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Short-Term Rental Regulations
in Mammoth Lakes, CA

Last verified: March 2026 · Report an update

Zoning & Conditions

Transient (short-term) rentals are permitted only in zones that allow transient use (Commercial, RMF-2/Multi-Family 2, Resort, and Specific Plan zones) and are prohibited in certain single-family and other residential zones per Measure Z and Town zoning. A Certified Property Authorization Number (CPAN) is required to advertise or rent for <31 days; properties must pass a town-approved inspection, comply with health/safety codes, post CPAN and maximum occupancy (standard formula = 2 guests per bedroom + 2), and maintain a 24-hour local emergency contact within 60 miles. CPANs expire annually; inspections at approval and then every four years (or earlier if complaints/changes).

How to Obtain a Permit

1) Verify zoning eligibility (Town Zoning Map/TOT Property Search), complete self-check and schedule inspection by a Town‑approved inspector; 2) Submit Certified Property Application online with required items (Business Tax Certificate number or property manager BTC, inspection report, 24‑hour local contact, trash/snow info) and pay the stated fee ($250 annually, prorated by quarter) ; 3) Town reviews application, issues CPAN valid through the calendar year; renew annually and re‑inspect every 4 years or per triggers noted in code.

Regulatory Updates — Mammoth Lakes

Proposed and recent legislation

PassedSeptember 2023

STR Permit Cap and Non-Transferability Policy

Mammoth Lakes capped total STR permits and adopted a non-transferable permit policy: when a property is sold, the STR permit expires and the new owner must reapply. Given the cap, a new permit is not guaranteed. This policy significantly affects the investment value of STR-licensed Mammoth properties.

PassedJanuary 2024

STR Fee Increases Fund Affordable Housing

Mammoth Lakes substantially increased annual STR license fees, directing proceeds to the town's affordable housing programs. The fee structure reflects the town's policy that vacation rentals contribute to the housing cost crisis and should help fund solutions.

Under ReviewMay 2025

Mono County Coordination on Unincorporated Area Rules

Mono County (governing areas outside Mammoth Lakes town limits, including June Lake and Crowley Lake) is coordinating with the town to develop consistent STR policies that prevent displacement of Mammoth-restricted operators to surrounding county areas.

Official Resources

Official Mammoth Lakes STR regulation source

Local Resources & Advocacy

California Rental Housing AssociationStatewide

Statewide advocacy organization tracking STR regulations in Mammoth Lakes and other California resort communities with aggressive permit caps.

Mammoth Lakes TourismLocal

Official destination marketing organization that tracks regulations affecting the vacation rental industry and provides compliance resources for operators.

Vacation Rental Management Association (VRMA)National

National trade association providing regulatory monitoring and advocacy for vacation rental managers in California alpine resort markets.

Frequently Asked Questions

Are short-term rentals allowed in Mammoth Lakes, CA?
Transient (short-term) rentals are permitted only in zones that allow transient use (Commercial, RMF-2/Multi-Family 2, Resort, and Specific Plan zones) and are prohibited in certain single-family and other residential zones per Measure Z and Town zoning. A Certified Property Authorization Number (CPAN) is required to advertise or rent for <31 days; properties must pass a town-approved inspection, comply with health/safety codes, post CPAN and maximum occupancy (standard formula = 2 guests per bedroom + 2), and maintain a 24-hour local emergency contact within 60 miles. CPANs expire annually; inspections at approval and then every four years (or earlier if complaints/changes).
Is a permit required to operate a short-term rental in Mammoth Lakes?
Yes, a permit is required to operate a short-term rental in Mammoth Lakes. 1) Verify zoning eligibility (Town Zoning Map/TOT Property Search), complete self-check and schedule inspection by a Town‑approved inspector; 2) Submit Certified Property Application online with required items (Business Tax Certificate number or property manager BTC, inspection report, 24‑hour local contact, trash/snow info) and pay the stated fee ($250 annually, prorated by quarter) ; 3) Town reviews application, issues CPAN valid through the calendar year; renew annually and re‑inspect every 4 years or per triggers noted in code.
How do I get a short-term rental permit in Mammoth Lakes?
1) Verify zoning eligibility (Town Zoning Map/TOT Property Search), complete self-check and schedule inspection by a Town‑approved inspector; 2) Submit Certified Property Application online with required items (Business Tax Certificate number or property manager BTC, inspection report, 24‑hour local contact, trash/snow info) and pay the stated fee ($250 annually, prorated by quarter) ; 3) Town reviews application, issues CPAN valid through the calendar year; renew annually and re‑inspect every 4 years or per triggers noted in code.
Can I still get a new STR permit in Mammoth Lakes?
STR permits in Mammoth Lakes are subject to a town-wide cap. When the cap is reached, new applicants may be waitlisted. Critically, permits do not transfer on property sale — buyers of Mammoth properties currently operating as vacation rentals must reapply, with no guarantee of receiving a permit under the cap. Verify current permit availability with the Town of Mammoth Lakes planning department before purchasing.
What taxes apply to Mammoth Lakes short-term rental income?
Mammoth Lakes operators collect town transient occupancy tax (TOT) and may owe Mono County TOT. There is no California statewide lodging tax. Airbnb and Vrbo collect and remit applicable TOT on behalf of hosts in most Mammoth Lakes bookings. Operators booking directly must register and remit to the Town of Mammoth Lakes Finance Department and Mono County as applicable.
How does the non-transferability rule affect Mammoth Lakes real estate?
Non-transferability is the most important regulatory factor for real estate investors in Mammoth Lakes. When a property with an active STR permit is sold, the permit expires. The new owner must apply for a fresh permit — and under the cap, there is no guarantee one will be issued. As a result, the income stream a current owner enjoys may not be available to the buyer. Buyers should verify current cap status and obtain independent legal advice before purchasing a Mammoth Lakes property for vacation rental purposes.
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Disclaimer

This information is for general reference only and may not reflect the most current regulations. STR regulations change frequently. Always verify requirements with official local government sources before operating a short-term rental.

Last verified: March 2026 · Suggest a correction