Mammoth Lakes Real Estate Market Report July 2026
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Single-Family Homes Market Overview
As of July 1, 2026, year-to-date activity shows a dramatic shift in pricing. Just 26 transactions have closed with an average price of $2,261,384 and a median of $2,037,500, a striking 56.73% increase over the 2025 full-year median, but a pull back from the 74% increase observed last month. Days on market averaged 128, consistent with the higher price points and more selective buyer pool seen so far this year. Sales volume through this point in 2026 remains in line with the same period last year, continuing a pattern of lower inventory and measured activity.
This early 2026 surge in median pricing stands out as the most significant movement in the past decade and points to strong demand for higher-end properties in a constrained market.
Single-Family Residential History Mammoth Lakes
The graph below is a representation of the median single-family home pricing reflecting the table above:
Inventory Levels
Single-family home inventory in Mammoth Lakes continues to follow a pronounced seasonal pattern. Levels remain relatively low through the spring, typically ranging from 20 to 27 active listings from January through May, before beginning to build in June. Inventory then rises sharply into the summer months, historically peaking near 31 units in August and holding elevated through September.
As of July 1, 2026, there are 31 active listings, matching the seasonal high and representing a noticeable increase from the 24 listings reported on June 1. This aligns with the normal summer influx of new inventory while still reflecting a relatively constrained overall supply compared to historical non-peak periods.
The current level supports the strong pricing momentum observed in the year-to-date sales data, as low-to-moderate inventory continues to characterize the market heading into the busiest selling season.
Condominium Market Overview
The condominium and townhome market in Mammoth Lakes has shown solid long-term growth from 2014 to 2025, with median sale prices rising from $295,000 to $795,000. Strong appreciation occurred in several years, notably 2017 (+27.27%), 2021 (+27.37%), and 2022 (+24.79%), accompanied by robust sales volume that peaked at 467 transactions in 2021.
As of July 1, 2026, year-to-date data reflects 119 sales at an average price of $923,748 and a median price of $799,000 (a modest 0.50% increase from 2025). Average days on market stands at 106, indicating steady but more measured activity compared to the pandemic-era peak. Sales volume remains healthy and consistent with recent years at this point in the season.
This segment continues to provide a more accessible entry point into the Mammoth Lakes market while benefiting from overall demand and limited inventory.
Condominium Market History
Here’s a summary of the condominium market trends over the years:
The graph below is a representation of the median condominium pricing table above:
Inventory Levels
Condominium inventory in Mammoth Lakes follows a clear seasonal pattern, remaining relatively low from January through June before rising sharply in the summer months and peaking at 129 units in August. Levels typically stay elevated through September at 127 units before moderating in the fall.
As of July 1, 2026, inventory stands at 106 units. This represents a normal seasonal increase from the winter and spring months but remains below the typical summer peak, indicating a relatively balanced and healthy supply of condominiums entering the peak selling season.
