Kamas Valley Condos
Kamas Valley townhomes and condos sit in Summit County, Utah, about 15 miles and roughly 15 to 20 minutes east of Park City along Highway 248 and Highway 32. Inventory runs from the high $300,000s for older two-bedroom condos up to the $1.3M range for new luxury townhomes at High Star Ranch. The market covers two small towns, Kamas and Francis, plus the surrounding valley floor, and most of what is for sale is townhome product, with a small number of true condo units. The Kamas Valley gives buyers a lower price per square foot than Park City proper, full-time residential zoning in most communities, and easy access to the Uintas, Jordanelle Reservoir, and Park City resorts.
This page walks through every active townhome and condo community in the Kamas Valley, what each one costs, what it fits, and the trade-offs buyers should understand before writing an offer. If you want to skip ahead to current listings, the full IDX feed sits at the top of the page and updates throughout the day. For off-market inventory, builder allocations at Stewart Ranch or The Willows at High Star Ranch, or a private tour, call 435.200.5478.
Kamas Valley Townhome & Condo Market at a Glance
Location: Summit County, Utah. Towns of Kamas and Francis. 15 to 20 minutes east of Park City.
Property mix: Roughly 85% townhomes, 15% true condos. Most inventory is two- and three-bedroom product from 900 to 3,000 finished square feet.
Active price range: $375,000 to $1.375 million, with a typical mid-market townhome in the $450,000s to $700,000s.
Vintage: Oldest condo product built in 1998. Most current inventory is new construction delivered between 2023 and 2027.
HOA range: $197 to $400 per month, depending on community and amenity level.
Rental rules: Long-term rentals allowed in the majority of communities. Nightly rentals allowed in very few. The Willows at High Star Ranch is the one Kamas Valley community marketed with nightly rental flexibility. Most other HOAs prohibit short-term use.
Access: Year-round via Highway 248 and US Highway 40. Free Park City Transit serves parts of the valley.
Current Inventory and Pricing
The Kamas Valley townhome and condo market is small and turns quickly. Entry-level inventory (older two-bedroom condos at Uinta View Condominiums and a few resale units in the Kamas and Marion area) generally trades from the $325,000s to the $400,000s. New construction townhomes at Francis Commons by Ivory Homes run from the mid $400,000s into the low $500,000s. Mid-tier communities (Canyon Creek Kamas, Stewart Ranch, Residence at the Old Mill) sit between the high $500,000s and the $800,000s. The upper end of the market is The Willows at High Star Ranch, where new luxury townhomes list between $1.29M and $1.375M.
Days on market for resale product is short when pricing is aligned, with many closed sales moving in under two weeks. New construction moves on the builder's release schedule rather than on resale demand, and builder incentives (rate buydowns, closing cost credits) show up from quarter to quarter. Call 435.200.5478 for what is actually available this week, including unreleased builder inventory.
Call Derrik Carlson: 435.200.5478
Kamas Valley Townhome & Condo Communities
Seven communities carry almost all of the active townhome and condo inventory in the Kamas Valley. Each one sits at a different price point, vintage, and buyer profile. Listed roughly from entry-level to luxury.
Uinta View Condominiums
Entry-level condo | Built 1998 to 2005 | Kamas city
Where: South Main Street area, walking distance to shops and the Kamas Community Center.
Why: Lowest price of entry in the valley. Two-bedroom, two-bath units around 900 to 1,250 square feet. HOA $200 to $275.
Trade-off: Older building systems, smaller footprints, and limited garage parking on some units. Renovation is common and adds value.
Fits: Buyers targeting the $325,000 to $500,000 range, first-time buyers, and long-term rental investors.
Francis Commons
New construction townhome | Built 2025 to 2026 | Francis
Where: Town of Francis, roughly five minutes south of Kamas on Highway 32.
Why: Ivory Homes product with two- and three-bedroom townhomes typically running from the mid $400,000s into the low $500,000s. HOA $197. Largest pipeline of new inventory in the valley.
Trade-off: Written for full-time residency. No nightly rental use. Smaller lots than custom homes on acreage.
Fits: Full-time residents trading up from a condo, out-of-state relocation buyers, and long-term rental holders.
Canyon Creek Kamas
Resale townhome | Built 2016 to 2017 | Kamas city
Where: Private cul-de-sac off central Kamas, walking distance to Main Street.
Why: Two-story townhomes in the 1,700 to 2,200 square foot range. Lock-and-leave footprint with minimal exterior maintenance. Recent closes in the high $500,000s.
Trade-off: HOA runs higher ($105 to $261 depending on phase) and inventory turns rarely, so buyers often wait months for a fit.
Fits: Second-home buyers, couples downsizing from larger homes, and investors targeting long-term rental.
Stewart Ranch
New construction townhome | Built 2025 | Kamas/Francis
Where: Newer development, three- to five-bedroom townhomes from 1,600 to 3,000 square feet.
Why: Mid-tier new construction priced from the low $600,000s to the high $700,000s. HOA roughly $215 to $225. Larger floor plans than Francis Commons.
Trade-off: Absorption has been steady, not fast. Buyers should confirm builder incentives and release schedule before committing.
Fits: Full-time households that want more square footage than Francis Commons without jumping into the $1M range.
Residence at the Old Mill
55+ community townhome | Built 2018 to 2021 | Kamas city
Where: Walking distance to Main Street Kamas and the South Summit Aquatic & Fitness Center.
Why: The only 55+ residential community in Summit County. Lock-and-leave product with snow removal and lawn care included, main-floor primary suites, and walkable access to town amenities. Recent resale in the high $600,000s to low $800,000s. HOA $260 to $350.
Trade-off: Age restriction limits resale pool. Not appropriate for buyers under 55 or for those planning nightly rental.
Fits: Active retirees, downsizers, and buyers who want walkable town access without stairs or yard work.
Hart Crossing
Recent-build townhome | Built 2023 to 2024 | Francis
Where: Francis, on the south end of the Kamas Valley near Highway 32.
Why: Three- and four-bedroom townhomes with en-suite bathrooms for every bedroom, heated two-car garages, and 2,000 to 2,500 square feet of finished space. Recent closings in the $825,000 to $882,000 range.
Trade-off: HOA runs higher ($319 to $352) and active inventory is typically thin. Buyers often have to watch for resales.
Fits: Multi-generational households, second-home buyers who want a newer build, and buyers relocating from higher-tax states.
The Willows at High Star Ranch
Luxury new construction | Delivering 2027 | Kamas
Where: Inside High Star Ranch, an amenity-driven ranch community with on-site trails, dining, and event space, 15 minutes from Park City.
Why: Three-bedroom townhomes from the high $1.2Ms to $1.375M. HOA $400. The Willows is the only residential community in the Kamas Valley marketed with nightly rental flexibility, which changes the financial math for a second-home buyer.
Trade-off: Highest price per square foot in the Kamas Valley and the longest wait for delivery. Buyers should underwrite rental performance conservatively rather than relying on developer pro formas.
Fits: Second-home buyers, 1031 exchange buyers, and investors who want nightly rental income inside the broader Park City market.
What to Verify Before You Write an Offer
Townhome and condo purchases in the Kamas Valley carry a few specific risks that single-family purchases do not. Each of these should be confirmed before the due-diligence deadline.
Rental rules. Nightly rental use is restricted in nearly every Kamas Valley community. Long-term rentals (30 days or more) are generally allowed, but some CC&Rs set a minimum lease length or a cap on the number of rentals per building. Buyers underwriting to rental income should read the CC&Rs, not the listing remarks.
HOA financial health. HOA dues in the Kamas Valley range from $197 to $400 per month. A low number is not automatically good. Buyers should review the reserve study, recent special assessments, and current cash position. New construction HOAs often start below the long-term run-rate and adjust upward once the builder transfers control.
New construction warranty and builder terms. Francis Commons, Stewart Ranch, and The Willows are active build communities. Each has a different warranty window, closing cost credit structure, and rate buydown program. Buyers should compare builder terms alongside price, not in isolation.
Access in shoulder seasons. All Kamas Valley communities have year-round access on the main roads, but side streets and cul-de-sacs see heavier snow than Park City proper. Winter driveway grading and snow storage matter more here than in Old Town.
Septic and water. Most Kamas Valley communities are on municipal water and sewer, but a few parcels on the valley floor still run on private septic. Confirm in the seller's disclosure before waiving due diligence.
Kamas Valley Compared to Park City Condos
Buyers shopping townhomes and condos in the Park City area often look at both Kamas and the core Park City submarkets (Prospector, Park Meadows, Canyons Village, Jordanelle). The trade-off is straightforward in one direction and worth thinking through carefully in the other.
Kamas Valley advantages: lower price per square foot, more new construction inventory, a quieter year-round community, and easy access to the Uintas and Jordanelle. Entry into the townhome market begins in the high $300,000s, where comparable Park City core product typically starts in the low $700,000s.
Kamas Valley drawbacks: No ski-in/ski-out access, no direct resort base, and limited nightly rental inventory. Buyers who want a pure resort-use second home with strong rental income will almost always get better cash-flow results from a Canyons Village, Old Town, or Jordanelle condo, even at double the purchase price. Kamas is primarily a full-time residence market with a small second-home layer on top.
The honest summary: Kamas wins on price and year-round livability. Park City core wins on rental economics, resort access, and resale velocity at the luxury tier.
Off-Market Inventory in the Kamas Valley
Portal inventory in Kamas is incomplete for three reasons. First, new construction allocations at Francis Commons, Stewart Ranch, and The Willows do not all hit the MLS. Builders release in phases, and early allocations are frequently handled through agent relationships before they show up on Zillow or Realtor.com. Second, some 55+ buyers at the Residence at the Old Mill sell privately to avoid showings, and those transactions never appear publicly. Third, long-hold owners in Canyon Creek and Hart Crossing often test the market through an advisor before committing to a list date.
Derrik & Co. works the builder rep side directly and maintains relationships with local owners in every community on this page. For buyers who want the full picture (what is listed, what is pending, and what is available but not yet marketed), call 435.200.5478.
Kamas Valley Townhome & Condo FAQ
What does a townhome in the Kamas Valley cost?
Active townhome inventory runs from the mid $400,000s (new construction at Francis Commons) to $1.375 million (The Willows at High Star Ranch). The typical mid-market townhome sits between $500,000 and $800,000 depending on community, vintage, and HOA amenity level.
How far is Kamas from Park City?
Kamas sits about 15 miles east of Park City, roughly 15 to 20 minutes by car on Highway 248. Francis is another five minutes south on Highway 32. Both towns are inside Summit County.
Can I rent a Kamas Valley townhome or condo nightly?
In almost every Kamas Valley community, no. Nightly rental use is prohibited by CC&Rs in the majority of townhome and condo developments. The one active community marketed with nightly rental flexibility is The Willows at High Star Ranch. Long-term rentals (30 days or more) are generally permitted valley-wide, subject to lease-length rules in individual HOAs.
What is the only 55+ community in the Kamas area?
Residence at the Old Mill, located a short walk from Main Street Kamas, is the only 55+ residential community in Summit County. It offers lock-and-leave townhomes with snow removal and lawn care included, main-floor primary suites, and walking access to town services.
Is new construction available in the Kamas Valley?
Yes. Francis Commons (Ivory Homes) is the largest active pipeline, priced from the mid $400,000s. Stewart Ranch delivers in the low $600,000s to high $700,000s. The Willows at High Star Ranch delivers luxury product from the high $1.2Ms into the mid $1.3Ms. Builder incentives change quarterly.
What HOA dues should I expect?
HOA dues across the seven active Kamas Valley townhome and condo communities range from $197 at Francis Commons to $400 at The Willows. Most fall between $200 and $350 per month. Dues typically cover exterior maintenance, common-area upkeep, and snow removal. Buyers should always review the reserve study and recent assessment history, not just the monthly number.
Is Kamas better for a second home or a full-time residence?
Kamas is primarily a full-time residence market. Most of the active product (Francis Commons, Stewart Ranch, Residence at the Old Mill, Canyon Creek) is written for year-round use, not nightly rental. Second-home and investor buyers who specifically want rental income should focus on The Willows at High Star Ranch or look at Park City core condo product instead.
Related Pages
- Park City Real Estate — top-level hub for the full Park City market.
- Park City Condos for Sale — condo product inside the core Park City submarkets.
- New Construction in Park City and the Wasatch Back — active builder communities across the area.
- Midway Real Estate — alternative Heber Valley submarket 25 minutes south of Kamas.
- Heber Valley Real Estate — broader Heber-area market context.
- Investment Properties in Park City — rental-oriented purchase analysis.
- About Derrik Carlson — background, credentials, and recent transactions.
Search Variation Note
Buyers search for Kamas Valley townhomes and condos under several labels, including "Kamas condos for sale," "Kamas townhomes," "Francis Utah townhomes," "Kamas Valley condos," "Kamas UT condos," and occasionally misspelled as "Kamus" or "Kammas." The Francis Commons community is sometimes searched as "Ivory Homes Kamas" or "Ivory Homes Francis." High Star Ranch townhomes are sometimes searched as "The Willows Kamas" or "Willows at High Star." All of these refer to the same Kamas Valley submarket covered on this page.
Ready to see Kamas Valley inventory?
Derrik Carlson covers every active and off-market townhome and condo community in the Kamas Valley, from entry-level resale at Uinta View to luxury new construction at The Willows. Call or text directly for current availability, builder allocations, and private tours.