MAMMOTH VIEW
Investment Highlights
Mammoth View Development Opportunity
Mammoth View is a prominent assemblage of seven parcels spanning 5.51 acres along Main Street. Strategically located just east of the Village at Mammoth—a bustling tourist hub known for its high-density hospitality offerings, restaurants, retail shops, and numerous town events—Mammoth View benefits from exceptional visibility and accessibility.
What sets Mammoth View apart is its unique position as a midpoint between Mammoth Lakes’ primary commercial districts and the Village at Mammoth. Most of the site is situated atop a bluff, providing unparalleled, panoramic views of the Sherwin Mountains and Mammoth Mountain, making it a truly distinctive development opportunity.
➤ 810 feet of frontage along Main Street
➤ 4.64 acres of developable land
➤ 5.51 acres of total acreage
➤ Mixed Lodging Residential (MLR – 2.0 FAR)
➤ Elevated building pads with expansive mountain views
➤ Walking distance from Mammoth Lakes Village
Mammoth View
Positioned on a knoll overlooking Main Street at the intersection of Mountain Boulevard just under half a mile from Mammoth Lakes Village and adjacent to the Viewpoint Condominiums. The property features an upsloping topography along its eastern edge and is divided into two distinct building pads: the western portion, accessible via Viewpoint Road, and the eastern portion, accessible from Mountain Boulevard.
The site is zoned Mixed Lodging Residential (MLR) under the Town of Mammoth Lakes’ updated zoning code, permitting a Floor Area Ratio (FAR) of 2.0, which offers significant development potential.
For Zoning or General Plan Details, please visit these links on the Town of Mammoth Lakes Website.
The permissible floor area ratio (FAR) for a particular project or parcel will be affected by applicable design requirements; height, setback, snow storage, parking, and stepback requirements; and other development and dimensional standards.
Previously Proposed Site Use (2011)
The current owners initiated the development process nearly 15 years ago but did not proceed to construction despite securing approvals. A previous project, approved in 2011, outlined plans for a 54-room boutique hotel, 24 townhome condominiums, and 28 standalone cabin units. The entitlements for this plan remained valid through August 2023, providing a clear development precedent and underscoring the site’s considerable potential.
Existing Topography
The property benefits from a legacy of varied commercial uses—including restaurants, a motel, and retail establishments—which has resulted in meaningful site improvements. Much of the land has been pre-graded and terraced to take advantage of its commanding views, offering immediate savings on site work and enhancing the project’s development timeline. Existing on-site water and sewer infrastructure may also reduce utility connection fees, providing further cost efficiencies.
The site’s varied topography presents a compelling development opportunity. With approximately 80 feet of elevation change across the property, there is strong potential for creative site planning and innovative building design. Elevated structures could be strategically placed to maximize panoramic views, adding both aesthetic and market value.
The natural landscape is another key asset. Mature pine trees throughout the site create a sense of place and identity, while younger trees along the Main Street frontage form a natural buffer that enhances curb appeal and blends seamlessly with the surrounding environment.
Comprised of multiple parcels, the property offers exceptional flexibility. Existing flat pad areas and utility connections allow developers to efficiently position structures, simplify infrastructure servicing, and minimize environmental disruption. With thoughtful planning, this site provides a rare opportunity to deliver a high-impact project with reduced upfront costs and enhanced long-term value.
Recent Land Sales
Outlined below is a summary of major development opportunities that have recently been sold or placed under contract. Given the subject property’s prime location within a key commercial area, examining these significant transactions is essential to gaining insight into current market trends and attitudes. These listings collectively represent most development opportunities contributing to the recent activity in the development market.
Peak Mammoth
Peak Mammoth Development Opportunity Peak Mammoth, formerly known as Mammoth Crossing, represents a premium development sale in Mammoth Lakes and stands as the most recent land sale in the area. Located just one block west of Mammoth View and mere steps from the Village Ski Gondola, transit hub, events plaza, shopping, and ski-back trail, this site embodies the Town of Mammoth Lakes’ commitment to a “feet first” pedestrian-focused vision. This sale highlights the strong potential for land development near the Village at Mammoth and marks a transformative milestone for the town, showcasing its increasing appeal among visitors from Southern California. Peak Mammoth serves as a testament to the area’s evolving landscape, with expanded accommodations designed to support rising tourism demand.
The Mammoth Crossing development sites consist of an assemblage of 18 individual properties strategically located at three of the most prominent corners in Mammoth Lakes. All three sites are designated under the “Mammoth Crossing” (MC) zoning, allowing a density of 80 rooms per acre across and a combined development capacity of 721 rooms.
Current Developments
Recent development opportunities in Mammoth Lakes underscore the remarkable market potential currently available:
Rock Springs This property, located just half a block west of Mammoth View, sold for $51.16 per square foot. Key attributes include its level topography, proximity to the Village Gondola, and pre-mitigated housing requirements, which reduce development costs. The site is currently under construction, with plans for a 5-story resort condominium featuring 118 units, 198 total bedrooms, and a 2,200-square-foot restaurant.
Minaret Parcel Spanning 3.21 acres, this parcel is under contract and permits development of 48 rooms per acre. Situated adjacent to the Peak Mammoth development, the site’s upslope terrain and irregular shape present certain development challenges.
Mammoth Hotel This entitled 101-room hotel is under construction approximately two blocks north of Mammoth View. Grading has commenced, though no completion date has been announced. Once finished, the property is anticipated to become a Marriott flagged hotel, featuring retail and dining options on the ground floor.
Mammoth Mountain’s Main Lodge The Main Lodge is undergoing a comprehensive transformation to become a year-round destination. The 35.72-acre site will include lodging, retail, restaurants, and outdoor recreation amenities. Parcel A will host a 250-key hotel and 164 residential units, while Parcel B will add 45 more units, bringing the total to 209 residential units.
Village East Property This 4.74-acre site is strategically located directly across from the Village Gondola and currently serves as an interim parking lot. Its prime location within the Village, flat topography, and inclusion in the Plaza Resort Zoning—the highest density classification under the North Village Specific Plan (NSVP)—make it an exceptional development opportunity.
Limelight Property Situated within walking distance of Mammoth View and adjacent to the Village at Mammoth, this site has steep topography, which contributed to its lower price per unit compared to competing sales. Additionally, a negative parking covenant reduced the sale price by approximately $1.3 million. The project, slated for completion in December 2025, will feature a 151-room luxury hotel and 15 managed residences, with current sales ranging from $1,700 to $2,155 per square foot. This development plays a pivotal role in the ongoing evolution of the North Village Specific Plan.
3789 Main Street Located directly across from Mammoth View, this property sold for $49 per square foot. While its location offers some comparability to Mammoth View, it is significantly smaller and unable to support a larger development. Furthermore, this parcel does not provide the same scenic mountain views as Mammoth View.
Woodsite Parcel This 4.34-acre level rectangular parcel is adjacent to the Sierra Star Golf Course and falls within the North Village Specific Plan, permitting a density of 48 rooms per acre. With development potential similar to Mammoth View, this site is currently under contract.
Market Report: May 2025 | Mammoth Lakes Real Estate
