Photo: Perfect Zero from Los Angeles, CA, US · CC BY 2.0348 homes sold in Mammoth Lakes in the last year, at a typical $880K
Almost every sale is a house. Below: what each kind of home sells for, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Mammoth Lakes homes are listed.
Every place Mammoth Lakes homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Mammoth Lakes.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
Houses are 0% of Mammoth Lakes’ sales, at a typical — (year to May 2026)
348 homes sold in the year to September 2026.
About as many homes sell as usual, at 2.6 times the 2016 price
348 sales in the last year, against 570 in 2021 and a low of 288 in 2023. The typical sale went from $344K in 2016 to $880K.
Source: Redfin Data Center, MLS sales; from June 2026 each month is a 3-month rolling window, its counts divided by 3. Typical price and $/sq ft are the monthly medians, weighted by sales. Redfin stopped publishing towns’ figures by property type after May 2026, so houses and condos are shown for the year to then.
Bidding wars in Mammoth Lakes are back to pre-pandemic levels, but a third fewer homes come up for sale
We read every month of Mammoth Lakes’ home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to September 2026, 348 sales.
If you’re buying in Mammoth Lakes
- Shop in September. It brings about 46 new listings a month, close to the busiest month, with fewer bidding wars (15% over asking).
- Offer under asking. Buyers paid 96.9% of the list price on average; 8% paid over.
- You’ll usually have time. Only 8% of homes go under contract within two weeks; the typical one takes 65 days.
Summer brings the homes; spring brings the bidding wars
August has the most new listings (about 55 a month), but May is the most competitive: 20% of May sales close over asking. January has the least competition (12%).
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than California
| Mammoth Lakes now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 8% | 10% | 35% | 35% |
| Gone within two weeksShare of homes under contract within 14 days | 8% | 1% | 1% | 33% |
| Price paid vs. askingAverage sale price ÷ list price | 96.9% | 97.2% | 99.6% | 99.9% |
| Days to sellMedian days from listing to contract | 65 | 85 | 56 | 43 |
122 homes for sale on a typical day
That’s 31% fewer than in 2017–19 and well under 2015’s 252.
Mammoth Lakes ranks 551st of 560 busy California markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Mammoth Lakes is one of the state’s calmer markets.
Source: Redfin Data Center, city figures, January 2012 to September 2026 (MLS sales, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Mammoth Lakes home costs about $4,980 a month
Price: Mammoth Lakes’ typical sale, last 12 months. Property tax at Mammoth Lakes’ 0.5% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Mammoth Lakes is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in August
The month with the most choice. December has the fewest, about 31.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $880K home, about $4,660 a year.
Taxes vs. neighborsSchools
The schools grade for Mammoth Lakes, from test results, graduation and how much students grow.
Schools in Mammoth LakesTypical commute
The average one-way trip to work for people who live in Mammoth Lakes.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Post your home to Mammoth Lakes, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Mammoth Lakes. People who follow the town see it, and so do people comparing Mammoth Lakes with their own town. No commission, no listing fee.
Questions about buying a home in Mammoth Lakes
What do homes sell for in Mammoth Lakes, CA?
348 homes sold in the year to September 2026 at a typical $880K, $659 a square foot.
Is Mammoth Lakes a buyer’s or seller’s market?
A seller’s market: 100 homes were for sale in September 2026 and 32 sold, about 3.1 months of supply. Buyers paid 96.9% of asking on average.
When is the best time to buy in Mammoth Lakes?
August brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Mammoth Lakes?
About 0.5% of a home’s value a year. On a $880K home that’s near $4,660.
Where can I see homes for sale in Mammoth Lakes?
Zillow, Redfin, Realtor.com and Homes.com all carry Mammoth Lakes’ MLS listings; the search links above open each one filtered to Mammoth Lakes.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted; from June 2026 each month is a 3-month rolling window, its counts divided by 3). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).