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City · 7,214 residents · Mono County, California

Mammoth Lakes , California

In Mammoth Lakes, a typical home is worth $866,700 and typical rent is $1,645 a month. Compared with all of Mono County, the typical home value is 36% higher and the share of households that own their home is 10 points lower.

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  • Typical home value

    $866,700

    36% above the county

    18% above California

    • Mammoth Lakes
    • Mono
    • California

  • Typical rent

    $1,645a month

    About the same as the county

    19% below California

    • Mammoth Lakes
    • Mono
    • California

  • Typical household income

    $98,056a year

    About the same as the county

    About the same as California

    • Mammoth Lakes
    • Mono
    • California

  • Households that own their home

    56%

    10 points below the county

    About the same as California

    • Mammoth Lakes
    • Mono
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$817,825
3.1% more than 12 months ago
Typical rent
$3,211 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Mammoth Lakes is in Mono County. The FHA loan limit ($776,250 for a one-unit home), the fair market rents and the help on this page are those of all of Mono County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Mammoth Lakes apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Sanger, the typical home value is $364,800: 58% less than in Mammoth Lakes ($866,700).

  2. The typical home in Mammoth Lakes is worth $866,700, 36% more than in Mono County as a whole ($639,400).

  3. Nearby, in Sanger, the typical rent is $1,209: 27% less than in Mammoth Lakes ($1,645).

  4. 56% of households in Mammoth Lakes own their home, against 65% in Mono County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Mammoth Lakes

What homes there are in Mammoth Lakes, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Mammoth Lakes, the apartment is the most common kind of home: 41%, against 31% in Mono County.

Year built

In Mammoth Lakes, half of the homes were built before 1980; in Mono County, before 1980.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$3,122 a month

Mono County: $2,844 a month

Without a mortgage

$1,201 a month

Mono County: $783 a month

Owners with a mortgage

78%

Mono County: 68%

In Mammoth Lakes, 78% of owners have a mortgage, and their typical cost is $3,122 a month, against $2,844 in Mono County. Without one it drops to $1,201.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Mammoth Lakes rose 157% since 2015–2019, more than in Mono County (105%).

Rents in Mammoth Lakes rose more slowly than in Mono County: 30% since 2015–2019, against 35%.

While home values in Mammoth Lakes changed +157% and rent +30%, the typical household income rose 65%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureMammoth LakesMono CountyCaliforniaUnited States
Rental vacancy 18.6%15.9%4.2%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimateUnreliable estimate8.2%3.4%
People per household 2.092.202.842.53
Drive alone 65%62%66%69%
Carpool Unreliable estimate7%10%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimate8%3%3%
Work from home 14%17%17%15%
Other means Unreliable estimateUnreliable estimate2%2%
Typical commute Unreliable estimateUnreliable estimate20 to 29 minutes20 to 29 minutes

The rental vacancy rate in Mammoth Lakes is 18.6%, higher than in Mono County (15.9%).

Households in Mammoth Lakes are smaller: 2.09 people on average; in Mono County, 2.20.

To get to work, 65% of workers in Mammoth Lakes drive alone; in Mono County, 62%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Mammoth Lakes?

A typical home costs more than the typical income allows

We start with a typical home in Mammoth Lakes, worth $866,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 86% of the typical household income in Mammoth Lakes, which is $98,056 a year. For that payment to be 28% of income, a household would need to earn about $301,356 a year. Note: at that price the loan is above the FHA limit for Mono County ($776,250), so FHA would not insure it; the payment is only a reference.

The calculator's FHA and conventional loan limits are those of all of Mono County.

Your numbers

Local data
$

Starts at the typical home value in Mammoth Lakes. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $30,335 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$7,032

at 7.18% · 30 years

Loan amount
$851,001
Total interest
$1,224,391
Paid off in
November 2056

Includes $14,636 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,288 a month

  • Tight

    $2,288 to $2,942 a month

  • Hard

    more than $2,942 a month

    Your payment · 86%

Compared with the typical household income in Mammoth Lakes ($98,056 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$7,032
Principal & interest$5,765
Property tax$383
Home insurance$361
FHA mortgage insurance (MIP)$523

This loan is over the FHA limit

You'd borrow $836,365, but the FHA limit for a one-unit home in Mammoth Lakes is $776,250. You'd need a bigger down payment or a different loan.

You need at least $30,335 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Mammoth Lakes and Mono County

Mammoth Lakes is in Mono County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Mammoth Lakes's own numbers

Typical home value
$866,700
Typical monthly rent
$1,645
Typical yearly household income
$98,056
Households that own their home
56%
Effective property tax rate
0.53%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Mono County

FHA limit, one-unit home
$776,250
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,927
Price change over 5 years (FHFA)
+50%
Homes in a high flood-risk zone
4.3%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Mono County.

Everything about Mono County

Buying

Buying a home in Mammoth Lakes

A typical home in Mammoth Lakes is worth $866,700: 36% above the county and 18% above California. With the typical household income in Mammoth Lakes ($98,056 a year), a typical home costs 8.8 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Mammoth Lakes 8.8 years
  • Mono 6.4 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Mono County

According to FHFA’s house price index, home prices in Mono County rose 86% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Mono County.

Period County California U.S.
Last year (2025) +7.4% +0.8% +2.9%
5 years (2020–2025) +50% +40% +47%
10 years (2015–2025) +86% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Mammoth Lakes next to Mono County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Mammoth Lakes $866,700
  • Mono $639,400
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Mammoth Lakes $1,645
  • Mono $1,629
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Mammoth Lakes $98,056
  • Mono $99,415
  • California $99,122
  • United States $80,734
See the full table
Mammoth Lakes next to Mono County and California
Measure Mammoth Lakes Mono County California U.S.
Typical home value $866,700 $639,400 $734,700 $332,700
Typical monthly rent $1,645 $1,629 $2,036 $1,413
Typical yearly household income $98,056 $99,415 $99,122 $80,734
Households that own their home 56% 65% 56% 65%
Typical yearly property tax $4,591 $4,177 $5,124 $3,119
Effective property tax rate 0.53% 0.65% 0.7% 0.94%
Renters with high rent for their income 49% 49% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Mono County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Mammoth Lakes

For a typical $866,700 home in Mammoth Lakes, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Mammoth Lakes's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $7,032a month

    Above the FHA limit for Mono County ($776,250)
    Down payment
    $30,335
    Cash to close
    $56,336
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $523

  • Conventional, 5% down $6,733a month

    Least cash to close
    Down payment
    $43,335
    Cash to close
    $69,336
    Rate
    7.18%
    Mortgage insurance
    PMI · $412

  • Conventional, 20% down, no PMI $5,441a month

    Down payment
    $173,340
    Cash to close
    $199,341
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $6,242a month

    Down payment
    $130,005
    Cash to close
    $156,006
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Mammoth Lakes and for Mono County.

Property tax

Effective rate in Mammoth Lakes

0.53%of the home’s value each year

$4,591 a year for the typical owner in Mammoth Lakes.

  • Mammoth Lakes 0.53%
  • Mono 0.65%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Mono County

FEMA does not publish these numbers by city: they are for all of Mono County.

Homes in the high-risk zone
4.3%
410
Of those, with NFIP insurance
19%
County California U.S.
Homes in the high-risk zone 4.3% 2.8% 3.5%
Of those, with NFIP insurance 19% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Mammoth Lakes

Typical rent in Mammoth Lakes is $1,645 a month: about the same as the county. In Mammoth Lakes, 49% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Mono County, by unit size. To pay the 2-bedroom one ($1,927 a month) without spending more than 30% of your income, you would need to earn $37.06 an hour working full time.

HUD fair market rent for all of Mono County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,342 $25.81 $53,680
1 bedroom $1,550 $29.81 $62,000
2 bedrooms $1,927 $37.06 $77,080
3 bedrooms $2,374 $45.65 $94,960
4 bedrooms $3,185 $61.25 $127,400

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Mammoth Lakes

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Mammoth Lakes is in ZIP code 93546.

For 2 bedrooms it is $1,920: $7 less than the fair market rent for Mono County ($1,927).

  • 93546 $1,920$2,370

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Mammoth Lakes when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Mammoth Lakes

HUD lists 2 buildings with rents for lower incomes in Mammoth Lakes. These are the largest.

  • Aspen Villages at Mammoth Creek 1700 Old Mammoth Rd, Mammoth Lakes 93546 47 low-income homes · 2 bd: 24 · 3 bd: 24 · In service since 2006 · For families
  • Bristlecone Apts 3072 Chateau Rd, Mammoth Lakes 93546 32 low-income homes · In service since 1997 · For families

See all 2 buildings in Mono County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Mammoth Lakes

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Mono County. The nearest ones are below; many serve by phone or online.

A man listens closely, seated at a meeting table.

HUD counseling is free or low-cost

Assistance programs in Mammoth Lakes

No down payment, repair or rent-help program on our list is for Mammoth Lakes or Mono County. The ones below are statewide in California: they work in Mammoth Lakes the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Mammoth Lakes

The HUD-approved agencies closest to the center of Mammoth Lakes, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Community Housing Council of Fresno

    2560 W Shaw Ln Ste 101, Fresno · 73 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 7 more
    (559) 221-6919

  • Fresno Interdenominational Refugee Ministries

    1940 N Fresno St, Fresno · 74 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 11 more
    (559) 487-1500

  • Southwest Fresno Development Corp

    1424 W California Ave, Fresno · 78 miles away

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 4 more
    (559) 209-8031

All counseling agencies in California

Help in Spanish near Mammoth Lakes

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Mammoth Lakes

HUD lists no housing authority with an office in Mono County. One in a neighboring county or the state’s may serve the area.

All housing agencies in California Source: HUD

Cities

Nearby cities

The cities closest to Mammoth Lakes, with the typical home value.

Everything about Mono County Housing in California

Neighboring counties

If Mono County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Mammoth Lakes.

All guides
A mother holds her laughing daughter on a grey sofa.

Questions

Housing questions about Mammoth Lakes

Short answers with the numbers for Mammoth Lakes and all of Mono County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Mammoth Lakes?

The typical home value in Mammoth Lakes is $866,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Mono County it is $639,400.

How much does it cost to rent in Mammoth Lakes?

Typical rent in Mammoth Lakes is $1,645 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Mono County is $1,927.

What is the FHA loan limit in Mammoth Lakes?

Mammoth Lakes uses the FHA limit for all of Mono County (2026): $776,250 for a one-unit home and $1,492,800 for a four-unit home.

How much property tax do owners pay in Mammoth Lakes?

The typical homeowner in Mammoth Lakes pays $4,591 a year, according to the U.S. Census Bureau. That is 0.53% of the home’s value; in Mono County, the rate is 0.65%.

Where can I find free help to buy or rent in Mammoth Lakes?

We found no HUD-approved counseling agencies with an office in Mono County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).