The typical owner-occupied home in Mammoth Lakes is worth about $866,700, 18% above the California median of $734,700 and 2.6 times the national median of $332,700. Owners pay a median $4,591 a year in property taxes, about 0.53% of their home's value, lower than the California rate of 0.70%. The median household earns $98,056 a year, so the median home costs 8.8 times the median income (7.4 times for California). 56% of occupied homes here are lived in by their owners, and 78% of those owners still have a mortgage.
Mammoth Lakes at a glance
| Mammoth Lakes | California | U.S. | |
|---|---|---|---|
| Median home value | $866,700 | $734,700 | $332,700 |
| Median property tax paid per year | $4,591 | $5,124 | $3,119 |
| Property tax as a share of value | 0.53% | 0.70% | 0.94% |
| Median household income | $98,056 | $99,122 | $80,734 |
| Homes lived in by their owners | 56% | 56% | 65% |
| Owner homes with a mortgage | 78% | 67% | 61% |
| Median monthly costs, owners with a mortgage | $3,122 | $2,946 | $1,963 |
| Those costs as a share of the owners' income | 36.8% | 24.8% | 21.0% |
| Median rent | $1,645 | $2,036 | $1,413 |
| Rent as a share of renters' income | 29.6% | 32.8% | 30.6% |
| Median year homes were built | 1980 | 1976 | 1980 |
| Vacant homes | 65.6% | 7.5% | 10.1% |
| Population | 7,214 | 39,287,377 | 334,922,499 |
What a typical home costs per month in Mammoth Lakes
At this week's average 30-year rate of 7.11%, buying the median Mammoth Lakes home of $866,700 with 20% down costs about $5,408 a month, including property taxes and insurance. With an FHA loan and 3.5% down, it's about $6,991, because the loan is bigger and FHA adds mortgage insurance.
Lenders usually want housing costs under about 28% of gross income, which means an income of roughly $231,780 for the 20%-down payment. That payment is 66% of the median Mammoth Lakes household income of $98,056; at that income and 20% down, the 28% guideline points to a home of about $367,000.
The median rent here is $1,645 a month, so owning the median home costs about $3,763 a month more than renting, before you count the equity you build and any tax benefits.
| Down payment | $173,340 |
|---|---|
| Loan amount | $693,360 |
| Principal and interest | $4,664 |
| Property taxes (0.53% a year) | $383 |
| Homeowners insurance (our estimate, 0.5% a year) | $361 |
| PMI | $0 |
| Total per month | $5,408 |
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| Down payment | $30,334 |
|---|---|
| Loan amount | $851,002 |
| Principal and interest | $5,725 |
| Property taxes (0.53% a year) | $383 |
| Homeowners insurance (our estimate, 0.5% a year) | $361 |
| FHA mortgage insurance | $523 |
| Total per month | $6,991 |
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Questions about home buying in Mammoth Lakes
What is the median home value in Mammoth Lakes?
About $866,700 for owner-occupied homes, according to the Census Bureau's 2020–2024 American Community Survey.
How much are property taxes in Mammoth Lakes?
Homeowners pay a median $4,591 a year, which is about 0.53% of the median home value. Your bill depends on your home's assessed value and local rates.
What income do you need to buy a home in Mammoth Lakes?
For the median home with 20% down at 7.11%, the payment is about $5,408 a month. Keeping that under 28% of gross income takes about $231,780 a year.
More about Mammoth Lakes
- Mortgage Refinance in Mammoth Lakes
- Debt Relief in Mammoth Lakes
- Home Equity Loans in Mammoth Lakes
- Guides and quotes for mortgage refinance on our sister site, MortgageRefinance.com
Sources: U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates; Freddie Mac Primary Mortgage Market Survey, week of November 12, 2026. Estimates for small places have wide margins of error. About our data