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Foothill Estates is a small custom home neighborhood on the southeast side of Kamas, Utah. Properties here stand apart for their usable acreage, mountain and valley views, substantial garages and shops, and convenient access to central Kamas.
Foothill Estates homes for sale are limited because the neighborhood contains relatively few properties and ownership turnover is infrequent. Buyers considering this area should evaluate both the residence and the underlying land, including water, septic, fencing, outbuildings, access, and any equestrian use.
On This Page: Homes for Sale | Overview | Homes and Acreage | Location | Due Diligence | Buying | Selling | FAQs
Derrik's Perspective on Foothill Estates
Foothill Estates is not a resort amenity community. Its value comes from a less common combination: custom homes, meaningful acreage, room for larger garages or shops, and a location close to Kamas schools and services.
The most important details are often outside the home. Buyers should verify water sources, septic systems, irrigation rights, boundary lines, association responsibilities, and the permitted use of barns, shops, arenas, and other improvements before completing due diligence.
For current availability or information about a property that may not yet be publicly listed, call Derrik Carlson at 435.200.5478.
Foothill Estates Homes for Sale
Browse current Foothill Estates real estate listings below. Because this is a small, low-turnover neighborhood, there may be periods when no homes are publicly available for sale.
If the available inventory does not fit your search, we can also review prior ownership records, nearby acreage properties, and potential off-market opportunities. Call 435.200.5478 to discuss what you are looking for.
Foothill Estates at a Glance
- Location: Southeast Kamas in Summit County, Utah
- Property type: Custom single-family homes
- Observed lot sizes: Approximately 1.28 to 4.11 acres in documented Foothill Estates MLS history
- Observed home sizes: Approximately 2,900 to 4,600 finished square feet among the primary neighborhood records
- Common features: Mountain views, main level living, large garages, detached shops, fenced areas, and equestrian improvements
- Utilities: Several properties use private wells or well permits and individual septic systems
- Inventory pattern: Limited and irregular because the neighborhood is small
The figures above describe the range found in prior MLS records. They should not be treated as restrictions or guarantees for every parcel. Square footage, acreage, utilities, and permitted uses must be confirmed for the specific property being considered.
Homes, Acreage, and Equestrian Potential
Most documented Foothill Estates homes were constructed during the mid 2000s, with some later custom construction. Architecture and finish levels vary because the neighborhood was developed through individual custom homes rather than one standardized builder program.
Prior listings have included ranch and mountain contemporary designs, main-level primary suites, vaulted living areas, walkout lower levels, home offices, bonus rooms, and flexible spaces for recreation or guests. Several properties have oversized attached garages, recreational vehicle storage, or detached heated shops.
The land is a central part of the ownership experience. Past Foothill Estates listings have included fenced pasture, riding arenas, horse facilities, irrigation, mature landscaping, and room for equipment or recreational vehicles. Those features are property-specific. A prior use does not automatically establish that the same use can be expanded, replaced, or continued without approval.
Buyers seeking horse property should confirm zoning, animal allowances, fencing requirements, water availability, manure management, access, and the permitting history for every barn, arena, shed, or shop. Our broader Utah equestrian properties page explains additional considerations when comparing horse properties across Summit and Wasatch counties.
Living in Foothill Estates
Foothill Estates sits near the southern edge of central Kamas. The location provides convenient access to Main Street businesses, the South Summit school campuses, the South Summit Aquatic and Fitness Center, and the roads leading into the Uinta Mountains.
Kamas serves as the commercial center of the broader valley. Grocery stores, restaurants, hardware stores, schools, professional services, and everyday necessities are close by, while larger retail and medical services are available in Park City, Kimball Junction, and Heber City.
Park City, Deer Valley, Jordanelle Reservoir, and the Deer Valley East Village area are within practical driving distance. Travel times vary with weather, road conditions, and the exact destination. Buyers who want the acreage and residential character of Kamas while retaining access to skiing and recreation often include Foothill Estates in their search.
For a wider view of the surrounding market, visit our Kamas Valley real estate guide or browse all Kamas Valley homes for sale.
What Buyers Should Verify
Foothill Estates requires more property-level due diligence than a conventional subdivision with municipal utilities and standardized lots. Important items include:
- Well and water supply: Confirm the source, well permit, ownership, production, water quality, and any shared system obligations.
- Irrigation and water rights: Determine what irrigation water or water rights transfer with the property and how they may legally be used.
- Septic system: Review the permit, system size, service history, tank location, drain field, and remaining capacity.
- Association documents: Verify current dues, services, water obligations, snow removal, reserves, restrictions, and enforcement practices.
- Boundaries and easements: Review the recorded plat, survey, access rights, utility easements, and the location of fences and improvements.
- Outbuildings: Confirm permits and approvals for shops, garages, barns, sheds, arenas, and accessory living areas.
- Insurance: Obtain an insurability and premium review before the due diligence deadline.
- Rental rules: Do not assume short-term rentals are permitted. Verify current Kamas City rules and all recorded community restrictions.
A listing may describe a property as horse property or show an existing shop, arena, or pasture. Buyers should independently confirm that the current and intended uses comply with zoning, permits, and recorded restrictions.
Buying a Home in Foothill Estates
Inventory in Foothill Estates does not follow a predictable schedule. A buyer may see several years between relevant listings, and the homes can differ substantially in acreage, improvements, condition, garage capacity, and infrastructure.
Comparable sales must be adjusted carefully. A larger parcel is not automatically more valuable if the additional land is difficult to irrigate or use. A smaller parcel with a permitted heated shop, reliable water, mature landscaping, and functional fencing may be more useful to a particular buyer.
We help buyers compare properties in full rather than relying only on price per square foot. That analysis includes land utility, views, improvements, replacement costs, water, septic, road access, and how the property compares with nearby options in Kamas, Marion, Francis, and Oakley.
Review our Park City and Wasatch Back buyer's guide, or call Derrik Carlson at 435.200.5478 for property-specific guidance.
Selling a Foothill Estates Property
Selling in Foothill Estates requires more than comparing bedroom count and finished square footage. The value of a property can be influenced by usable acreage, water, views, landscaping, pasture condition, fencing, garage and shop capacity, permitted improvements, and the condition of private infrastructure.
Sellers should assemble well records, water documents, septic permits, service history, surveys, association documents, utility information, and permits for additions or outbuildings before going to market. Clear documentation can reduce uncertainty during due diligence and help qualified buyers understand the property's full value.
Marketing should show how the land functions. Aerial photography, boundary context, shop dimensions, garage capacity, pasture layout, views, and access can be as important as interior photography.
For a confidential pricing and positioning review, visit our property selling guide or contact Derrik Carlson.
Foothill Estates Compared With Nearby Options
Foothill Estates
Best suited to buyers who value custom homes, one-acre or larger parcels, large garages or shops, and the possibility of equestrian improvements close to central Kamas.
High Star Ranch
High Star Ranch offers newer homes, community amenities, maintained trails, and a more structured planned development. Lots are generally smaller and the ownership experience is less focused on private acreage.
Broader Kamas Valley Acreage
Properties outside named subdivisions may offer more land and fewer association restrictions, but they may require additional diligence regarding access, agricultural zoning, water rights, wells, septic systems, and road maintenance.
Jordanelle and Deer Valley East Village
Jordanelle real estate generally offers closer access to resort development and more properties designed for second-home or rental ownership. It typically provides less private acreage than Foothill Estates.
Frequently Asked Questions About Foothill Estates
Where is Foothill Estates in Kamas?
Foothill Estates is located on the southeast side of Kamas, Utah, near the 600 South and 650 South area. The neighborhood is close to central Kamas, South Summit schools, community recreation facilities, and the routes leading toward Francis, Jordanelle, Park City, and the Uinta Mountains.
What types of homes are in Foothill Estates?
Foothill Estates consists primarily of individually designed custom single-family homes. Documented properties include ranch, traditional, and mountain contemporary architecture, often with main-level living, large garages, finished lower levels, home offices, and detached shops or recreational vehicle storage.
How large are Foothill Estates lots?
Documented MLS records for the primary Foothill Estates phases show parcels ranging from approximately 1.28 to 4.11 acres. Lot size alone does not determine usability. Buyers should evaluate slope, irrigation, access, easements, fencing, septic placement, and the location of existing improvements.
Are horses permitted in Foothill Estates?
Several prior listings have marketed Foothill Estates properties as horse property, including pasture, fencing, riding arenas, and related improvements. Horse allowances and the ability to add or expand facilities must still be verified through current zoning, recorded restrictions, permits, and property-specific water availability.
Do homes in Foothill Estates use wells and septic systems?
Several documented Foothill Estates properties use private wells or well permits, as well as individual septic systems. Buyers should not assume every home has the same arrangement. The water source, well performance, septic permit, system condition, and association responsibilities should be verified for each property.
Does Foothill Estates have an HOA?
Prior MLS records report association fees and services differently across the neighborhood. Some records reference water or snow removal, while others contain limited information. Buyers should obtain the current association disclosure package and confirm dues, services, reserves, restrictions, insurance, and enforcement directly.
Are short-term rentals allowed in Foothill Estates?
Buyers should not assume that nightly or short-term rentals are permitted. Rental use depends on current Kamas City regulations, zoning, business licensing, and any applicable Foothill Estates restrictions. All rental plans should be verified in writing before relying on projected rental income.
How often do homes become available?
Foothill Estates is a small neighborhood, and listings appear irregularly. There may be long periods with no active inventory. Buyers interested in the area should monitor the MLS while also considering nearby custom homes and acreage properties throughout Kamas Valley.
Discuss Foothill Estates Real Estate
For current listings, prior sales, comparable acreage properties, or potential off-market opportunities in Foothill Estates, contact Derrik Carlson with REAL ESTATE IN PARK CITY at 435.200.5478.