Market analytics
Kamas, Utah real estate market report.
Monthly sold prices, days on market, sale-to-list ratio, and absorption rate. Updated nightly from UtahRealEstate.com and the Washington County Board of Realtors.
Updated · Sources: UtahRealEstate.com & Washington County Board of Realtors
April 2026 · Market Analysis
Kamas closings tilt toward the $400K–$700K band as luxury mix shifts the median down.
In April 2026, Kamas posted a reported median sale price of $639,900 — down from $1,047,500 in March, a shift driven almost entirely by mix rather than market weakness. Six of the month's 11 closings landed in the $400K–$700K band (median $492,223), compared to just 2 of 10 in March, while the luxury tier above $700K produced only 5 sales with a median of $1,875,000. A year ago in April 2025, Kamas recorded 17 closings at a median of $890,000, with 12 of those in the over-$700K tier — so the composition of what's selling has rotated meaningfully toward the attainable end of the price spectrum.
Market pulse
Active inventory in Kamas reached 90 homes in April 2026, climbing steadily from 65 in January, 72 in February, and 79 in March — a pattern consistent with the shoulder-spring thaw as snowmelt opens access to properties along the Wasatch Back. New listings came in at 24 in April, the highest monthly intake since May 2025's 29, signaling that sellers are returning to the market as the ski season at nearby Park City Mountain Resort and Deer Valley winds down. The sale-to-list ratio recovered to 97.15% in April from 96.4% in March, suggesting that the homes that did close — primarily Francis Commons and Black Rock Ridge — were priced close to market. Median days on market tightened to 33 in April from 51 in March, though the p75 DOM compressed sharply to 47 days, indicating that the slower-moving luxury listings that dragged the upper quartile to 115 days in March largely did not close this month.
Mortgage context
The 30-year conventional rate sits at 6.625% today, up 0.375 pp over the past 30 days from 6.25% thirty days ago — a meaningful move for buyers financing in the $500K–$700K range that dominates current Kamas closings. Rates climbed 0.43 pp from February's monthly average of 6.19% — the softest point of the past six months — to today's 6.625% spot, reversing the brief affordability window that opened in late winter. Jumbo financing, which applies to most of the luxury inventory at Tuhaye, Victory Ranch, and High Star Ranch, is priced at 7.375% — a rate that adds meaningful carrying cost to already eight-figure asking prices and is likely contributing to the slower absorption in that segment.
Payment math
On a median-priced home today, P&I lands at $3,278/mo at 6.625% — $126/mo more than 30 days ago at 6.25%, and $146/mo above the February low when rates averaged 6.19% and P&I would have been $3,132.
If you're buying
Target homes in the $400K–$700K band that have been sitting 30–50 days — the Francis Commons community in particular has been clearing quickly (3 closings in April at a median of $449,105, several at zero days on market), so new inventory there moves fast, but anything past 30 days is negotiable. For buyers considering the over-$700K segment, Black Rock Ridge closed two homes at a median of $912,500 with a 35-day median DOM in April, which is a more liquid entry point into the Kamas luxury corridor than Tuhaye or Victory Ranch, where one listing sat 314 days before closing at $9,800,000.
If you're selling
If your home is priced in the $400K–$700K range and is in move-in condition, April's data confirms this is the most active segment right now — 6 of 11 closings, a 97%+ sale-to-list ratio, and a median DOM of 17 days. Sellers in the over-$700K tier should be realistic: only 5 luxury homes closed in April, absorption is slow, and the jumbo rate at 7.375% is compressing the buyer pool; pricing 3–5% below the most recent comparable sale will matter more than staging. If you're in a community like High Star Ranch or Deer Mountain Resort with limited recent comps, lean on the March and February data to anchor your list price rather than the January outlier month when only 8 homes closed.
Outlook
Over the next 60–90 days, Kamas inventory will likely continue building as spring listings come to market along the SR-189 corridor and in communities east of Kamas Town — active count has risen every month since November and there's no seasonal reason for that to reverse before July. Closing volume may tick up modestly from April's 11 as the spring pipeline converts, but with the 30-year rate at 6.625% and trending higher (May's monthly average is tracking at 6.51%), the buyer pool for the $1M–$3M range will remain constrained. Buyers considering Park City alternatives — including Heber City and Midway — will find Kamas's Francis Commons and Black Rock Ridge price points meaningfully more accessible, which should sustain demand in the sub-$700K band even if the luxury segment stays slow.
Watch for
If the 30-year conventional rate crosses 7% and the jumbo rate moves above 7.75%, expect months-of-supply in Kamas's over-$700K segment to extend well past 10 months as the already-thin buyer pool for Tuhaye and Victory Ranch properties narrows further.
"Kamas in April 2026: the mid-range takes the wheel while luxury inventory keeps building."
Common questions about Kamas this month
Is Kamas a buyer's or seller's market in April 2026? ▾
It depends on the price band. In the $400K–$700K range, conditions still favor sellers — 6 homes closed in April with a median DOM of 17 days and a sale-to-list ratio near 97%. Above $700K, the picture shifts: only 5 luxury homes closed, inventory is building, and some listings are sitting well over 100 days, giving buyers more room to negotiate.
Why did the Kamas median sale price drop so much from March to April? ▾
The drop from $1,047,500 in March to $639,900 in April is a mix-shift story, not a price-decline story. In March, 7 of 10 closings were above $700K; in April, 6 of 11 were in the $400K–$700K band, anchored by Francis Commons sales around $449K. The average sale price actually rose slightly to $1,832,452 in April from $1,068,751 in March, reflecting that high-end transactions (including a $9,800,000 Victory Ranch closing) still occurred.
What communities are selling fastest in Kamas right now? ▾
Francis Commons is the most consistently liquid community in Kamas — it produced 3 closings in April at a median of $449,105, several with zero days on market, and has appeared in the top-5 subdivision list in November, December, February, and April. Black Rock Ridge is the next most active, with 2 closings in April at a median of $912,500 and a 35-day median DOM.
How are rising mortgage rates affecting Kamas buyers in spring 2026? ▾
The 30-year rate has climbed 0.43 percentage points from February's monthly average of 6.19% to today's 6.625%, adding $146/mo in P&I on a median-priced home. For buyers financing luxury properties above $1.5M, the jumbo rate of 7.375% is an additional constraint — it's one reason the over-$700K segment saw only 5 closings in April despite 90 active listings on the market.
How does Kamas compare to Park City and Heber City for buyers priced out of the Wasatch Back luxury market? ▾
Kamas offers a meaningful price discount relative to Park City, with the most active closing segment running $450K–$500K at Francis Commons — well below comparable Park City inventory. Heber City and Midway are also alternatives, but Kamas's position along the SR-189 corridor gives it similar Wasatch Back access. The tradeoff is that Kamas's luxury tier (Tuhaye, Victory Ranch, High Star Ranch) is slower-moving, so buyers in that range have more negotiating room than they would in Park City's tighter resort market.
Number of Listings
Active inventory · new listings · sold per month
Listing Prices
Active median list · new median list · sold median sale
Absorption Rate
Months of supply — active inventory ÷ monthly sold rate
Sale-to-List Ratio
Close price ÷ original list — buyer/seller leverage
Days on Market
Median days from listing to close
Price Volume
Total dollar volume — active · new · sold per month
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
11 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 33 · 25th percentile 0 · 75th percentile 47
Needed a price change
Sold listings that had a recorded price change before close
0 of 11 sold homes had at least one price change while listed. Lower = sellers are pricing right the first time.
Sales by price band
Closed-price bucket → sold count and median days to contract
Top subdivisions this month
Ranked by closed count
- 1. Francis Commons 3 sold · $449K · 0d
- 2. Black Rock Ridge 2 sold · $913K · 35d
- 3. Victory Ranch 1 sold · $9,800K · 314d
- 4. Christopher Communities At Tuhaye 1 sold · $3,600K · 25d
- 5. High Star Ranch 1 sold · $1,875K · 0d
April 2026 by property type
How each housing type performed last month — 9 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 11 | 17 | -35.29% | 38 | 28 | +35.71% |
| Median Sale Price | $639,900 | $890,000 | -28.10% | $973,392 | $1,361,482 | -28.50% |
| Median DOM | 33 | 52 | -36.54% | 41 | 72 | -43.06% |
| Sale-to-List Ratio | 97.15% | 93.40% | +4.01% | 96.44% | 93.66% | +2.97% |
Sources: UtahRealEstate.com and the Washington County Board of Realtors, aggregated by Best Utah Real Estate. Sale-to-list ratio compares closing price to the final list price (post-reduction). Absorption rate = active inventory ÷ monthly sold rate.