Question 1

What is the asking price for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

9156 SLEEPING ROCK, Kamas is listed at $16,900,000 ($1435/sqft).  This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 9156 SLEEPING ROCK, Kamas have?

Accepted Answer

This Residential features 7 bedrooms, 11 bathrooms, 11,775 square feet of living space. It is a 2-story home. The lot is 2.61 acres.

Question 3

When was 9156 SLEEPING ROCK, Kamas built?

Accepted Answer

This property was built in 2025, making it 1 years old. As a newer construction, it likely features modern building codes, energy-efficient systems, and contemporary finishes.

Question 4

What type of property is 9156 SLEEPING ROCK, Kamas?

Accepted Answer

9156 SLEEPING ROCK, Kamas is a Residential (Single Family Residence).  It is located in the TUHAYE subdivision. Zoning: Single-Family.

Question 5

Does 9156 SLEEPING ROCK, Kamas have a garage or parking?

Accepted Answer

Yes, this property includes a 4-car garage. Total parking capacity: 4 vehicles.

Question 6

Is there an HOA for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $2,565 annually. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Annual property taxes for this property are approximately $41,595 (about $3,466/month). This represents an effective tax rate of approximately 0.25% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Interior features include: Alarm: Security, Bar: Wet, Closet: Walk-In, Den/Office, Great Room. Exterior features include: Basement Entrance, Deck; Covered, Lighting, Patio: Covered, Sliding Glass Doors. The home has 2 fireplaces.   View: Mountain(s),Valley.

Question 9

Is 9156 SLEEPING ROCK, Kamas a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 62/100. Key deal signals: 5.3% year-over-year market appreciation. The price is 120% above similar homes in the area. This analysis considers price relative to comparables, days on market, price reductions, and market conditions.

Question 10

How does this price compare to similar homes in Kamas?

Accepted Answer

The median price for similar properties in the area is $7,675,000 (based on 3 homes). At $16,900,000, this listing is 120% above the median for comparable homes. It ranks #Premium among similar listings by value.

Question 11

What would the monthly mortgage payment be for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

At the current 30-year mortgage rate of 6.30% with 20% down, the estimated monthly principal and interest payment is $83,685. Including estimated taxes and HOA fees, the total monthly cost is approximately $89,716. A 15-year mortgage at 5.65% would be $111,549/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 12

How long has 9156 SLEEPING ROCK, Kamas been on the market?

Accepted Answer

This property has been listed for 223 days. The average days on market in Kamas is 117 days, meaning this listing is taking longer than the local average. Extended time on market may present negotiation opportunities for buyers.

Question 13

What lifestyle features does 9156 SLEEPING ROCK, Kamas offer?

Accepted Answer

Propaired's AI has identified 7 lifestyle features for this property: Pool, Golf Community, Trail/Hiking Access, Luxury Estate, Scenic Views, Hot Tub/Spa, Master-Planned Community. The primary lifestyle niche is "ski_property." These tags are derived from MLS data, property features, and location analysis.

Question 14

Does 9156 SLEEPING ROCK, Kamas have a pool?

Accepted Answer

Yes, this property includes a private pool. A hot tub/spa is also included. Utah summers can reach 100°F+, making a pool a valuable amenity. Consider seasonal maintenance costs of approximately $2,000-$4,000/year for a Utah pool.

Question 15

What makes 9156 SLEEPING ROCK, Kamas a luxury property?

Accepted Answer

This property is classified as a luxury estate based on its price point, features, and location. At 11,775 sqft on 2.61 acres, it offers premium living.  The property features scenic views.  Luxury properties in Utah benefit from no state estate tax and relatively low property tax rates.

Question 16

What recreation is near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

This property has a recreation score of 84/100. Nearby recreation includes: Jordanelle (Rock Cliff) trailhead (1.6 mi); Cutthroat Trailhead park (1.8 mi); Tuhaye Golf Course (Talisker Club) (0.7 mi); Jordanelle State Park (1.8 mi). Skiing: Deer Valley Resort (6.9 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 17

Are there hiking trails near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Yes, the nearest trailhead is Jordanelle (Rock Cliff), just 1.6 miles from the property. Jordanelle State Park is 1.8 miles away. Utah has over 10,000 miles of hiking trails across its diverse terrain, from desert canyons to alpine meadows.

Question 18

What amenities and services are near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

This property has an amenity proximity score of 46/100. Nearby services include: Grocery: Ballerina Farm Stand (4.0 mi); Hospital: Andrew P. Talbott, MD - Southwest Spine & Pain Center (6.2 mi); Pharmacy: Frontier Veterinary Care (5.1 mi); Dining: Overlook Restaurant Park City at Black Rock Mountain Resort (5.0 mi). Gas station: 5.3 miles. Gym: Onyx Club (5.0 mi).

Question 19

How far is the nearest hospital from 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest hospital is Andrew P. Talbott, MD - Southwest Spine & Pain Center, approximately 6.2 miles from the property. The nearest fire station is 3.8 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 20

What schools serve 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Assigned schools: Elementary: Midway; Middle: Rocky Mountain; High: Wasatch.   School district: Wasatch.

Question 21

What high school is near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest high school is Wasatch. View the full school profile on Propaired for test scores, enrollment, and student-to-teacher ratios.

Question 22

What elementary school is near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest elementary school is Midway. Propaired provides full school ratings and comparison data for all schools in this area.

Question 23

What middle school is near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest middle school is Rocky Mountain.

Question 24

What is the internet speed at 9156 SLEEPING ROCK, Kamas?

Accepted Answer

This property has a broadband score of 100/100 (Excellent). Best available speed: 8000 Mbps download / 8000 Mbps upload. Fiber internet is available at this address. Available providers: All West Communications (8000 Mbps, Fiber); HughesNet (100 Mbps, Satellite); Starlink (280 Mbps, Satellite). Total providers: 6.

Question 25

Is 9156 SLEEPING ROCK, Kamas in a flood zone?

Accepted Answer

This property is classified as low. FEMA flood zone: X (AREA OF MINIMAL FLOOD HAZARD). Flood insurance is not typically required but may be recommended.  Always verify current FEMA maps as they are periodically updated.

Question 26

How does this listing compare to the Kamas market?

Accepted Answer

9156 SLEEPING ROCK, Kamas is listed at $16,900,000, which is above the Kamas median of $995,000 by $15,905,000. There are currently 81 active listings in Kamas. Homes in Kamas sell in an average of 117 days. The average sale-to-list ratio is 96.3%.

Question 27

What is the Kamas real estate market like in 2026?

Accepted Answer

In 2026, the median home price in Kamas is $995,000. There are currently 81 active listings. Homes sell in an average of 117 days. The average sale-to-list ratio is 96.3%. This listing at $16,900,000 is above the Kamas 2026 median.

Question 28

Are there other homes for sale in Kamas?

Accepted Answer

Yes — there are currently 81 active listings in Kamas. Browse all Kamas homes for sale at propaired.ai/listings/ut/kamas. Prices range around a median of $995,000. Homes in Kamas are selling in about 117 days on average.

Question 29

How does this price compare to the Utah state average?

Accepted Answer

At $16,900,000, this property is above the Utah state median of $510,000 by $16,390,000. Kamas prices are 95% above the state average. Utah's housing market varies significantly by region — front-range cities near SLC are typically more expensive than rural areas.

Question 30

What is the Propaired intelligence score for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

This property has a Propaired intelligence score of 61/100, combining deal value (62), recreation access (84), amenity proximity (46), broadband quality (100), and lifestyle features (8 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 31

What heating and cooling systems does 9156 SLEEPING ROCK, Kamas have?

Accepted Answer

Heating: Forced Air,Gas: Radiant,Radiant Floor. Cooling: Central Air. Modern HVAC systems typically last 15-20 years with proper maintenance. Utah's climate ranges from sub-zero winters to 100°F+ summers, making reliable heating and cooling essential.

Question 32

What type of roof does 9156 SLEEPING ROCK, Kamas have?

Accepted Answer

The roof material is Metal. Metal roofs are highly durable and can last 40-70 years with minimal maintenance. With a 1-year-old home, reviewing recent roof inspections is recommended.

Question 33

Does 9156 SLEEPING ROCK, Kamas have a basement?

Accepted Answer

Yes, the basement is described as: Daylight,Walk-Out Access. A daylight basement features windows for natural light, making the space more livable. Check for any signs of moisture or foundation issues during the home inspection.

Question 34

What is 9156 SLEEPING ROCK, Kamas constructed from?

Accepted Answer

Construction materials include: Stone,Metal Siding,Other. Stone construction provides exceptional durability and a premium aesthetic.

Question 35

What type of flooring does 9156 SLEEPING ROCK, Kamas have?

Accepted Answer

Flooring types include: Hardwood,Tile. Hardwood floors are a premium feature that adds lasting value and can be refinished multiple times. Tile flooring is durable and ideal for high-traffic areas and bathrooms.

Question 36

What are the water and sewer connections for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Water source: Culinary. Sewer: Sewer: Connected,Sewer: Public.  Municipal sewer service means no septic maintenance costs. Water is a critical consideration in Utah's arid climate.

Question 37

What shopping and dining is near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest restaurant is Overlook Restaurant Park City at Black Rock Mountain Resort (5.0 miles away) and the nearest grocery store is Ballerina Farm Stand (4.0 miles). Coffee: Snowshoe Tommy's (5.4 mi). Banking: Zions Bank (5.4 mi). Overall amenity proximity score: 46/100.

Question 38

What would homeowner's insurance cost for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Homeowner's insurance in Utah typically ranges from 0.3% to 0.5% of the home's value annually. For a home listed at $16,900,000, expect approximately $50,700-$84,500/year ($4,225-$7,042/month).   Get multiple quotes — rates vary significantly by insurer.

Question 39

What are the estimated closing costs for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $16,900,000, expect approximately $338,000-$845,000 in closing costs. This includes title insurance, escrow fees, lender fees, recording fees, and prepaid items (insurance, taxes). Buyers should also budget for a home inspection ($300-$500), appraisal ($400-$600), and any lender-required reserves.

Question 40

How does the property tax compare to the list price at 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The annual property tax of $41,595 represents an effective rate of 0.25% relative to the list price of $16,900,000. This is below the Utah average effective rate of approximately 0.58%, which is favorable for the buyer. Property taxes in Utah are assessed by the county and can change when the property is sold.

Question 41

What are the total estimated monthly costs for 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Estimated total monthly housing cost: $95,349. This includes principal & interest ($83,685 at 6.30% with 20% down), property tax ($3,466/mo), HOA ($2,565/mo), and estimated insurance (~$5,633/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 42

Is 9156 SLEEPING ROCK, Kamas eligible for FHA or VA financing?

Accepted Answer

At $16,900,000, this property may exceed standard FHA loan limits and could require a conventional or jumbo loan. VA loans have no price cap but require VA eligibility.    Consult a mortgage lender for personalized eligibility.

Question 43

Could 9156 SLEEPING ROCK, Kamas be a 1031 exchange property?

Accepted Answer

Yes, 9156 SLEEPING ROCK, Kamas could potentially qualify for a 1031 like-kind exchange if used as an investment or business property. A 1031 exchange allows deferral of capital gains taxes by reinvesting proceeds from one investment property into another. Key requirements include identifying a replacement property within 45 days and closing within 180 days. The property must be held for investment purposes — personal residences do not qualify. Consult a qualified intermediary and tax advisor for specific guidance.

Question 44

How does 9156 SLEEPING ROCK, Kamas compare to recently sold homes nearby?

Accepted Answer

Based on 3 comparable properties, the median sold price in this area is $7,675,000. This listing is 120% above the comparable median. It ranks Premium among similar listings by value. The median for this property type specifically is $2,237,500. Comparable analysis is based on similar size, age, and location.

Question 45

Is the Kamas neighborhood appreciating in value?

Accepted Answer

Based on Zillow Home Value Index data, property values in this area have appreciated 5.3% over the past year. The current Zillow Home Value Index for this area is $1,167,461. This listing is priced at 1448% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 46

What is the price trend in Kamas?

Accepted Answer

Kamas's median price has increased 37.2% month-over-month. Current median: $995,000. Days on market have increased by 45.9% month-over-month. Homes are selling at 96.3% of list price on average. Monitor these trends to time your offer strategically.

Question 47

Is 9156 SLEEPING ROCK, Kamas overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Standard." At 120% above comparable homes, the asking price is above the local median. Verify that premium features justify the price difference. Deal score: 62/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 48

What school district is 9156 SLEEPING ROCK, Kamas in?

Accepted Answer

This property is in the Wasatch school district. Assigned elementary: Midway. Assigned middle: Rocky Mountain. Assigned high: Wasatch. School district boundaries can affect property values by 5-15%. Contact the district directly to confirm current enrollment boundaries, as they may change.

Question 49

What parks are near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest local park is Cutthroat Trailhead (1.8 miles away). The nearest state park is Jordanelle State Park (1.8 miles).  Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 50

Is there a golf course near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest golf course is Tuhaye Golf Course (Talisker Club), 0.7 miles from the property. This property is located within a golf community, which may include membership benefits and golf course views. Close proximity to a golf course is a desirable feature that can enhance property value.

Question 51

What water activities are near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Water recreation near this property includes: Jordanelle Reservoir (2.4 mi); boat ramp at Jordanelle State Park-Rock Cliff (1.6 mi).  Utah offers diverse water recreation from mountain reservoirs to desert lakes. Popular activities include boating, kayaking, paddle boarding, and fishing — a Utah fishing license is required for anglers.

Question 52

Is 9156 SLEEPING ROCK, Kamas move-in ready?

Accepted Answer

As new construction, this home is expected to be move-in ready with modern finishes and warranties.

Question 53

Does 9156 SLEEPING ROCK, Kamas come with a home warranty?

Accepted Answer

No home warranty is currently included with this property. Buyers can request a home warranty as part of the purchase negotiation — they typically cost $400-$700/year and cover major systems and appliances. This is especially valuable for older homes.

Question 54

What is the lot like at 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The lot is 2.61 acres. Lot features: Cul-De-Sac,Road: Paved,Secluded,Sprinkler: Auto-Full,Terrain: Grad Slope,View: Mountain,View: Valley,Near Golf Course,Drip Irrigation: Auto-Full,Private,View: Water. Terrain: Cul-de-Sac, Road: Paved, Secluded Yard, Sprinkler: Auto-Full, Terrain: Grad Slope, View: Mountain, View: Valley, Adjacent to Golf Course, Drip Irrigation: Auto-Full, Private, View: Water. Views: Mountain(s),Valley.  Lot characteristics affect usability, privacy, and future improvement potential.

Question 55

What utilities are available at 9156 SLEEPING ROCK, Kamas?

Accepted Answer

Available utilities include: Natural Gas Connected,Electricity Connected,Sewer Connected,Sewer: Public,Water Connected. Water source: Culinary. Sewer: Sewer: Connected,Sewer: Public. Utility costs in Utah vary by season — expect higher heating bills in winter and cooling costs in summer. Contact local utility providers for average monthly cost estimates for this address.

Question 56

Does 9156 SLEEPING ROCK, Kamas have natural gas?

Accepted Answer

Yes, this property has natural gas service — the heating system is listed as: Forced Air,Gas: Radiant,Radiant Floor. Natural gas is the most common and cost-effective heating fuel in Utah, typically 30-50% less expensive than electric heating. The cooling system (Central Air) operates separately. Natural gas availability also supports gas ranges, water heaters, and fireplaces.

Question 57

Is there EV charging near 9156 SLEEPING ROCK, Kamas?

Accepted Answer

The nearest EV charging station is ChargePoint Charging Station, approximately 5.5 miles from the property. With a 4-car garage, installing a home Level 2 EV charger is straightforward — most installations cost $500-$2,000 including the charger. Utah offers a growing EV charging network along major corridors and in urban centers. Convenient public charging is available nearby for supplemental needs.

9156 SLEEPING ROCK, Kamas, UT 84036

9156 N SLEEPING ROCK CIR, Kamas, UT 84036

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