Mammoth Lakes Real Estate Market Report November 2026
Mammoth Lakes Real Estate Market Report November 2026
Single-Family Homes Market Overview
Single-family closings reached 54 through November 1, at an average of $2,052,435 and a median of $1,737,500. That median is 33.65% above the $1,300,000 recorded for all of 2025, and it is up from the $1,300,000 median on 45 sales through October 1. The move since last month is mix, not a broad reset. Days on market averaged 110, quicker than the 133-day average for full-year 2025, but still slower than the 83-to-101-day range of 2023 and 2024.
The count is running a little behind the same point in 2025. Held to year-end, that pace would finish near 60 sales, just under the 63 closings of 2025 and above the 57 sales seen in 2024, and about half the 123-to-126 sales of 2020 and 2021. From 2022 through 2025 the median only moved from $1,225,000 to $1,300,000. The break from that flat stretch is still the story this year.
Single-Family Residential History Mammoth Lakes
Inventory Levels
Active single-family listings stood at 24 on November 1, less than the 27 counted on October 1 and two less than the 26 on the books a year earlier. The past fourteen months have stayed inside a narrow band, from 20 listing to 31 listings. Winter and early spring never opened up: October through February held between 23 and 27, then March, April, and May dipped to 21, 22, and 20. The build came in early summer as it usually does, cresting at 31 on July 1, and has since settled back into the high 20s.
That is a modest year-over-year increase, not a release of supply. With 24 homes on the market against 45 closings already this year, the shelf remains thin, which lines up with the higher prices clearing year to date even as the latest median step was driven by a few upper-end sales.
Condominium Market Overview
Through November 1, 2026, 231 condominiums have closed at an average price of $923,495 and a median of $785,000. That median now sits 1.26% below the 2025 full-year figure of $795,000. Through October 1 the year-to-date median was still 1.01% above last year, so the latest closings turned a small gain into a small decline. The average has eased more, from $1,003,615 for all of 2025 to $926,521, which points to fewer sales at the top of the range rather than a reset in the middle. Days on market averaged 105, close to last year’s 110 and slower than the 87-to-95-day pace of 2021 through 2023.
Condo buyers are more often working to a fixed monthly budget than the single-family buyer, so a rate move shows up faster in what they can pay. Sales volume remains the firmer reading and is running ahead of the same point in 2025. Held to year-end, the pace would finish near 254 closings, above the 242 sales of 2025 and the 243 of 2024, though still well short of the 442-to-467 sales of 2020 and 2021. The move from up 1.01% last month to down 1.26% this month is a small step back on the post-2022 plateau, not a break from it. Condos remain the more attainable entry into the Mammoth Lakes market.
Condominium Market History
Here’s a summary of the condominium market trends over the years:
Inventory Levels
Condominium inventory has broken the pattern that held through most of the past year. Active listings stood at 66 on November 1, down from 75 on October 1 and from 107 on November 1, 2025. That is the lowest point on this fourteen-month series, under even the January count of 81. After last fall’s 127 listings, supply settled into a band of 90 to 96 from February through June, built only to 106 in July and August, and has since given back that gain.
With 231 condos already closed this year, that shelf is thin heading into a month that is often one of the stronger periods for escrows. Less selection, alongside the recent rise in mortgage rates, fits a market where the median has slipped from up 1.01% through October 1 to up 1.26 percent through November 1, without the release of new supply to absorb the slower pricing.
Explore more Market Reports:
Mammoth Lakes Real Estate Market Report October 2026 – Mammoth Lakes CA Homes for Sale – Matthew Lehman Real Estate
