Mammoth Lakes, California Short-Term Rental Market
Under Measure Z zoning limits, Mammoth Lakes rentals averaged $299 ADR, 38.2% occupancy and $3,103 monthly revenue in September 2026.
Quick Answer: Mammoth Lakes, California is an active short-term rental market. average occupancy in the Mammoth Lakes market area is 38%. average monthly revenue in the Mammoth Lakes market area is $3,103. average daily rate in the Mammoth Lakes market area is $299. the top operator in the Mammoth Lakes market area is RedAwning with 650 listings. market score is 45/100 (grade D).
Market data reflects the wider Mammoth Lakes market, which covers 2 areas. Regulations, taxes, and permit details below are specific to Mammoth Lakes.
Market Score Breakdown
Five dimensions StaySTRA evaluates per market.
Market Overview
Mammoth Lakes is a Sierra Nevada ski and outdoor recreation town of 7,214 residents that draws about 2.32 million visitors a year, according to a 2015 SMARI survey, the most recent public figure. This profile uses data through September 2026. Short-term rentals operate under Measure Z zoning, so rental supply is concentrated in commercial, resort and condo-oriented areas rather than spread across the whole town. In September 2026 the average Mammoth Lakes short-term rental earned an average daily rate (ADR) of $299 at 38.2% occupancy, which works out to about $3,103 in monthly revenue per listing. Compared with September 2025, occupancy is up 21.9%, ADR is up 4.9% and revenue is up 14.5%. September is a shoulder month between the summer hiking season and the ski season, so these figures sit well below the winter peak. The market tracks 3,784 listings. Entire places account for 3,752 of them (99.2%) and private rooms for only 32. By bedroom count, two-bedroom units are the largest group at 1,453 listings (38.4%), followed by 936 one-bedroom, 920 three-bedroom, 414 four-bedroom and 61 five-bedroom listings. On distribution, 2,431 listings appear on both Airbnb and Vrbo, 807 are on Airbnb only and 546 are on Vrbo only. These counts describe the Mammoth Lakes area STR market. Over the longer record, average monthly revenue per listing rose from $2,540 in 2017 to $4,959 in 2025, and the first nine months of 2026 average $5,302 per month with a $383 ADR and 47.8% occupancy. Occupancy peaked at 59.4% in 2020 and has held between 45.6% and 49.2% since 2022 before the 2026 gain.
Seasonal Patterns
| Month | Occupancy |
|---|---|
| Jan | 58% |
| Feb | 62% |
| Mar | 55% |
| Apr | 42% |
| May | 30% |
| Jun | 51% |
| Jul | 59% |
| Aug | 47% |
| Sep | 33% |
| Oct | 33% |
| Nov | 37% |
| Dec | 60% |
Month-by-month nightly rates and revenue figures for Mammoth Lakes are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Top Short-Term Rental Operators in Mammoth Lakes market area
Ranked by total active listings. Useful for understanding the competitive landscape. Operator data is published for the Mammoth Lakes market as a whole, which includes Mammoth Lakes, so these counts are not Mammoth Lakes-only figures.
| # | Operator | Listings | Reviews | Rating |
|---|---|---|---|---|
| 1 | RedAwning | 650 | 12,948 | ★ 4.48 |
| 2 | Mammoth Reservations | 183 | 5,313 | ★ 4.42 |
| 3 | Nomadness | 175 | 5,703 | ★ 4.70 |
| 4 | Central Reservations of Mammoth | 130 | 8,268 | ★ 4.68 |
| 5 | Vacasa | 128 | 9,466 | ★ 4.42 |
What Kind of STR Should I Buy in Mammoth Lakes?
Revenue and nightly-rate breakdowns by bedroom count, property tier, and dwelling type for Mammoth Lakes are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Channel Mix
Distribution of bookings across major STR platforms.
| Channel | Share |
|---|---|
| airbnb | 21.3% |
| vrbo | 14.4% |
| both | 64.2% |
Home Value Trends (Mammoth Lakes)
Typical home values, median sale prices, and the 10-year price trend for Mammoth Lakes are available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Booking Insights
Booking-window and length-of-stay analysis for Mammoth Lakes — how far ahead guests book and how to price around it — is available to StaySTRA Pro members. Unlock with StaySTRA Pro or analyze a specific address free.
Short-Term Rental Regulations
Mammoth Lakes permits short-term rentals, but only in certain zones. Measure Z (2015) limits STRs by zone. Permitted zones are Commercial (CG, CL), RMF-2, Resort (R) and the Specific Plan areas (North Village and Clearwater). Prohibited zones are RSF, RR and RMF-1. In practice this limits legal STRs to condo-heavy, resort-adjacent areas, and detached homes in traditional residential neighborhoods are generally ineligible. HOA rules may add further restrictions even in permitted zones. A permit is required. Hosts need a Certified Property Authorization Number (CPAN) under the Certified Properties Program that took effect in April 2024, plus a Business Tax Certificate and a Transient Occupancy Certificate. The CPAN costs $250 and renews annually. Operators collect a 15% Transient Occupancy Tax, raised from 13% effective January 1, 2025, plus a 1% Tourism Business Improvement District assessment, a combined 16% on gross rental revenue. Monthly tax returns are required even in months with no revenue. There is no owner-occupancy or primary-residence requirement. Enforcement is rated strict. Code Compliance monitors unpermitted rentals through an online TOT property search tool and a violation hotline (760-924-1826), and violations can bring fines and permit revocation. A moratorium on new permits in certain condo complexes ran from October 2023 to April 2024. Separately, unincorporated Mono County outside Town limits adopted Ordinance 25-005, effective February 23, 2026, requiring Use Permits and Short-Term Rental Activity Permits. Confirm current rules with the Town before buying.
Market Comparison
Mammoth Lakes shows a split profile between its peak seasons and its shoulder months. The September 2026 ADR of $299 comes with 38.2% occupancy. On an annual basis the picture is stronger, with 2026 year-to-date occupancy of 47.8% and a $383 ADR. The market is rate-driven rather than volume-driven, and the winter peak (62.0% in February) is the strongest stretch. Zoning is the reason supply stays tight in the best-located areas, which supports pricing. Management is concentrated among a few operators. RedAwning leads with 650 listings, followed by Mammoth Reservations (183), Nomadness (175), Central Reservations of Mammoth (130) and Vacasa (128). Together the top five manage 1,266 listings, about 33.5% of the 3,784 tracked. Nomadness has the highest rating of the five at 4.7, followed by Central Reservations of Mammoth at 4.677, while RedAwning’s 650 listings carry a 4.482 rating. Professionally managed listings earn a $327 ADR, 9.3% above the market average of $299. Buyers who plan to self-manage should compare that premium against management fees.
Frequently Asked Questions About Mammoth Lakes, California
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