Mammoth Lakes is a quiet mountain town known for outdoor recreation
The town of Mammoth Lakes has an elevation of nearly 8,000 feet in California's Eastern Sierra Nevada mountains. "People think Mammoth Lakes is a lake, but there's no Mammoth Lake. Though you could say there's a mammoth amount of lakes," says Danielle Bauman, a Realtor with Destination Real Estate. The town of around 7,200 is in rural Mono County, about 50 miles from the Nevada border and 180 miles from Fresno. "It's a year-round community. People come to ski or snowboard and then stay for the summer. The summers can't be beat with all the lakes and wildlife and mild temperatures." Bauman grew up in Mammoth Lakes and now lives there with her own family. "It grows on me more and more. It's very special and one of the most peaceful places I've been."
Mammoth Lakes hikers enjoy amazing views from Crystal Crag looking down over the Mammoth Lake Basin.
A mountain biker enjoys the trail in Mammoth Lakes up to Mammoth Mountain Ski Area.
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Lake life, skiing and mountain views
"Jumping into lakes is very common here, but people probably aren't swimming laps. A lot of the lakes are a bit too cold," Bauman says. To the south, the Mammoth Lakes Basin is popular for fishing, paddleboarding, hiking and camping. Twin Lakes, Lake Mary, Lake Mamie, Lake George and Horseshoe Lake are prized for their clear, glacial waters amid the mountainous terrain and evergreen forests. The Mammoth Mountain Ski Area is within a few miles drive of most homes, and June Mountain Ski Area is about 20 miles northwest. Mammoth Mountain Bike Park, Shady Rest DiscGolfPark and the Volcom Brothers Skate Park are favorites for outdoor recreation. Snowcreek Golf Course and Sierra Star Golf Course are open to the public. There are also miles of hiking trails and nearby attractions like Rainbow Falls and the Devils Postpile National Monument, a geological formation.
Fishing boat rentals are enjoyed by tourists at Mary Lake with a little safety review.
Mammoth Lakes fishermen bike up to George Lake with a view of Crystal Crag.
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Custom homes, condos and townhomes with a wide range of prices
Most of the single-family homes have custom designs, including A-frames, log cabins and lodge-style homes. Chalet-inspired features include lofts, balconies and elevated decks that add to the alpine allure. Older homes, with 1,000 square feet to 2,600 square feet, range from about $570,000 to $1.4 million. Homes built after 2000 may have five or more bedrooms and up to 5,500 square feet, with prices ranging from $2.2 to $3.8 million. Others have estimated values up to $6 million. "It definitely costs to live here. We always say if you're able to live here, then you are blessed," Bauman says. Bauman also sees a growing market for second homes as well as single-family homes used as vacation homes. Condominiums outnumber single-family homes and range from about $320,000 for a studio to over $2.2 million for a three-bedroom. There are also townhomes, priced from about $550,000 to $2.6 million. Square footage and location account for the wide price ranges for condos and townhomes, many of which are used as rental properties.
Custom homes are prevalent in Mammoth Lakes including a little ski decor.
A-Frame homes are a classic mainstay to Mammoth Lakes living.
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Many subdivisions to choose from, and some get more snow than others
The variety of subdivisions in Mammoth Lakes includes ski-in, ski-out neighborhoods and others centered on lodges with chair lifts. Other options include gated and golf course communities, mixed-use developments and areas with acre-plus lots that allow horses. Some subdivisions have homeowners associations, too. "I honestly would tell people not to limit their search to one area, because Mammoth is so diverse and a lot of the homes are custom-built. I always tell people, 'Just look at everything. It's not going to take you that long.'"
Weather can also change from neighborhood to neighborhood. "The subdivision that I grew up in is The Trails, and we call it the 'banana belt' of Mammoth Lakes because it's at a slightly lower elevation, so it has somewhat warmer temperatures and less snow," Bauman says. "Once, I was lying out suntanning on my deck in The Trails, and then I drove to Old Mammoth, where it was snowing." This is a very high-risk area for fires, according to the 2025 Fire Hazard Severity Zones map issued by the Office of the State Fire Marshal. There's also a risk for earthquakes. Due to active faults in Mono County, there can be incidents of ground shaking. Rockfalls and landslides are possible, though they mainly occur outside of residential areas.
Chalet-influenced homes enjoy walking distance to the golf course in Mammoth Lakes.
Many housing options surround the Sierra Star golf course for Summer fun in Mammoth Lakes.
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A variety of options for shopping, dining and community events
Among the commercial areas is The Village at Mammoth in the northeast part of town. The Village hosts summer events like Mammoth Reggae Festival, Mammoth JazzFest and outdoor series for movies and live music. Winter festivities at The Village include a holiday tree lighting, the Night of Lights and a New Year's Eve concert and fireworks.
A couple miles southeast of The Village are several shopping centers along Old Mammoth Road. One has a Vons grocery store and Minaret Cinemas, which shows first-run films. The movie theater also offers a kids' summer series and has served as a venue for the Mammoth Lakes Film Festival, a multiday event in May.
Mammoth Lakes has dozens of places to eat out, from cafes and bars to casual spots. The Warming Hut has from-scratch traditional dishes, and the Melt House serves grilled cheese and soups to skiers coming off the slopes. Fine-dining picks include The Mogul Restaurant for American cuisine and Skadi for European-inspired dishes.
Mammoth Lakes offers The Village At Mammoth for shopping, dining, hotels and condos.
Fine dining is found in mammoth Lakes at The Mogul with dishes like elk chops.
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Kids may attend public schools in the Mammoth Unified School District
The Mammoth Unified School District serves the area, with some students starting at Mammoth Elementary School, which earns a B-minus grade from Niche. Mammoth Middle School receives a B-plus, and Mammoth High School — the largest high school in Mono County — has an A-minus. More than a third of Mammoth High students are dual-enrolled in community college courses, and over half of its graduates attend college.
Mammoth Lakes children are the highest priority at Mammoth Elementary School.
Mammoth Lakes youth excel in academics at Mammoth High School.
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Employment trends and environmental conditions in Mammoth Lakes
Recreation and tourism are central to the economy, and many people have jobs in those sectors. "The work required to maintain a lifestyle here is worth it. There's a joke here that you're not a local if you don't have three jobs," Bauman says. The town isn't close to a central job hub, so commutes may be long. Alternatively, many people in Mammoth Lakes have remote jobs.
Mammoth Lakes residents head to Mammoth Brewing Company for the award winning beer, beer garden and great food.
Mammoth Lakes tourists enjoy views of White Mountain at twilight.
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Somewhat car-dependent, with access to pathways, buses and airports
Mammoth Lakes is fairly car-dependent, in part because of the terrain. However, getting around town doesn't require travel over long distances, so some people walk or bike. "Everything is within about 2 miles from everything else," Bauman says. Multiuse pathways like the Lakes Basin Path and the Town Loop allow e-bikes. The Eastern Sierra Transit Authority offers bus service on free fixed routes throughout town and rides with fares by reservation to Bishop and Lancaster. The Yosemite Area Regional Transportation Service (YARTS) provides seasonal rides from the Mammoth area to Yosemite National Park, which is about 40 miles to the northwest. U.S. Route 395 and state Route 203 are the major roads in the area.
Mammoth Yosemite Airport, primarily a general aviation facility, offers some passenger service, particularly during the skiing season. For more options, it's about 45 miles to the Eastern Sierra Regional Airport, which is also known as Bishop Airport. It's considered the commercial airline hub for the Mammoth area.
Written By
Robin Silberman
Photography Contributed By
Luke George
Video By
Bob Yukich
Interested in learning more about homes in this area?
Reach out to
Jonathan Mendoza,
an experienced agent in this area.
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On average, homes in Mammoth Lakes, CA sell after 92 days on the market compared to the national average of 56 days. The median sale price for homes in Mammoth Lakes, CA over the last 12 months is $850,000, down 1% from the median home sale price over the previous 12 months.
Your Mammoth Lakes dream home awaits. This south-facing retreat is nestled among lush pine and aspen trees near the Lakes Basin and Mammoth Rock. With two sides bordering Valentine Reserve and Mammoth Creek just behind the property, the home offers exceptional privacy, natural beauty, and a true Eastern Sierra setting. Inside, the walls showcase a gallery of professional Eastern Sierra
Your sunny & spacious mountain sanctuary. Located just down the street from Canyon Lodge, this 4-bed + den, 3-bath townhome is the perfect Mammoth getaway or permanent staycation. Vaulted ceilings, tons of windows, and a bright open layout make it feel more like a single-family home. The open and upgraded kitchen features new stainless steel appliances and electric stove, and three of the
A rare opportunity to acquire a residence in Mammoth's most sought-after neighborhood, where properties seldom come to market. Nestled in the serene mountainside enclave of Greyhawk, this remarkable 5 bedroom, 5 bath estate offers spectacular unobstructed mountain views, unmatched privacy, tranquility, and direct ski-in/ski-out access just steps from the slopes above Eagle Lodge. Meticulously
Excellent opportunity to own a one-of-a-kind immaculate, ski-in ski-out, luxury penthouse at Mammoth's Juniper Springs Lodge! The developer took two one bedroom units and combined them into one unit so an extra 300 square feet larger than the typical 2 bedroom. Enjoy mountain and ski slope views from both balconies! This unit features high ceilings, modern dining for 8, gorgeous stonework gas
Mountain memories and rental income await at this beautifully furnished 2-bedroom + loft, 2-bath condo in the sought-after Mammoth Creek complex! Whether you're chasing powder days, summer adventures, or a smart investment, this turnkey mountain retreat checks all the boxes. Sold fully furnished and ready to start generating income from day one, it's the perfect blend of personal getaway and
Located in the desirable Snowcreek IV resort community, this bright downstairs corner unit offers extra windows, abundant natural light, and a private mountain setting surrounded by mature trees and beautifully maintained landscaping. Enjoy views toward the meadow across the street and a peaceful atmosphere rarely found in condominium living. This meticulously maintained 2-bedroom, 2-bath home is
This oversized, prime piece of land is perfectly positioned less than 600 feet from Canyon Lodge, offering unparalleled proximity to the best of Mammoth’s outdoor activities. It’s as if the slopes are right outside your door! Build your dream mountain home, with breathtaking natural beauty in every direction. Also enjoy being close to the bike path to the Lakes Basin, The Village, and The
Updated mountain home only moments from Mammoth Mountain Canyon Lodge! This quintessential gambrel home in Mammoth Lakes, California, features 2-bedrooms plus a loft, 2 updated bathrooms, and an oversized 2-car garage. According to Google Maps, the front door of Canyon Lodge is only 0.3 miles away. About a decade ago, this home was completely renovated, and a garage was added, increasing the
Come view this well maintained one bedroom one bath downstairs corner unit centrally located in town near the Town of Mammoth Lakes free shuttle! The south facing sunroom allows lots of natural sunlight while providing extra storage. The unit is sold fully furnished in turn key condition including Samsung stainless appliances and a stackable washer and dryer. Enjoy your morning coffee on your
Great opportunity to own a one plus loft corner view unit at Viewpoint! Viewpoint is located within 200 yards to all the shops, restaurants, and events at The Village and the Village Gondola to Canyon Lodge! This immaculate tastefully furnished turn key unit has a remodeled kitchen and bath and a stacked washer/dryer in the loft! Enjoy cooking and entertaining in the open concept floorplan with
Located in highly sought-after Mammoth Ski& Racket, this property is just a short walk to Canyon Lodge,you will be on the slopes in minutes. The furnishing reflect the serene mountain environment. the kitchen has been updated and features modern countertops, newer appliances and ample storage. The condo features luxury vinyl floors and some new windows. The complex has array of amentites. Two hot
Mountain Vibes, Epic Views & Room for the Whole Crew! Welcome to one of Mammoth's rare finds—a beautifully remodeled 3-bedroom + bonus loft townhome with postcard-worthy views of Mammoth Mountain and the Sherwin Range. With over 1,400 square feet, soaring vaulted ceilings, and no neighbors above or below, this mountain retreat lives like a true home. Sip your morning coffee or après-ski beverage
Perched high above the pines with sweeping mountain views, this Bigwood condo is a fully renovated, sun -drenched end unit that feels like your own private nest above it all. This stylish 1 bedroom + loft/2 bath retreat sits in the heart of Mammoth's most coveted corridor - near Eagle Lodge, The Village and Canyon Lodge. Southern exposure floods both levels with light while the covered deck
Welcome to your dream mountain estate, a beautifully reimagined sanctuary perched gracefully above Waterford Bridge. This stunning home, located at the end of a private cul-de-sac, boasting breathtaking views of the Sherwin Mountains, Mammoth Rock and serene treetop vistas, offering a perfect blend of tranquility and adventure. Just a stone's throw from the Mammoth Bike Loop and a leisurely
Looking for the perfect ski lease? This 1-Bedroom + Loft, 2 Full Bath condo at Mountain Shadows is available November 1 – April 30 and won’t last long!Highlights:Spacious layout with large closets for all your winter gearCozy pellet stove for that mountain cabin vibe (tenant responsible for electricity & pellets)Prime center of town location – close to shops,
Now available for lease! This beautiful 1,208 sq. ft. 2-bedroom, 2-bath home is perfectly located between The Village and Canyon Lodge, offering the ideal blend of comfort and convenience. Enjoy a prime location with easy access to year-round recreation, dining, and entertainment. This is a must-see to truly appreciate all it has to offer. Call today to schedule your private showing!
Enjoy mountain living in this semi-furnished 1-bedroom plus loft, 2-bathroom condo located in the desirable Bigwood complex in Mammoth Lakes. This spacious unit offers a functional floor plan with a loft area perfect for additional sleeping space, a home office, or recreation area.Bigwood residents enjoy access to community amenities including on-site laundry facilities and a relaxing
Enjoy comfortable mountain living in this fully furnished 2-bedroom, 2-bathroom townhome located in beautiful Mammoth Lakes. This inviting home features warm wood finishes, vaulted ceilings, and large windows that bring in natural light, creating a cozy yet open mountain retreat.The living area is designed for relaxation, complete with a pellet stove for added warmth and ambiance, along
$5,500 per month
Beautiful 4BD/2BA Crowley Lake Home | Modern Finishes | Car Garage | Mountain Views
Welcome to this beautifully maintained 4-bedroom, 2-bathroom home located in one of Crowley Lake’s most desirable neighborhoods. Offering modern finishes, generous living space, and stunning mountain views, this home is perfect for those seeking comfort, functionality, and year-round outdoor living.Inside, you’ll find an open-concept floor plan filled with natural light, featuring a
Welcome to 1906 Sierra Nevada Rd Unit 39, a beautifully remodeled and fully furnished 2-bedroom + loft, 2-bathroom mountain retreat located in the highly sought-after Sunny Slopes neighborhood of Mammoth Lakes. Available on a 4-12 month lease, this exceptional home combines modern comforts, thoughtful upgrades, and timeless mountain charm in a peaceful alpine setting.Surrounded by
Welcome to 406 Monterey Place, a beautifully furnished 3-bedroom, 2-bathroom home located in a desirable Mammoth Lakes neighborhood just minutes from Eagle Lodge.This inviting home offers a bright and open layout with new flooring being installed throughout, creating a fresh and updated living space. Enjoy cozy mountain living with a wood-burning fireplace, perfect for relaxing after a
Welcome to your Mammoth Lakes getaway! This roomy Snowcreek III condo offers 3 bedrooms, a loft, and 2 bathrooms, giving you plenty of space to relax after a day on the slopes. Perfect for everyone, it’s the ultimate winter retreat.Recently upgraded, the home combines comfort and modern touches in one of Mammoth’s most sought-after communities. You’ll be just minutes from world-class
$3,850 per month
Sunny Slopes Mountain Retreat | Spacious 3BD Home with Large Yard
Welcome to 129 Sunny Slope Rd — a charming 3-bedroom, 2-bath mountain home located between Mammoth Lakes and Bishop with easy access to all the Eastern Sierra has to offer. This well-maintained home features a spacious yard, forced air heating, and a comfortable layout perfect for full-time living.The interior has been thoughtfully updated with newer kitchen appliances, updated bathrooms
$3,850 per month
Cozy Furnished 2 Bedroom / 2 Bathroom Condo in Summit – Great Mammoth Location
Welcome to Summit Unit D291, a charming and fully furnished 2-bedroom, 2-bathroom condo conveniently located in one of Mammoth Lakes’ most desirable resort-style communities.This comfortable mountain retreat offers a warm and inviting interior featuring wood accents throughout, a spacious living area with a beautiful stone fireplace, and an open dining space perfect for relaxing after a
Luxury 5-Bedroom, 6-Bathroom Mountain Retreat – Hot Tub, Fireplaces & MoreExperience the ultimate in mountain living with this stunning 5-bedroom, 6-bathroom home, offering exceptional space, privacy, and breathtaking surroundings. Designed for both comfort and entertaining, this residence is a rare long-term rental opportunity in one of the area’s most desirable
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