Is Kamas, Utah Good for Airbnb Investment?

To start an Airbnb in Kamas, Utah, begin by researching local regulations through Summit County's planning department, as Kamas falls under county jurisdiction and typically requires a Conditional Use Permit for short-term rentals, which costs approximately $500-800 and involves a public hearing process that can take 60-90 days. Contact Summit County at 435-336-3124 to confirm current zoning requirements and obtain necessary permits including business license ($50-100 annually) and potentially a transient room tax permit. Find a suitable property by searching MLS listings in Kamas where median home prices range from $400,000-600,000, focusing on areas near recreational attractions like the Uinta Mountains or Mirror Lake Highway, and ensure the property meets county fire safety and building codes. Furnish the space with mountain-themed decor, essential amenities, and outdoor gear storage since Kamas attracts outdoor enthusiasts year-round, budgeting $15,000-25,000 for a complete furnishing package. List your property on Airbnb, VRBO, and other platforms with professional photography highlighting proximity to skiing, hiking, and fishing activities, setting competitive rates of $150-300 per night depending on season and property size. Manage the property by establishing relationships with local cleaning services ($75-125 per turnover), maintenance contractors, and consider property management companies like RedAwning or Vacasa if you're not local, while maintaining compliance with Summit County's occupancy limits (typically 2 people per bedroom plus 2 additional) and noise ordinances to avoid penalties of $500-1,000 per violation.

To identify profitable short-term rental properties in Kamas, Utah, focus on properties within 10-15 minutes of Park City ski resorts and Jordanelle Reservoir, as these locations drive year-round demand from winter sports enthusiasts and summer recreation visitors. Target 3-4 bedroom cabins or mountain homes with hot tubs, fireplaces, mountain views, and outdoor spaces that can accommodate 6-10 guests, as these features command premium rates averaging $200-400 per night during peak seasons. Analyze pricing using AirDNA and Mashvisor to benchmark against similar properties, noting that Kamas typically sees 60-75% occupancy rates with seasonal variations where winter months (December-March) and summer months (June-September) generate the highest revenue. Research competition by examining listings within a 5-mile radius on Airbnb and VRBO, identifying gaps in amenities or guest capacity that your property could fill. Utilize tools like STR Helper for market analysis, connect with local property management companies such as RedAwning or Vacasa for operational insights, and consult Summit County planning departments for zoning regulations and STR permit requirements, while monitoring the Park City area's tourism trends since Kamas serves as a more affordable alternative to Park City proper with similar recreational access.

To obtain an Airbnb/STR permit in Kamas, Utah, you must first contact the Kamas City Planning Department at City Hall located at 110 North Main Street or call (435) 783-3191 to request a Conditional Use Permit application, as short-term rentals typically require special approval in residential zones. Required documents include a completed CUP application, property deed or lease agreement, site plan showing parking areas, floor plan of the rental unit, proof of liability insurance (minimum $1 million), contact information for a local property manager if you're not local, and neighbor notification forms. The application fee is approximately $350-500, with additional fees for public hearings if required. Submit your complete application to the Planning Department, which will schedule a Planning Commission meeting within 30-45 days where your application will be reviewed and neighbors can provide input. If approved by the Planning Commission, you'll receive your permit and must also obtain a business license from the city clerk for approximately $50-75 annually. The entire process typically takes 60-90 days from application submission to final approval. Kamas requires STR operators to maintain the property in residential character, provide adequate off-street parking (typically 2 spaces minimum), limit occupancy to 2 people per bedroom plus 2 additional guests, maintain quiet hours from 10 PM to 8 AM, and ensure a local contact person is available 24/7 for any issues that arise.

Short-term rentals (STRs) are generally legal in Kamas, Utah, but operate under Summit County's regulations since Kamas is an unincorporated area. Summit County requires STR operators to obtain a conditional use permit and business license, with properties subject to occupancy limits, parking requirements, and noise restrictions. The county has implemented stricter regulations in recent years, including enhanced enforcement mechanisms and neighbor notification requirements that took effect around 2021-2022. Properties must comply with fire safety codes, septic system capacity limits, and maintain adequate parking for guests. While not completely prohibited in any specific areas of Kamas, STRs face more scrutiny in residential neighborhoods where complaints about noise, traffic, or overcrowding have been reported. The county has been actively updating its STR ordinances to balance tourism revenue with community concerns, requiring operators to have local contacts available 24/7 and imposing penalties for violations including potential permit revocation.

The best areas for Airbnb investment in Kamas, Utah are the neighborhoods closest to Mirror Lake Highway (Highway 150) and the Uinta National Forest access points, particularly properties within 2-3 miles of downtown Kamas along Main Street and side streets like 100 North and 200 South. These locations are prime due to Kamas serving as the gateway to the Uinta Mountains, attracting year-round outdoor enthusiasts for activities like fishing at Mirror Lake, camping, hiking, ATV riding, and winter snowmobiling. The area near the Kamas Ranger District office and along the Weber River corridor offers excellent potential as guests prefer convenient access to trailheads while still having amenities. Properties in the residential areas between Center Street and 400 South provide a sweet spot of accessibility and quiet mountain atmosphere. The tourism season peaks from May through October with fishing, camping, and fall foliage visitors, while winter brings snowmobile enthusiasts accessing the extensive trail systems. Business travel is minimal, but the proximity to Park City (20 minutes) creates overflow demand during major events like Sundance Film Festival and peak ski seasons when Park City accommodations are full or overpriced, making Kamas an attractive alternative for visitors willing to drive for significant savings.

Airbnb properties in Kamas, Utah are subject to multiple lodging taxes including Utah's state transient room tax of 4.25% on gross receipts, Summit County's transient room tax of 3%, and potentially local municipal taxes if Kamas has enacted them (estimated at 1-2% based on similar Utah municipalities). These taxes apply to short-term rentals under 30 consecutive days and are collected from guests at the time of booking, with Airbnb automatically collecting and remitting state and county taxes directly to the Utah State Tax Commission and Summit County respectively through their tax collection agreements established around 2018-2019. Property owners must register with the Utah State Tax Commission for a sales tax license and may need to file monthly or quarterly returns depending on volume, though Airbnb's automatic collection simplifies compliance for most hosts. Exemptions typically include stays over 30 days (considered long-term rentals), government employees on official business, and certain nonprofit organization stays, though hosts should verify current exemption criteria with local tax authorities as regulations can change.

To start an Airbnb in Kamas, Utah, expect total costs around $485,000-$520,000. Property purchase represents the largest expense at $400,000-$450,000 for a median 3-bedroom home suitable for short-term rentals in this mountain community near Park City. Furnishing costs typically run $15,000-$25,000 for quality furniture, bedding, kitchen essentials, and outdoor equipment appropriate for the area's recreational tourism. Initial setup including professional photography, listing creation, and marketing materials costs $2,000-$3,000. Permits and fees include Summit County business license ($100), state tax registration ($50), and potential HOA approval processes totaling $500-$1,000. Insurance for short-term rentals runs $2,500-$4,000 annually, significantly higher than standard homeowner's policies. Utilities including electricity, gas, water, internet, and cable average $300-$400 monthly or $1,800-$2,400 for six months. First six months operating costs encompass cleaning services ($150 per turnover), supplies and amenities ($200 monthly), property management software ($50 monthly), and maintenance reserves ($300 monthly), totaling approximately $4,200-$5,400. Additional considerations include potential property management fees if outsourced (20-30% of revenue) and seasonal utility fluctuations due to Kamas' mountain climate and proximity to ski resorts.

Airbnb properties in Kamas, Utah, demonstrate strong profitability potential with average nightly rates ranging from $150-300 depending on property size and amenities, generating annual revenues of $35,000-65,000 for well-managed properties with 60-70% occupancy rates. Operating expenses typically include 25-30% for cleaning and maintenance, 3% Airbnb service fees, 15-20% for utilities and supplies, and 10-15% for property management if outsourced, resulting in net profit margins of 35-45% for most properties. Success factors in this Park City-adjacent market include proximity to skiing at Park City Mountain Resort (15 minutes), access to hiking and fishing in the Uinta Mountains, and targeting both winter sports enthusiasts and summer outdoor recreation visitors. Properties with hot tubs, mountain views, and accommodations for 6-10 guests perform exceptionally well, with some luxury cabins achieving $400+ nightly rates during peak ski season (December-March) and summer months (June-September). The market benefits from limited hotel inventory in the immediate area, strong demand from Salt Lake City visitors seeking mountain retreats, and year-round tourism appeal, though properties must navigate seasonal fluctuations with winter and summer peaks generating 70% of annual revenue while spring and fall months see reduced occupancy of 30-40%.

Airbnb investments in Kamas, Utah typically generate annual ROI of 12-18% with cash-on-cash returns ranging from 8-15%, driven by the area's proximity to Park City ski resorts and year-round outdoor recreation activities. Properties in Kamas generally reach profitability within 18-24 months, with peak performance during ski season (December-March) and summer months (June-September) when vacation rental demand is highest. The market benefits from limited hotel inventory in the immediate area, creating strong demand for short-term rentals, with average daily rates of $200-350 depending on property size and amenities. Investment properties typically require initial capital of $400,000-800,000 for suitable vacation rental homes, with gross rental yields averaging 15-22% annually before expenses, and net yields settling around 10-16% after accounting for property management, maintenance, and vacancy periods.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Kamas, Utah. Local real estate agents specializing in investment properties include Kamas Valley Realty and Park City area agents like those at Engel & Völkers Park City who cover the greater Summit County region including Kamas. National services like Awning, RedAwning, and Vacasa offer property management and investment guidance for short-term rentals in mountain markets. AirDNA provides market analytics specifically for Airbnb investments, while Mashvisor offers investment property analysis tools covering the Kamas area. Local property management companies such as Utah Mountain Escapes and Park City-based firms like RedAwning and AvantStay help investors identify and manage profitable short-term rental properties. Real estate investment firms like Roofstock and Fundrise have expanded into vacation rental markets, and specialized Airbnb investment consultants such as the STR Team and Airbnb Automated work with investors seeking properties in ski-adjacent markets like Kamas near Park City.