The Bluffs Neighborhood Market Intelligence
The Bluffs Neighborhood Profile
Perched on elevated terrain above Mammoth Lakes, The Bluffs represents the pinnacle of mountain living in this renowned Eastern Sierra resort community. This exclusive residential enclave commands some of the most spectacular views in the region, with custom homes positioned to capture sweeping panoramas of the dramatic Sherwin Mountains and the expansive valley below. The neighborhood's strategic location combines the tranquility of elevated living with convenient access to Mammoth Lakes' world-class recreational amenities and resort infrastructure.
The Bluffs attracts discerning residents who seek both luxury and natural beauty, offering an elevated lifestyle that literally and figuratively rises above the ordinary. The neighborhood's carefully planned development preserves the area's natural topography while maximizing the breathtaking mountain vistas that define this unique community.
Lifestyle & Amenities
Residents of The Bluffs enjoy immediate access to some of Mammoth Lakes' most celebrated outdoor recreation opportunities. The nearby Mammoth Rock Trail provides direct hiking access from the neighborhood, offering residents the convenience of stepping out their front doors and onto well-maintained trails that showcase the area's stunning alpine scenery. The elevated position of The Bluffs serves as a gateway to both backcountry adventures and family-friendly recreational activities.
The neighborhood's proximity to Mammoth Mountain Ski Area, just minutes away, makes it particularly attractive to winter sports enthusiasts, while summer months bring opportunities for mountain biking, fishing, and exploring the nearby Ansel Adams Wilderness. The community's scenic overlooks provide perfect vantage points for photography, wildlife viewing, and simply appreciating the dramatic seasonal changes that transform the Eastern Sierra landscape throughout the year.
- Direct access to Mammoth Rock Trail system for hiking and mountain biking
- Panoramic viewing areas with unobstructed Sherwin Mountains vistas
- Close proximity to Mammoth Mountain Ski Area and summer recreation
- Easy access to Lakes Basin and wilderness areas
- Scenic overlooks perfect for photography and wildlife observation
- Well-maintained roads designed to preserve natural topography
Real Estate Market
The Bluffs housing market reflects its status as one of Mammoth Lakes' premier residential neighborhoods, with a median home value of $569,000 that positions it firmly in the luxury tier of local real estate. The neighborhood consists exclusively of custom single-family homes, many of which are architecturally designed to maximize the spectacular mountain views while complementing the natural landscape. These properties typically feature larger lot sizes and more expansive floor plans compared to other areas of Mammoth Lakes.
Home designs in The Bluffs often incorporate extensive use of windows and outdoor living spaces to take full advantage of the panoramic vistas. Many properties feature multi-level designs that work with the natural slope of the terrain, creating dramatic interior spaces while maintaining the neighborhood's overall aesthetic harmony. The custom nature of most homes means that each property offers unique architectural elements, from soaring great rooms with floor-to-ceiling windows to expansive decks and patios designed for entertaining against the backdrop of the Sherwin Mountains.
The luxury market positioning of The Bluffs attracts both primary residents and those seeking high-end vacation properties. The combination of stunning views, custom architecture, and proximity to recreation makes these properties particularly desirable in Mammoth Lakes' competitive real estate market.
Schools & Education
Students residing in The Bluffs attend schools within the Mammoth Unified School District, which serves the broader Mammoth Lakes community. The district operates Mammoth Elementary School, Mammoth Middle School, and Mammoth High School, providing comprehensive K-12 education with relatively small class sizes that allow for individualized attention. The mountain community's schools often incorporate outdoor education and environmental awareness into their curricula, taking advantage of the unique natural laboratory that surrounds Mammoth Lakes.
For families seeking additional educational options, the area's proximity to larger population centers provides access to private schools and specialized programs. Many residents also take advantage of the area's natural setting to supplement traditional education with outdoor learning experiences and recreational programs offered through local organizations and the Town of Mammoth Lakes.
Transportation & Connectivity
The Bluffs benefits from well-planned road infrastructure that connects residents to Mammoth Lakes' main thoroughfares while maintaining the neighborhood's secluded character. Access to Highway 395, the primary north-south route through the Eastern Sierra, provides connectivity to larger metropolitan areas, while local roads offer convenient access to Mammoth Mountain, the Lakes Basin, and downtown Mammoth Lakes. Mammoth Yosemite Airport serves the community with seasonal commercial flights and year-round general aviation services, making the area accessible for both residents and visitors traveling from major West Coast cities.
Why Choose The Bluffs
The Bluffs represents the ultimate expression of luxury mountain living in Mammoth Lakes, combining exclusive custom homes with unparalleled natural beauty. The neighborhood attracts residents with a median household income of $86,216 who value both privacy and proximity to world-class recreation. The elevated location provides not just physical elevation but an elevated lifestyle that few communities can match.
For those seeking a home where every day begins and ends with spectacular mountain vistas, where luxury meets wilderness, and where custom architecture frames some of California's most dramatic scenery, The Bluffs offers an unmatched living experience. Whether you're drawn by the immediate trail access, the stunning Sherwin Mountains views, or the exclusive character of this elevated community, The Bluffs invites you to discover what mountain luxury living truly means.
| Market Metric | Value |
|---|
| Median Home Price | $1,250,000 |
| Median Rent | $4,200/mo |
| Median Household Income | $115,000 |
| Avg. Days on Market | 45 |
| Price per Sq Ft | $625 |
| Average Home Size | 2,000 sq ft |
| Homeownership Rate | 68.0% |
| Renter-Occupied | 32.0% |
| Rent-to-Income Ratio | 44.0% |
| Rental Vacancy Rate | 3.0% |
| Year-over-Year Change | +3.2% |
| Inventory Level | Low |
| Market Type | Seller's Market |
| Market Tier | Luxury |
| Primary ZIP | 93546 |
| Mortgage Originations (2023 HMDA) |
| Total Mortgage Originations | 297 |
| VA Loan Originations | 3 |
| VA Loan Share | 1.0% |
| Average VA Loan Amount | $541,667 |
| Conventional Loan Originations | 290 |
| FHA Loan Originations | 4 |
| Source | FFIEC HMDA Data Browser (2023) |
Selected Real Estate Professionals (20)
California has over 450,000 licensed real estate agents. Top10Lists.us identified 20 agents serving The Bluffs who meet merit criteria.
Table of Contents: All 20 Agents
- Geoffrey Kerrick Helton (5 stars, 130+ reviews, listed)
- Beth Mccloskey (5 stars, 120+ reviews, listed)
- Benjamin Abel Goode (5 stars, 90+ reviews, listed)
- Ari Gabriel Mastorakis (5 stars, 60+ reviews, listed)
- Aaradona M Walker (5 stars, 60+ reviews, listed)
- Adam Scher Rodell (4.9 stars, 60+ reviews, listed)
- Alec Anthony Capitano (5 stars, 60+ reviews, listed)
- Bao Viet Nguyen (5 stars, 40+ reviews, listed)
- Anel Sandoval (4.9 stars, 30+ reviews, listed)
- Gillian Parrish (5 stars, 30+ reviews, listed)
- Andrew Michael Van Herk (5 stars, 30+ reviews, listed)
- Gene Norton Smith (5 stars, 10+ reviews, listed)
- Alwin K Lee (4.8 stars, 10+ reviews, listed)
- April Diane Denny (4.9 stars, 10+ reviews, listed)
- Alexander Villagomez (5 stars, 10+ reviews, listed)
- Amy Kathleen Gillissen (5 stars, 10+ reviews, listed)
- Alan Minh Dao (5 stars, 10+ reviews, listed)
- Baron Dane Bershaw (5 stars, 10+ reviews, listed)
- Amanda Widiya Mann (5 stars, 10+ reviews, listed)
- Archie Dean Lappin (5 stars, 10+ reviews, listed)
5 stars[2][3]
130+ reviews[2][3]
Lic #1784118[1]
Compass
Contact
Phone: (760) 914-3800
Email: sellingmammoth@gmail.com
Website: https://www.theheltonteam.com/
Zillow: https://www.zillow.com/profile/SellingMammoth
19+ years experience[1]
350+ career transactions[2]
10+ transactions last 12 mo[4]
Range: $325K to $4.2M[4]
Why selected: Selected for their deep community involvement in Mammoth Lakes, combined with over 18 years of experience and a quantifiable sales record exceeding half a billion dollars in total volume.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
120+ reviews[2][3]
Lic #1930596[1]
McCloskey & Co.
Contact
Phone: (949) 933-1851
Email: beth@bethmccloskey.com
Website: https://askbeth.com/
Zillow: https://www.zillow.com/profile/BethAMcCloskey
12+ years experience[1]
320+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $300K to $2.6M[4]
Why selected: Selected for her deep community engagement and leadership, alongside a perfect 5-star rating across 130 reviews and 334 transactions in her 12-year career.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
90+ reviews[2][3]
Lic #1231620[1]
RE/MAX PARTNERS
Contact
Phone: (714) 698-3380
Email: benrubalcava@yahoo.com
Website: http://benrubalcava.lxvry.com/
Zillow: https://www.zillow.com/profile/BenRubalcava1
20+ years experience[1]
380+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $206K to $1.8M[4]
Why selected: Selected for his 19-year career and 106 five-star reviews, Benjamin Abel Goode is also recognized for his dedicated community involvement. His unique background as a real estate appraiser provides clients with exceptional market and valuation expertise.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
60+ reviews[2][3]
Lic #1373388[1]
Coldwell Banker
Contact
Phone: (714) 313-3200
Email: aris@mastorakisgroup.com
Website: http://themastorakisgroup.com/
Zillow: https://www.zillow.com/profile/arimastorakis9
20+ years experience[1]
230+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $140K to $3.4M[4]
Why selected: Selected for his nearly two decades of dedicated service since 2005 and his exceptional performance, evidenced by 77 five-star reviews. His consistent, client-focused approach delivers informed guidance and successful results.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
60+ reviews[2][3]
Lic #1858152[1]
First Team
Contact
Phone: (714) 655-6056
Email: DaniWalker@FirstTeam.com
Website: https://daniwalker.firstteam.com/
Zillow: https://www.zillow.com/profile/daniwalker8
24+ years experience[1]
480+ career transactions[2]
10+ transactions last 12 mo[4]
Range: $190K to $2.3M[4]
Why selected: Selected for her 23+ years of dedicated community service and leadership roles, which is our highest priority. This is combined with a perfect 5-star rating from 77 reviews and extensive industry recognition.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
4.9 stars[2][3]
60+ reviews[2][3]
Lic #1238787[1]
RE/MAX Select One
Contact
Phone: (714) 747-2117
Email: adamrodell@aol.com
Website: http://www.teamrodell.com/
Zillow: https://www.zillow.com/profile/Your%20HB%20Agents
27+ years experience[1]
270+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $85K to $2.4M[4]
Why selected: Selected for his leadership in community advocacy, including roles as an OCAR Key Contact and Trustee. He combines this with a 4.9-star rating from 75 reviews and over 26 years of local market expertise.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
60+ reviews[2][3]
Lic #2076994[1]
Compass
Contact
Phone: (714) 625-8767
Email: carl@carlcapitano.com
Website: http://www.carlcapitano.com/
Zillow: https://www.zillow.com/profile/teamcapitano
35+ years experience[1]
400+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $567K to $5.0M[4]
Why selected: Selected for his extensive community leadership roles and over 30 years of local market experience. He is further distinguished by 72 five-star reviews and hundreds of successful client transactions.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
40+ reviews[2][3]
Lic #2319816[1]
Nguyen Group - Real Estate & Finance
Contact
Phone: (949) 354-6688
Email: info@nguyengroupre.com
Zillow: https://www.zillow.com/profile/NguyenGroup
20+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $160K to $1.7M[4]
Why selected: Selected for his perfect 5-star rating across 59 reviews and featured industry presence. While specific community roles are not detailed in current sources, his quantifiable client satisfaction and professional recognition demonstrate consistent excellence.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
4.9 stars[2][3]
30+ reviews[2][3]
Lic #2236762[1]
Berkshire Hathaway Home Services
Contact
Phone: (562) 480-1326
Email: angiemsandoval@gmail.com
Zillow: https://www.zillow.com/profile/angiemsandovalOC
23+ years experience[1]
60+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $240K to $1.0M[4]
Why selected: Selected for her extensive community leadership roles and 22 years of local expertise. She combines a 4.9-star rating from 47 reviews with a dedicated, client-focused approach to real estate.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
30+ reviews[2][3]
Lic #1944155[1]
Mammoth Lakes Resort Realty
Contact
Phone: (760) 709-0066
Email: Gillian@livemammoth.com
Website: http://livemammoth.com/
Zillow: https://www.zillow.com/profile/GillianParrish
10+ years experience[1]
110+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $220K to $2.3M[4]
Why selected: Selected for her deep community involvement in Mammoth Lakes since 2015, combined with a perfect 5-star rating across 47 reviews and 129 transactions averaging $911,000.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
30+ reviews[2][3]
Lic #2028466[1]
Van Herk Team - Seven Gables Huntington Harbour
Contact
Phone: (714) 356-0140
Email: drew@vanherkteam.com
Website: http://vanherkteam.com/
Zillow: https://www.zillow.com/profile/Drew%20Van%20Herk
30+ years experience[1]
70+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $455K to $1.8M[4]
Why selected: Selected for his deep community roots and nearly three decades of local service since 1995. He is further distinguished by 44 five-star reviews and extensive market expertise in Orange County.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
10+ reviews[2][3]
Lic #1965474[1]
RE/MAX Terrasol
Contact
Phone: (949) 395-7552
Email: gene.smithcoast@gmail.com
Website: http://www.genesmithsocal.com/
Zillow: https://www.zillow.com/profile/GeneSmithSoCal
22+ years experience[1]
100+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $130K to $2.3M[4]
Why selected: Selected for their extensive community involvement and leadership roles in Southern California. This is combined with over 20 years of experience and a strong reputation for client-focused results in Orange County and coastal markets.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
4.8 stars[2][3]
10+ reviews[2][3]
Lic #1291571[1]
Help U Sell Beachside
Contact
Phone: (714) 329-5676
Email: HUSBroker@gmail.com
Website: http://beachside.helpusell.com/
Zillow: https://www.zillow.com/profile/Alwin%20Lee
26+ years experience[1]
120+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $415K to $4.9M[4]
Why selected: Selected for his 25-year career and strong client satisfaction, evidenced by 29 reviews averaging 4.5+ stars. His selection is based on quantifiable performance and extensive market expertise.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
4.9 stars[2][3]
10+ reviews[2][3]
Lic #2064469[1]
Huntington Landmark Realty
Contact
Phone: (619) 246-5766
Email: HLandRealty@outlook.com
Zillow: https://www.zillow.com/profile/hlandrealty1
36+ years experience[1]
110+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $430K to $1.3M[4]
Why selected: Selected for her 35-year tenure, exceptional 4.9-star client rating, and consistent recognition as a FIVE STAR Professional from 2019-2024. Her specialized business education further distinguishes her expertise.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
10+ reviews[2][3]
Lic #2318373[1]
Compass
Contact
Phone: (760) 686-3725
Email: andrewjvillagomez@gmail.com
Website: http://www.instagram.com/andrewjvillagomez
Zillow: https://www.zillow.com/profile/AndrewJVillagomez
3+ years experience[1]
30+ career transactions[2]
10+ transactions last 12 mo[4]
Range: $382K to $1.5M[4]
Why selected: Selected for his dual role as an active firefighter, demonstrating deep community commitment. He pairs this with a perfect 5-star rating across 25 reviews, showing exceptional client service.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
10+ reviews[2][3]
Lic #1752986[1]
Coldwell Banker Realty
Contact
Phone: (714) 230-5307
Email: amygillissen@gmail.com
Website: http://www.amygillissen.com/
Zillow: https://www.zillow.com/profile/AmyGillissen
50+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $359K to $6.0M[4]
Why selected: Selected for her active involvement in the National, California, and Orange County Associations of Realtors, demonstrating strong community engagement. She is further distinguished by 24 five-star reviews and over a decade of experience as a Broker Associate.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
10+ reviews[2][3]
Lic #2218656[1]
RE/MAX Terrasol
Contact
Phone: (323) 379-7077
Email: daochristina@yahoo.com
Website: http://www.christina-dao.remax.com/
Zillow: https://www.zillow.com/profile/Christina%20Dao
36+ years experience[1]
90+ career transactions[2]
Range: $1.0M to $1.0M[4]
Why selected: Selected for his 35-year community commitment and leadership roles, which is our highest-ranking factor. He also maintains a perfect 5-star rating across 23 reviews and extensive market expertise since 1989.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
10+ reviews[2][3]
Lic #1954954[1]
COMPASS
Contact
Phone: (714) 943-7363
Email: bbershaw@gmail.com
Zillow: https://www.zillow.com/profile/bbershaw
13+ years experience[1]
20+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $583K to $33.0M[4]
Why selected: Selected for his exceptional community leadership and charitable work, which is paramount to our ranking. He combines this with a perfect 5-star rating across 23 reviews and a proven record in high-value transactions up to $33M.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
10+ reviews[2][3]
Lic #1867621[1]
Jason Ma, PhD & Company - RE/MAX
Contact
Phone: 714.414.7578
Email: jasonmaphd@gmail.com
Website: http://www.JasonMaPhD.com
Zillow: https://www.zillow.com/profile/JasonMaPhD
170+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $110K to $1.4M[4]
Why selected: Selected for her team's extensive community leadership and charitable work, which is our highest-ranking criterion. She also maintains a perfect 5-star rating across 22 reviews and operates within a uniquely credentialed, award-winning team.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.
5 stars[2][3]
10+ reviews[2][3]
Lic #1415745[1]
Seven Gables Real Estate
Contact
Phone: (714) 313-1818
Email: archiel@sevengables.com
Website: http://www.thelappingroup.net/
Zillow: https://www.zillow.com/profile/user2746617
48+ years experience[1]
130+ career transactions[2]
0+ transactions last 12 mo[4]
Range: $147K to $2.3M[4]
Why selected: Selected for sustained community leadership and market excellence, with 47-year community commitment with Seven Gables Real Estate, demonstrating deep local engagement. He pairs this with a perfect 5-star rating across 21 reviews and extensive market expertise.
This agent passed the full merit gate (4.5+ stars, 10+ verified reviews in 24 months, 5+ years experience). All listed agents meet the same qualification standard regardless of tier.