2+ Bedroom Condos for Sale in Mammoth Lakes, CA Under $775K
There are 12 condos for sale in Mammoth Lakes, CA, with 2 to 3 bedrooms, 2 to 3 bathrooms, and 928 to 1,287 square feet of living space. Displayed asking prices range from $649,000 to $750,000, and build years from 1967 to 1986. The largest, at 50 Hidden Valley Rd #17 17, offers 3 bedrooms and 1,287 square feet for $749,000.
Mammoth Lakes sits on the eastern slope of the Sierra Nevada at roughly 7,880 feet. Condo blocks here cluster near Canyon Lodge at the base of Mammoth Mountain, with the Village at Mammoth and its gondola a short walk away. Off Old Mammoth Road, Sierra Star Golf Course and Mammoth Creek Park anchor the older neighborhoods, and the Lakes Basin lies a short drive northwest past Twin Lakes.
Free town shuttles connect most complexes to the lifts, and ski-back trails return winter skiers to their doors. Highway 395 runs about 35 miles south to Bishop, while Reno sits roughly three hours north, so day trips stay practical in every season. Mammoth Unified School District serves the town's full-time residents.
Homes in this collection
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Buying in Mammoth Lakes
The questions buyers ask us most about this collection.
Is Canyon Lodge a good area for a first-time condo buyer in Mammoth Lakes?
The Canyon Lodge area sits at the base of Mammoth Mountain, so many buyers choose it for quick access to the lifts and trails. Condo complexes here tend to be older and modest in size, which suits buyers starting out. Walk the route to the lifts yourself at different times of day to judge the commute you would actually live with.
How far is Mammoth Lakes from Bishop and Reno?
Highway 395 connects Mammoth Lakes to Bishop, about 35 miles south, which is the main route for shopping and services in the Eastern Sierra. Reno is roughly three hours north on the same highway, so it works for occasional trips. Winter road conditions can slow both drives, so plan extra time between November and April.
Can you rent a Mammoth Lakes condo on a nightly basis?
Many Mammoth Lakes condo complexes allow short-term rentals, but the rules come from each association's governing documents and from town permit requirements. Ask for the CC&Rs and the rental history before you make an offer. Confirm that any rental plans you have are allowed for the specific complex you are considering.
What should I check in the HOA documents for a Mammoth Lakes condo?
Review the HOA budget, reserve study, and any planned exterior or deck projects, since these shape future dues. Ask whether the association covers snow removal, roof work, and common-area maintenance. Pay attention to parking rules and storage for skis and gear, which vary between complexes.
What is it like to live near the Village at Mammoth in winter?
Village at Mammoth puts shops, restaurants, and the gondola within walking distance of many complexes. Winter days are busy, and parking can be tight near the base area. Free town shuttles reduce the need for a car for most daily errands and lift trips.
Is Mammoth Lakes a good place for a year-round home or a vacation condo?
Mammoth Lakes draws visitors in winter for skiing and in summer for hiking, mountain biking, and fishing around the Lakes Basin. Full-time residents often describe the off-season as quieter and more affordable for daily life. Consider how often you plan to visit and whether you want a unit you can lock up and leave for long stretches.