Question 1

What is the asking price for 1291 BLACK ROCK, Kamas?

Accepted Answer

1291 BLACK ROCK, Kamas is listed at $775,000 ($543/sqft). The original list price was $800,000, representing a reduction of $25,000. Current status: Canceled.

Question 2

How many bedrooms and bathrooms does 1291 BLACK ROCK, Kamas have?

Accepted Answer

This Residential features 3 bedrooms, 2 bathrooms, 1,428 square feet of living space. It is a 1-story home. The lot is 0.03 acres.

Question 3

When was 1291 BLACK ROCK, Kamas built?

Accepted Answer

This property was built in 2014, making it 12 years old. Built in the early 2000s, the home benefits from modern construction standards and may have updated systems.

Question 4

What type of property is 1291 BLACK ROCK, Kamas?

Accepted Answer

1291 BLACK ROCK, Kamas is a Residential (Condominium). The architectural style is Condo; Middle Level. It is located in the BLACK ROCK RIDGE subdivision.

Question 5

Does 1291 BLACK ROCK, Kamas have a garage or parking?

Accepted Answer

Yes, this property includes a 1-car garage. Total parking capacity: 1 vehicles.

Question 6

Is there an HOA for 1291 BLACK ROCK, Kamas?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $654. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 1291 BLACK ROCK, Kamas?

Accepted Answer

Annual property taxes for this property are approximately $3,197 (about $266/month). This represents an effective tax rate of approximately 0.41% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 1291 BLACK ROCK, Kamas?

Accepted Answer

Interior features include: Bath: Primary, Closet: Walk-In, Disposal, Range: Gas, Granite Countertops. Exterior features include: Deck; Covered. The home has 1 fireplace.   View: Mountain(s).

Question 9

How long has 1291 BLACK ROCK, Kamas been on the market?

Accepted Answer

This property has been listed for 155 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 10

What schools serve 1291 BLACK ROCK, Kamas?

Accepted Answer

Assigned schools: Elementary: South Summit; Middle: South Summit; High: South Summit.   School district: South Summit.

Question 11

What high school is near 1291 BLACK ROCK, Kamas?

Accepted Answer

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

Question 12

What elementary school is near 1291 BLACK ROCK, Kamas?

Accepted Answer

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

Question 13

What middle school is near 1291 BLACK ROCK, Kamas?

Accepted Answer

The nearest middle school is South Summit.

Question 14

How does this listing compare to the Kamas market?

Accepted Answer

1291 BLACK ROCK, Kamas is listed at $775,000, which is below the Kamas median of $995,000 by $220,000. 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 15

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 $775,000 is below the Kamas 2026 median.

Question 16

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 17

How does this price compare to the Utah state average?

Accepted Answer

At $775,000, this property is above the Utah state median of $510,000 by $265,000. 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 18

What heating and cooling systems does 1291 BLACK ROCK, Kamas have?

Accepted Answer

Heating: Forced Air. 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 19

What type of roof does 1291 BLACK ROCK, Kamas have?

Accepted Answer

The roof material is Asphalt. Asphalt shingles typically last 20-30 years in Utah's climate. With a 12-year-old home, reviewing recent roof inspections is recommended.

Question 20

Does 1291 BLACK ROCK, Kamas have a basement?

Accepted Answer

Yes, the basement is described as: None. Basements in Utah are common and add versatile living or storage space. Check for any signs of moisture or foundation issues during the home inspection.

Question 21

What is 1291 BLACK ROCK, Kamas constructed from?

Accepted Answer

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

Question 22

What type of flooring does 1291 BLACK 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 23

What are the water and sewer connections for 1291 BLACK 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 24

What would homeowner's insurance cost for 1291 BLACK 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 $775,000, expect approximately $2,325-$3,875/year ($194-$323/month).   Get multiple quotes — rates vary significantly by insurer.

Question 25

What are the estimated closing costs for 1291 BLACK ROCK, Kamas?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $775,000, expect approximately $15,500-$38,750 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 26

How does the property tax compare to the list price at 1291 BLACK ROCK, Kamas?

Accepted Answer

The annual property tax of $3,197 represents an effective rate of 0.41% relative to the list price of $775,000. 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 27

Is 1291 BLACK ROCK, Kamas eligible for FHA or VA financing?

Accepted Answer

At $775,000, 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 28

Could 1291 BLACK ROCK, Kamas be a 1031 exchange property?

Accepted Answer

Yes, 1291 BLACK 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 29

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 30

What school district is 1291 BLACK ROCK, Kamas in?

Accepted Answer

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

Question 31

Is 1291 BLACK ROCK, Kamas move-in ready?

Accepted Answer

Property condition is listed as: Blt./Standing.

Question 32

Does 1291 BLACK 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 33

What is the lot like at 1291 BLACK ROCK, Kamas?

Accepted Answer

The lot is 0.03 acres. Lot features: Road: Paved,Sprinkler: Auto-Full,View: Mountain. Terrain: Road: Paved, Sprinkler: Auto-Full, Terrain, Flat, View: Mountain. Views: Mountain(s).  Lot characteristics affect usability, privacy, and future improvement potential.

Question 34

What utilities are available at 1291 BLACK 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.

1291 BLACK ROCK, Kamas, UT 84036

1291 W BLACK ROCK TRL #J, Kamas, UT 84036

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