes. Parents love the community feel, though advanced electives may require driving to Park City High. 

Amenities and Local Services

Despite its rural label, Kamas City checks essential boxes: a modern grocery store, cafés, a microbrewery, a medical clinic, and gig-speed internet.

Heavier shopping sits 12 minutes away in Park City, while specialty care is a straight shot to Salt Lake City. High Star Ranch’s concert lawn and the DeJoria Center give residents an on-site entertainment amenity most small towns envy.

Recreation and Outdoor Activities

This is where Kamas shines.

Weekends mean a hike or mountain biking trip on the Mirror Lake Scenic Byway, paddle-boarding at Jordanelle State Park, or horseback riding across open meadows.

Winter brings cross-country skiing in the Uintas or downhill laps at Deer Valley.

Whatever your flavor—fly-fishing, snowmobiling, boating—the roster of recreational activities rivals anywhere in Utah.

Transportation and Commute

Public Transit Options

Public transit remains light; seasonal UTA buses connect Kamas to Park City and Salt Lake during ski season, but most residents rely on cars.

Thankfully, parking is easy and traffic is minimal—a fair trade-off in the transportation equation.

Commute Times to Nearby Cities

Expect a 21-minute drive to Park City and roughly 48-50 minutes to downtown Salt Lake City when roads are clear. Highways UT-248 and UT-32 stay well-plowed, so winter driving rarely derails workdays.

Pros & Cons of Living in Kamas

Scenic natural beauty & nonstop recreation

From hay-speckled pastures in Kamas Valley to the craggy skylines of the Uinta Mountains and Wasatch range, you’re surrounded by jaw-dropping vistas. Weekends easily morph into dawn trail runs, lunch laps at Deer Valley, or sunset paddles on Jordanelle State Park—all without leaving your ZIP code.

Lower-than-national-average overall cost of living

Despite resort-town neighbors, BestPlaces lists an overall cost-of-living index around 80, roughly 20 percent lower than the national average. Groceries run a tad higher, but utilities and healthcare offset the difference, leaving more room in the monthly budget for gear and gas.

Low crime & tight-knit community vibe

AreaVibes reports violent crime nearly 80 percent below the U.S. average, and property crime about 74 percent lower—numbers that back up the small-town feeling where neighbors wave and porch lights stay mellow. Friday rodeos, farmers’ markets, and concerts at High Star Ranch make it easy to know folks by name (and dog).

Manageable commutes & modern connectivity

A clear-road drive clocks about 20 minutes to Park City and under 50 minutes to downtown Salt Lake City. Fiber and cable lines now blanket most neighborhoods, so remote workers stream and Zoom at gig speeds while still soaking in mountain views from the home office.

Cons of Living in Kamas

High home prices & steeper property taxes

“Affordable” is relative here. Realtor.com pegged the median listing price near $1.3 million in spring 2025—well above many national markets. Property taxes also tick higher than valleys west of Summit County, and wildfire insurance can nudge costs upward.

Long, snowy winters & constant snow removal

BestPlaces climate data counts nearly 96 inches of snowfall a year. AWD vehicles, snow tires, and a sturdy shovel (or plow service) are winter staples, and March storms can linger well into April—perfect for skiers, less so for fans of flip-flops.

Limited public transit & slim retail selection

Outside ski-season UTA buses, transit options are almost nil, so every errand means turning a key. Day-to-day shopping is confined to one solid grocery, a handful of cafes, and a hardware store; big-box runs require firing up Google Maps for Park City or the Salt Lake Valley.

Narrow local job market & commuter dependence

Inside city limits, employment leans on construction, ranching, hospitality, and schools. Data USA shows local job counts dipping roughly 10 percent in 2023, nudging many professionals to commute for higher-pay roles—trading mountain calm for windshield time.

Conclusion: Is Kamas the Right Place to Live?

Why People Like Kamas

Many people relocate here for the blend of ranch roots and mountain recreation, the short proximity to Park City without its price tag, and a commute to Salt Lake that’s workable four days a week and ski-optional on powder Fridays. Families appreciate the school district; retirees cherish the quiet; outdoor junkies thrive on the trail access.

Final Thoughts on Living in Kamas

If you want a place to live that marries natural beauty with small-town warmth, Kamas deserves a serious look. Just balance the cost of living, winter logistics, and sparse transit against year-round adventure and a community ready to wave from the porch.

FAQs About Living in Kamas

Are home prices in Kamas still climbing?

Yes. Realtor.com shows a median listing price of $1.3 million as of April 2025, and inventory remains tight.

How does the cost of living in Kamas compare to Park City?

BestPlaces calculates Kamas about 20 percent cheaper overall—especially in housing—while Park City runs well above the national average.

What transportation options exist for commuters?

Seasonal buses serve skiers, but most residents drive. The trip is about 20 minutes to Park City and under 50 minutes to Salt Lake City on clear roads.

Is there reliable internet for remote work?

Absolutely. Fiber and cable now reach most neighbourhoods, and speeds rival suburban Salt Lake—another reason tech workers can comfortably live in Kamas while logging in from home.