Kamas Valley at a glance
The Kamas Valley runs along S.R. 32, the only road connecting Kamas, Francis and Oakley. The three towns, Summit County and UDOT are working on a long-term S.R. 32 Corridor and City Centers Plan, with a stated desire to keep the valley's rural, agricultural character Park Record.
Kamas
Kamas is the valley's hub. The private communities of Victory Ranch and Tuhaye use Kamas mailing addresses but sit in Wasatch County Melilli Davis GroupGurr Real Estate; see the Jordanelle page for those.
Francis
In December 2025 Francis approved two conservation-subdivision annexations: Burton Ranch, with 55 single-family lots on about 92 acres that are mostly open space, and an expansion of Frontier Acres from 11 to 19 lots. With Burton Ranch, Kamas and Francis city limits touch for the first time KPCW.
Oakley
Oakley is part of the joint S.R. 32 corridor planning with Kamas and Francis Park Record. On long rural driveways, tire-track layouts cut both install and running cost HomeGuide.
Woodland
Woodland is an unincorporated community east of Kamas, so Summit County handles permits there.
Natural gas or propane
Not every location in the area has natural gas service; properties outside the main lines use propane, with tank storage and deliveries Real Estate in Park City. Hydronic boilers can run on either HomeGuide, so confirm your fuel before choosing a hydronic system.
Permits
Kamas, Francis and Oakley each handle permits inside their city limits; unincorporated areas such as Woodland go through Summit County. Victory Ranch and Tuhaye are in Wasatch County. Snow-melt involves electrical or boiler and plumbing work, so expect permits. We confirm the requirements for your address as part of planning.
Building new? See snow-melt for new construction, builders & architects.
Costs
Price depends on heated area, system type, surface and whether it's a new pour or a retrofit. Our cost guide keeps every published range, and its source, in one table.