Question 1

What is the asking price for 1261 BLACK ROCK, Kamas?

Accepted Answer

1261 BLACK ROCK, Kamas is listed at $750,000 ($508/sqft). The original list price was $795,000, representing a reduction of $45,000. This listing is currently active and available for showings.

Question 2

How many bedrooms and bathrooms does 1261 BLACK ROCK, Kamas have?

Accepted Answer

This Residential features 3 bedrooms, 2 bathrooms, 1,477 square feet of living space. It is a 1-story home. The lot is 0.3 acres.

Question 3

When was 1261 BLACK ROCK, Kamas built?

Accepted Answer

This property was built in 2016, making it 10 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 1261 BLACK ROCK, Kamas?

Accepted Answer

1261 BLACK ROCK, Kamas is a Residential (Condominium). The architectural style is Condo; Top Level. It is located in the BLACK ROCK RIDGE subdivision. Zoning: Single-Family.

Question 5

Does 1261 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 1261 BLACK ROCK, Kamas?

Accepted Answer

Yes, this property is part of a homeowners association. HOA fees are $677 monthly. HOA fees typically cover shared amenities, landscaping, and community maintenance.

Question 7

What are the property taxes for 1261 BLACK ROCK, Kamas?

Accepted Answer

Annual property taxes for this property are approximately $3,430 (about $286/month). This represents an effective tax rate of approximately 0.46% of the list price. Property taxes in Utah vary by county and are subject to change.

Question 8

What are the key features of 1261 BLACK ROCK, Kamas?

Accepted Answer

Interior features include: Bath: Primary, Bath: Sep. Tub/Shower, Closet: Walk-In, Disposal, Oven: Gas. Exterior features include: Double Pane Windows, Patio: Covered, Secured Building, Sliding Glass Doors. The home has 1 fireplace.

Question 9

Is 1261 BLACK ROCK, Kamas a good deal?

Accepted Answer

Propaired's AI deal analysis classifies this property as a "Standard" with a deal score of 67/100. Key deal signals: 5.3% year-over-year market appreciation; 6% price reduction from original list; 77.0 days on market — potential negotiation opportunity. The price is 1% 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 $745,000 (based on 9 homes). At $750,000, this listing is 1% above the median for comparable homes. It ranks #Fair Price among similar listings by value.

Question 11

Has the price been reduced on 1261 BLACK ROCK, Kamas?

Accepted Answer

Yes, the price has been reduced by 5.7% from the original list price of $795,000 to the current price of $750,000 — a reduction of $45,000. Price reductions can indicate seller motivation or market adjustment.

Question 12

What would the monthly mortgage payment be for 1261 BLACK 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 $3,714. Including estimated taxes and HOA fees, the total monthly cost is approximately $4,677. A 15-year mortgage at 5.65% would be $4,950/month but saves significantly on interest. These are estimates — contact a lender for a personalized quote.

Question 13

How long has 1261 BLACK ROCK, Kamas been on the market?

Accepted Answer

This property has been listed for 77 days. The average days on market in Kamas is 117 days, meaning this listing is moving faster than the local average. Extended time on market may present negotiation opportunities for buyers.

Question 14

Is 1261 BLACK ROCK, Kamas a good investment property?

Accepted Answer

Based on market rental data, this property has an estimated annual rent of $57,073 with a gross rental yield of 7.6%. Net rental yield (after estimated expenses): 5.0%.  Estimated debt service coverage ratio (DSCR): 1.13. Investor score: 66/100. These are estimates based on area comparables.

Question 15

What is the estimated rental income for 1261 BLACK ROCK, Kamas?

Accepted Answer

Based on area comparables, the estimated monthly rent for this property is $4,756 ($57,072/year). The gross rent multiplier is 13.1x (lower is generally better for investors). Actual rental income will depend on property condition, local demand, and management approach.

Question 16

What lifestyle features does 1261 BLACK ROCK, Kamas offer?

Accepted Answer

Propaired's AI has identified 2 lifestyle features for this property: Scenic Views, Historic/Character. The primary lifestyle niche is "historic_character." These tags are derived from MLS data, property features, and location analysis.

Question 17

Is 1261 BLACK ROCK, Kamas near skiing?

Accepted Answer

This property is within reach of skiing. Deer Valley Resort is 6.2 miles away. Utah's world-class resorts offer 500+ inches of annual snowfall and "The Greatest Snow on Earth."

Question 18

What recreation is near 1261 BLACK ROCK, Kamas?

Accepted Answer

This property has a recreation score of 74/100. Nearby recreation includes: Lost Prospector trailhead (1.7 mi); Park City Dog Park park (1.9 mi); Promontory Club - Jack Nicklaus Course (2.5 mi); Historic Union Pacific Rail Trail SP (4.2 mi). Skiing: Deer Valley Resort (6.2 mi). Utah offers world-class outdoor recreation year-round, from skiing to hiking to national parks.

Question 19

Are there hiking trails near 1261 BLACK ROCK, Kamas?

Accepted Answer

Yes, the nearest trailhead is Lost Prospector, just 1.7 miles from the property. Historic Union Pacific Rail Trail SP is 4.2 miles away. Utah has over 10,000 miles of hiking trails across its diverse terrain, from desert canyons to alpine meadows.

Question 20

What amenities and services are near 1261 BLACK ROCK, Kamas?

Accepted Answer

This property has an amenity proximity score of 69/100. Nearby services include: Grocery: 7-Eleven (3.7 mi); Hospital: Park City Hospital (2.0 mi); Pharmacy: Kamas Foodtown Pharmacy (8.2 mi); Dining: Molina's Mexican Kitchen (0.2 mi). Gas station: 3.9 miles. Gym: Yoga Awakening with Sue (0.1 mi).

Question 21

How far is the nearest hospital from 1261 BLACK ROCK, Kamas?

Accepted Answer

The nearest hospital is Park City Hospital, approximately 2.0 miles from the property. The nearest fire station is 3.3 miles away. Proximity to emergency services is an important safety factor for homebuyers.

Question 22

What schools serve 1261 BLACK ROCK, Kamas?

Accepted Answer

Assigned schools: Elementary: Heber Valley; Middle: Wasatch; High: Wasatch.   School district: Wasatch.

Question 23

What high school is near 1261 BLACK 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 24

What elementary school is near 1261 BLACK ROCK, Kamas?

Accepted Answer

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

Question 25

What middle school is near 1261 BLACK ROCK, Kamas?

Accepted Answer

The nearest middle school is Wasatch.

Question 26

What is the internet speed at 1261 BLACK 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: AT&T (25 Mbps, Fixed Wireless); All West/Utah Inc. (8000 Mbps, Fiber); HughesNet (100 Mbps, Satellite). Total providers: 9.

Question 27

Is 1261 BLACK 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 28

How does this listing compare to the Kamas market?

Accepted Answer

1261 BLACK ROCK, Kamas is listed at $750,000, which is below the Kamas median of $995,000 by $245,000. 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 29

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 $750,000 is below the Kamas 2026 median.

Question 30

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 31

How does this price compare to the Utah state average?

Accepted Answer

At $750,000, this property is above the Utah state median of $510,000 by $240,000. 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 32

What is the Propaired intelligence score for 1261 BLACK ROCK, Kamas?

Accepted Answer

This property has a Propaired intelligence score of 65/100, combining deal value (67), recreation access (74), amenity proximity (69), broadband quality (100), and lifestyle features (2 tags). This composite score helps buyers quickly identify properties that match their priorities.

Question 33

What heating and cooling systems does 1261 BLACK ROCK, Kamas have?

Accepted Answer

Heating: Forced Air,Gas: Central,>= 95% efficiency. 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 34

What type of roof does 1261 BLACK ROCK, Kamas have?

Accepted Answer

The roof material is Asphalt. Asphalt shingles typically last 20-30 years in Utah's climate. With a 10-year-old home, reviewing recent roof inspections is recommended.

Question 35

Does 1261 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 36

What is 1261 BLACK ROCK, Kamas constructed from?

Accepted Answer

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

Question 37

What type of flooring does 1261 BLACK ROCK, Kamas have?

Accepted Answer

Flooring types include: Carpet,Tile.  Tile flooring is durable and ideal for high-traffic areas and bathrooms. Carpeted areas provide warmth and comfort, especially in bedrooms.

Question 38

What are the water and sewer connections for 1261 BLACK ROCK, Kamas?

Accepted Answer

Water source: Culinary. Sewer: Sewer: Connected.   Water is a critical consideration in Utah's arid climate.

Question 39

What shopping and dining is near 1261 BLACK ROCK, Kamas?

Accepted Answer

The nearest restaurant is Molina's Mexican Kitchen (0.2 miles away) and the nearest grocery store is 7-Eleven (3.7 miles). Coffee: Silver King Café (2.0 mi). Banking: Zions First National Bank (2.0 mi). Overall amenity proximity score: 69/100.

Question 40

What would homeowner's insurance cost for 1261 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 $750,000, expect approximately $2,250-$3,750/year ($188-$313/month).   Get multiple quotes — rates vary significantly by insurer.

Question 41

What are the estimated closing costs for 1261 BLACK ROCK, Kamas?

Accepted Answer

Closing costs in Utah typically range from 2-5% of the purchase price. For a home at $750,000, expect approximately $15,000-$37,500 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 42

How does the property tax compare to the list price at 1261 BLACK ROCK, Kamas?

Accepted Answer

The annual property tax of $3,430 represents an effective rate of 0.46% relative to the list price of $750,000. 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 43

What are the total estimated monthly costs for 1261 BLACK ROCK, Kamas?

Accepted Answer

Estimated total monthly housing cost: $4,927. This includes principal & interest ($3,714 at 6.30% with 20% down), property tax ($286/mo), HOA ($677/mo), and estimated insurance (~$250/mo). Actual costs will vary based on your down payment, credit score, and insurance quotes.

Question 44

Is 1261 BLACK ROCK, Kamas eligible for FHA or VA financing?

Accepted Answer

At $750,000, 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 45

What is the estimated cap rate for 1261 BLACK ROCK, Kamas?

Accepted Answer

The estimated cap rate (net rental yield) for this property is 5.0%, based on estimated annual rent of $57,073 and a purchase price of $750,000. A cap rate of 4-6% is typical for residential properties in growing Utah markets.

Question 46

Is Kamas a good rental market?

Accepted Answer

Estimated monthly rent in Kamas is approximately $4,387. Homes in Kamas sell in an average of 117 days, indicating moderate demand in this market. There are 81 active listings currently. Gross rental yield in this area: 7.6%. Utah's steady population growth continues to drive rental demand.

Question 47

Could 1261 BLACK ROCK, Kamas be a 1031 exchange property?

Accepted Answer

Yes, 1261 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 48

How does 1261 BLACK ROCK, Kamas compare to recently sold homes nearby?

Accepted Answer

Based on 9 comparable properties, the median sold price in this area is $745,000. This listing is 1% above the comparable median. It ranks Fair Price among similar listings by value. The median for this property type specifically is $725,000. Comparable analysis is based on similar size, age, and location.

Question 49

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 64% of the ZHVI estimate. Past appreciation is not a guarantee of future performance.

Question 50

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 51

Is 1261 BLACK ROCK, Kamas overpriced or underpriced?

Accepted Answer

Propaired's AI classifies this property as "Standard." The asking price is within 5% of the comparable median, indicating market-appropriate pricing. Deal score: 67/100. Always confirm with a local real estate professional who can provide a comparative market analysis.

Question 52

What school district is 1261 BLACK ROCK, Kamas in?

Accepted Answer

This property is in the Wasatch school district. Assigned elementary: Heber Valley. Assigned middle: Wasatch. 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 53

What parks are near 1261 BLACK ROCK, Kamas?

Accepted Answer

The nearest local park is Park City Dog Park (1.9 miles away). The nearest state park is Historic Union Pacific Rail Trail SP (4.2 miles).  Parks and green spaces contribute to quality of life and are a positive factor for property values.

Question 54

Is there a golf course near 1261 BLACK ROCK, Kamas?

Accepted Answer

The nearest golf course is Promontory Club - Jack Nicklaus Course, 2.5 miles from the property. Utah has over 80 golf courses statewide with a season running from March through November in most areas. Close proximity to a golf course is a desirable feature that can enhance property value.

Question 55

What water activities are near 1261 BLACK ROCK, Kamas?

Accepted Answer

Water recreation near this property includes: Jordanelle Reservoir (5.6 mi); boat ramp at Jordanelle State Park-Hailstone North (4.0 mi); fishing at Weber River (14.7 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 56

Is 1261 BLACK ROCK, Kamas move-in ready?

Accepted Answer

Property condition is listed as: Blt./Standing.

Question 57

Does 1261 BLACK ROCK, Kamas come with a home warranty?

Accepted Answer

Yes, a home warranty is included with this property. Home warranties typically cover major systems (HVAC, plumbing, electrical) and appliances for one year, providing peace of mind for buyers. Review the warranty terms to understand coverage limits and deductibles.

Question 58

What is the lot like at 1261 BLACK ROCK, Kamas?

Accepted Answer

The lot is 0.3 acres. Lot features: Sprinkler: Auto-Full,Terrain: Grad Slope. Terrain: Sprinkler: Auto-Full, Terrain: Grad Slope.   Lot characteristics affect usability, privacy, and future improvement potential.

Question 59

What utilities are available at 1261 BLACK ROCK, Kamas?

Accepted Answer

Available utilities include: Natural Gas Connected,Electricity Connected,Sewer Connected,Water Connected. Water source: Culinary. Sewer: Sewer: Connected. 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 60

Does 1261 BLACK ROCK, Kamas have natural gas?

Accepted Answer

Yes, this property has natural gas service — the heating system is listed as: Forced Air,Gas: Central,>= 95% efficiency. 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 61

Is there EV charging near 1261 BLACK ROCK, Kamas?

Accepted Answer

The nearest EV charging station is ChargePoint Charging Station, approximately 1.9 miles from the property. With a 1-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.

Question 62

Is 1261 BLACK ROCK, Kamas a historic or character home?

Accepted Answer

This property has been identified as a historic or character home, meaning it features distinctive architectural details, craftsmanship, or historical significance. Built in 2016, it represents mid-century design elements. Architectural style: Condo; Top Level. Historic homes may qualify for preservation tax credits. Consider potential limitations on exterior modifications if in a historic district.

1261 BLACK ROCK, Kamas, UT 84036

1261 W BLACK ROCK TRL #39L, Kamas, UT 84036

About This Property

Features & Amenities

Property Info

Financial

Structure & Systems

Parking

Schools

Property Intelligence

Recreation & Amenities

Internet & Connectivity

All Property Details

Kamas Market Context

Location

Connect with a Buyer’s Agent

Similar Homes

$745,000

$795,000

$775,000

$775,000

$695,000

Find Your Dream Home

Frequently Asked Questions

Discover