Mammoth Lakes, California Short Term Rental Regulations Guide for Airbnb hosts

Overview: Are Short-Term Rentals Allowed in Mammoth Lakes, CA?

Short-term rentals ARE allowed in Mammoth Lakes, California, but with significant restrictions and regulatory complexity. The regulatory landscape operates on multiple jurisdictional levels—municipal, county, and state—each with distinct rules that investors must navigate carefully. The Town of Mammoth Lakes allows STRs in specific zoning districts while prohibiting them in single-family residential areas due to Measure Z, while Mono County maintains separate regulations for unincorporated areas.

What do Airbnb hosts actually earn in Mammoth Lakes?

Mammoth Lakes hosts earn a median $52,284/year with $388 ADR and 50% occupancy.

Top performers pull in $70,807+ per year.

See the full Mammoth Lakes market breakdown

How to Start a Short-Term Rental Business in Mammoth Lakes

Step 1: Determine Jurisdiction and Zoning Eligibility

Town of Mammoth Lakes:

Permitted in Commercial, Residential Multi-Family 2 (RMF-2), Resort (R), and Specific Plan (SP) zones
Prohibited in Residential Single Family (RSF), Rural Residential (RR), and Residential Multi-Family 1 (RMF-1) zones per Measure Z
Verify zoning using the Town Zoning Map

Mono County (Unincorporated Areas):

All overnight rental authorizations require use permit approval (as of current regulations)
Single units in multi-family residential complexes in Commercial Lodging High (CL-H) zones may qualify for existing non-conforming use status
All Multi-Family Residential (MFR) designations subject to current land use standards

Step 2: Assess Recent Regulatory Changes

The Town of Mammoth Lakes implemented significant regulatory changes:

October 18, 2023: Ordinance enacted impacting STR permits
Moratorium: Pause on new STR permits for certain condo complexes through May 2024
April 22, 2024: Moratorium lifted, replaced with "Certified Properties" program
Current Status: Existing permit holders may continue operations; new permits available based on zoning and compliance

Step 3: Property-Specific Analysis

Condo Complex Considerations:

Some complexes restrict STRs regardless of zoning allowances due to CC&Rs
Existing rental programs with property management companies may transfer to new owners under specific conditions
Use the Zoning Compliance Guide for detailed zone requirements

Step 4: Business Registration and Tax Compliance

Essential Requirements:

Apply for Transient Occupancy Tax (TOT) Certificate
Register for business license if operating as a business
Comply with state tax obligations

Required Documents, Permits, Licenses, and Guidelines

Town of Mammoth Lakes Requirements

Mandatory Documentation:

Certified Properties Program Registration (effective April 2024)
- Periodic property inspections
- 24/7 emergency contact information for guests
- Identified cleaning services documentation
- Operating standards compliance certification
Transient Occupancy Tax (TOT) Certificate
- Required for all transient rental properties
- Registration and ongoing tax remittance
Business License
- Applicable when operating as a business entity
- Separate from TOT certificate
Zoning Compliance Verification
- Documentation confirming property location in permitted zone
- May require professional verification

Mono County Requirements (Unincorporated Areas)

Permit Categories:

Short-term Rental Activity Permit
- Standard permit for STR operations
- Application and review process
Vacation Home Rental Permit
- Alternative designation for similar operations
- Specific requirements and standards
Use Permit
- Required for most overnight rental authorizations
- Enhanced review process for compliance

Supporting Documentation Requirements

Universal Documentation:

Property ownership verification
Proof of liability insurance
Emergency contact information
Cleaning service arrangements
Site plan and maximum occupancy documentation
Operating procedures manual
Compliance with building and safety codes

Specific Regulations by Jurisdiction

Town of Mammoth Lakes Regulations

Zoning Framework:

Permitted: Commercial (D), Old Mammoth Road (OMR), Mixed Lodging/Residential (MLR), Resort (R), Specific Plan (SP), Airport (A), Residential Multi-Family 2 (RMF-2)
Prohibited: Rural Residential (RR), Residential Single Family (RSF), Residential Multi-Family 1 (RMF-1), Affordable Housing Overlay (AH), Mobile Home Park (MHP)
Conditional: Industrial (M), Public and Quasi-Public (PS)

Operating Standards:

Compliance with Municipal Code 3.12 and 5.40
Participation in Certified Properties program
Regular inspections and maintenance requirements
24/7 emergency contact availability
Noise ordinance compliance
Waste management protocols

Recent Changes (2024):

Moratorium on new permits lifted (April 22, 2024)
Certified Properties program implemented
Enhanced accountability and inspection requirements
No numerical caps on STRs beyond zoning restrictions

Mono County Regulations (Unincorporated Areas)

Current Status:

Moratorium on new STR authorizations extended through 2024
All overnight rentals elevated to use permit approval (except single units in CL-H zones)
No new authorizations in Multi-Family Residential (MFR) designations
Ongoing policy development with Planning Commission and Board of Supervisors

Land Use Standards:

Commercial Lodging High (CL-H): Single units in multi-family complexes may qualify
Commercial Lodging Low (CL-L): Subject to use permit approval
Other designations: Require comprehensive review process

Enforcement:

Code compliance monitoring
Violation reporting system: (760) 924-1826
Regular permit reviews and renewals

California State-Level Regulations

State Requirements:

California Civil Code compliance for STR operations
Revenue and Taxation Code obligations
Building and safety code standards
Consumer protection requirements
ADA compliance considerations
Environmental regulations where applicable

Contact Information for Local Authorities

Town of Mammoth Lakes

Primary Contact:

Phone: (760) 965-3600
Fax: (760) 934-7493
Address: 437 Old Mammoth Road, Suite 230, Mammoth Lakes, CA 93546
Mailing Address: PO Box 1609, Mammoth Lakes, CA 93546
Website: https://www.townofmammothlakes.ca.gov

Business Hours:

Monday - Friday: 8:00 AM - 12:00 PM, 1:00 PM - 5:00 PM

Key Departments:

Community Development Department: (760) 965-3630
Staff Directory: Available on website for specific contact information

Email Contacts:

Sandra Moberly (Planning): smoberly@townofmammothlakes.ca.gov

Mono County Community Development

Mammoth Lakes Office:

Phone: (760) 924-1800
Fax: (760) 924-1801
Address: 1290 Tavern Road, Suite 138, PO Box 347, Mammoth Lakes, CA 93546
Hours: 8:00 AM - 12:00 PM, 1:00 PM - 5:00 PM

Bridgeport Office:

Phone: (760) 932-5420
Fax: (760) 932-5431
Address: Annex 1, 74 N. School St., PO Box 8, Bridgeport, CA 93517
Hours: 8:00 AM - 12:00 PM, 1:00 PM - 5:00 PM

Website: https://monocounty.ca.gov/community-development

Code Compliance:

Phone: (760) 924-1826
Online: Code Compliance Complaint Form available on county website

Links to Source Pages

Critical Considerations for STR Investors

Jurisdictional Complexity: The dual jurisdiction structure creates distinct regulatory pathways depending on property location within town limits versus unincorporated county areas.

Regulatory Evolution: Both Town and County continue refining STR regulations, with significant changes implemented in 2023-2024 and ongoing policy development expected.

Property-Specific Restrictions: Beyond zoning regulations, individual condo complexes and planned developments may impose additional STR restrictions through CC&Rs and conditions of approval.

Professional Consultation Recommended: Given the complexity and recent changes, investors should engage with qualified local real estate professionals, legal counsel, and the appropriate planning departments before proceeding with STR investments.

Compliance Monitoring: Active monitoring of regulatory changes and maintaining current permits and registrations is essential for ongoing STR operations in Mammoth Lakes.

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Ask the AI Advisor about Mammoth Lakes

Mammoth Lakes is a small alpine town nestled in Mono County in the Eastern Sierra Nevada region of California, with a year-round population of roughly 8,000 residents. Set at an elevation of nearly 8,000 feet and surrounded by a dramatic ring of pine-clad ridges and volcanic peaks, the town has the laid-back, outdoorsy character of a mountain resort community, where ski boots and hiking packs feel like everyday attire in every season. Mammoth Lakes is best known as a base for skiing and snowboarding on Mammoth Mountain, and it serves as a year-round gateway to some of the most spectacular wilderness in the Sierra, including the eastern approach to Yosemite National Park. The nearest major city is Los Angeles, located roughly 300 miles to the south, about a five- to six-hour drive over scenic mountain highways.

A short drive west of the town brings visitors to Mammoth Mountain Ski Area, one of the largest ski resorts in the United States, with a long season, extensive lift-accessed terrain, and a well-developed base village. The mountain is roughly 10 to 15 minutes from the town center, and in summer the same area becomes a hub for mountain biking, scenic gondola rides, and hiking among wildflower-strewn meadows.

About 30 minutes southwest of Mammoth Lakes lies Devils Postpile National Monument, a small but striking unit of the National Park System protecting a columnar basalt formation, the 101-foot Rainbow Falls, and the broad river meadows of the Middle Fork of the San Joaquin. Access is typically seasonal because the road is closed by snow for much of the year, which makes summer and early fall the prime time to visit.

North of town, a roughly 45-minute drive along US-395 leads to Mono Lake, an ancient saline lake famous for its otherworldly tufa towers rising from the water's surface. The South Tufa area, with its boardwalk and short interpretive trail, draws photographers, birdwatchers, and travelers en route between Mammoth and the Eastern Sierra's other landmarks. A little farther north, the preserved gold-mining ghost town of Bodie State Historic Park offers a remarkably intact window into the boom-and-bust mining era of the late 1800s, kept in a state of "arrested decay" under the open sky.

Mammoth Lakes stands out as a compelling base for short-term rentals because it pairs genuine small-town atmosphere with four-season recreation and a deep bench of nearby destinations, from a major ski resort to national monuments and iconic Sierra landscapes. Guests can return to a quiet residential neighborhood after a day on the slopes, a hike to alpine lakes, or a road trip to a ghost town, all within easy reach of a well-stocked, walkable town center with restaurants, trails, and a strong sense of place.