Mammoth Arizona Real Estate Market Report — May 2026
Mammoth is one of the most affordable real estate markets in all of Pinal County, with a May 2026 median list price near $205,000 and most homes selling well under $250,000. This is a small, slow-moving rural market… 13 to 17 active single-family listings is a typical snapshot, days on market run 120 to 280 days, and inventory is dominated by 1950s-1970s ranch and mobile homes on generous Pinal County lots. The buyer profile is a mix of mining workers commuting to the Copper Corridor, retirees seeking very low cost of living, and investors hunting cash-flow rentals or fix-and-flip projects within an hour of Tucson.
May 2026 Market Snapshot
Median Sale Price $205,000 ▲ 8.9% YoY |
Average Sale Price $218,000 ▲ Range bound |
Price / Sq Ft $147 ▲ Stable |
Homes Sold (Mo) 2 to 4 ▲ vs. 3 last year last year |
Active Listings 13 to 17 ▲ 3-month range |
Days on Market 173 days → Flat YoY |
Sale-to-List 94 to 97% → Stable |
Months of Supply 6.0+ months → Buyer-favorable |
Prices & Volume… May 2026
Mammoth pricing reflects what it is: a tiny rural mining-corridor town where most homes were built between 1955 and 1985, lot sizes are large by Arizona standards, and the buyer pool is narrow. The May 2026 median list price holds near $205,000, with the practical core of activity between $125,000 and $235,000. Below $100,000 you will find tear-down or mobile-home product. Above $300,000 the inventory is almost always acreage or a fully remodeled ranch on 1+ acres with mountain views.
Volume is light. Mammoth typically closes 2 to 4 single-family homes in a given month, which means a single transaction at $400,000 can move the average sale price meaningfully… so we report ranges instead of false-precision single numbers. Days on market run long because the buyer pool is small, financing rural properties is harder than in metro Phoenix or Tucson, and many listings price-test before adjusting. Sellers who price to comps and stage well still close in under 90 days. Sellers who anchor to a wish price routinely sit 200+ days. The market is buyer-favorable on negotiation, but the trade-off is patience.
By Zip Code
Mammoth uses a single ZIP code. All inventory rolls up here.
- 85618 (Mammoth): Median list price $205,000… range $125,000 to $235,000 typical, with occasional acreage listings above $700,000. Inventory is overwhelmingly single-family ranch and mobile homes on standard town lots or 1+ acre parcels. This ZIP also covers a stretch of unincorporated Pinal County along SR-77 between Mammoth and San Manuel, so always confirm “Town of Mammoth” jurisdiction vs unincorporated county before writing an offer… tax rates, building permits, and utility hookups differ.
Mammoth Neighborhoods & Subdivisions
Mammoth is too small to have formal subdivisions in the master-planned sense. There are no HOAs, no gated communities, and no named developer tracts inside town limits. Instead, buyers navigate Mammoth by street and orientation: the original townsite west of SR-77 (centered around Clark Street, Catalina Avenue, Verdugo Place, and the historic grid), the residential streets north and west toward the Galiuro foothills (Tiger Drive, San Pedro Drive, Dungan Drive, Old Highway 77), and the rural acreage parcels east of the San Pedro River along S River Road and the Aravaipa Road corridor heading toward the wilderness area.
Mammoth has no named master-planned subdivisions verified inside town limits. Buyers should expect to evaluate listings street-by-street rather than by neighborhood brand. All addresses on this page reflect ZIP 85618 within the Town of Mammoth corporate boundary or surrounding Pinal County parcels along SR-77.
Mammoth’s Neighboring Cities & Surrounding Markets
Mammoth sits within Pinal County… within the Central Arizona region. The closest comparable mining-corridor markets sit just north and south along SR-77, while Tucson Metro (about 65 miles south) provides the nearest regional employment, healthcare, and shopping anchor.
Explore All of Pinal County Real Estate
Pinal County stretches from the I-10 growth corridor in the west to the rural Copper Corridor and Galiuro Mountains in the east. Mammoth sits in the eastern, rural half of the county… a very different market from Maricopa, Casa Grande, and Florence on the Phoenix-side growth corridor. Compare Pinal options before committing.
▶Pinal County Real Estate Guide◀Schools & School Districts
Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), the Mammoth-San Manuel Unified District earned a C grade at the LEA (district) level across its three schools. This single K-12 district serves both Mammoth and the neighboring community of San Manuel, with one elementary school in Mammoth, one junior high in San Manuel, and one high school in San Manuel. Families buying in Mammoth need to factor in the 8-mile bus ride south on SR-77 for grades 6-12.
Mammoth-San Manuel Unified District… C-Rated District
First Avenue Elementary School (located in Mammoth at 200 N 1st Ave) earned a C letter grade in the official ADE FY25 release with 57.5 total points earned, the only K-5 campus serving Town of Mammoth families. The district is small by Arizona standards (three schools total) and resources are limited compared with metro Phoenix or Tucson districts. School choice options outside the district require open-enrollment applications to Oracle Schools (Catalina, about 30 miles south) or remote/online options.
Mammoth-San Manuel Unified District… C-Rated District
San Manuel Junior High and San Manuel High School both posted C letter grades in ADE FY25 (Junior High: 61.37 points; High School: 49.45 points). Both campuses sit in San Manuel, 8 miles south of Mammoth. The high school serves a small, consolidated student body and is the only public 9-12 option without crossing district lines.
First Avenue Elementary School
Per ADE FY25 official data, First Avenue Elementary earned a C letter grade with 57.5 total points earned out of 100 eligible. This is the only elementary school inside Town of Mammoth limits and is the campus most Mammoth buyers ask about when relocating with K-5 children.
ADE FY25: C 57.5 pts In Mammoth town limitsSchool zone assignments for Mammoth-San Manuel USD are district-wide rather than zoned by sub-neighborhood. Verify current grade-level capacity with the district office at 520-385-2337 before closing on a Mammoth home if school assignment is a decision driver.
Source note: All letter grades on this page reflect the official Arizona Department of Education FY25 A-F release (April 15, 2026), the most current state-issued data available. Third-party aggregators (Niche, GreatSchools, SchoolGrade) are secondary references only and do not override official ADE grades.
Safety & Crime in Mammoth
Safety data for very small towns is statistically volatile. With a residential population of roughly 935 to 1,200, a single incident moves Mammoth’s per-capita crime rate dramatically year over year, so buyers should weight third-party safety grades carefully and look at trend lines rather than single-year snapshots. That said, the public data sources do flag elevated crime metrics versus the Arizona and US averages, and they deserve a direct, honest look.
Law Enforcement Jurisdiction in Mammoth
Mammoth is an incorporated town with primary law enforcement provided by the Mammoth Police Department, headquartered at 125 N. Clark Street, Mammoth, AZ 85618. After-hours and non-emergency calls route through the Pinal County Sheriff’s Office at 520-866-5111 (extension 2). The Pinal County Sheriff’s Office Region B (Baker Region, headquartered in Florence) provides backup patrol coverage for unincorporated areas immediately surrounding the town, including stretches of SR-77 and the rural parcels east of the San Pedro River. The Arizona Department of Public Safety handles highway enforcement on State Route 77, the Copper Corridor highway that runs through Mammoth. This single-agency-primary, county-backup structure is normal for small incorporated Pinal County towns and matters to buyers evaluating rural parcels at the edge of town limits where jurisdiction can shift block by block.
Mammoth Safety Snapshot
The figures below come from CrimeGrade.org and AreaVibes, which apply national-comparison scoring models. Read them in the context of Mammoth’s very small population base.
CrimeGrade.org rates Mammoth in the 3rd percentile for safety, meaning it scores less safe than 97% of US cities on the violent crime composite. Local sources put the practical picture closer to “low absolute volume, small denominator.” City-Data’s 2024 Mammoth crime index reads 27 against a US average of 235.3, and FBI Uniform Crime Reports show zero homicides in the most recent reporting year. The Mammoth Police Department operates with 4 sworn officers per the latest agency reporting, supplemented by Pinal County Sheriff and AZ DPS coverage. CrimeGrade notes the west side of town generally posts the lowest incident counts. As always, your real-estate agent should pull the most recent neighborhood-level crime data for any specific property before you close.
Major Employers & Commute
Mammoth itself has a very small employment base… the Town of Mammoth municipal staff, Mammoth-San Manuel USD, a few local retail and service businesses, and the Mammoth Police Department. Real economic gravity comes from the Copper Corridor mining operations to the north and the Tucson Metro economy to the south. Most working-age Mammoth residents commute, and the commute distance is the single biggest lifestyle factor for buyers relocating here.
Top employers within commuting distance
Major employers within commuting distance include the ASARCO Ray Mine in Kearny (about 38 miles north via SR-77… one of the largest open-pit copper mines in the United States), the ASARCO Hayden Smelter (45 miles north, Pinal/Gila county line), Mammoth-San Manuel Unified School District (district employer for all three school campuses), the Town of Mammoth municipal government and police department, Oracle State Park and the Coronado National Forest ranger operations (30 to 45 miles south), the Eagle Crest Ranch and surrounding agricultural operations along the San Pedro River, Banner-University Medical Center Tucson (65 miles south via SR-77 and I-10), the University of Arizona (65 miles south, both employer and student population driver), Raytheon Missile Systems Tucson (75 miles south, regional defense employer), and Davis-Monthan Air Force Base (70 miles south). The Resolution Copper project in Superior, currently stalled in federal review, would add a major new employment node if it advances. Buyers should plan around a 1-hour-plus one-way commute in most directions.
What Mammoth Residents Say
Public reviews of Mammoth on Niche and similar resident-review platforms cluster around a few consistent themes: very low cost of living, tight-knit small-town feel, strong mountain and river scenery, and trade-offs around amenity access and commute distance. Themes below paraphrase those reviews; we do not publish quotes attributed to specific named individuals.
“You can buy a home here for what a down payment costs in Tucson. The mountains, the river, the quiet… that’s why we came. The drive to a grocery store is the price you pay, and we made peace with it.”
Why Mammoth Arizona Real Estate Matters in 2026
Mammoth Arizona Real Estate matters in 2026 for a very specific buyer profile: the value-driven buyer who wants land, mountain views, river access, and a sub-$250,000 entry price… and who is willing to accept the commute and amenity trade-offs that come with rural Pinal County. This is not a speculative growth market in the I-10 corridor sense. It is a slow, affordable, mining-economy-anchored small town where dollars buy meaningfully more square footage and lot size than anywhere in Maricopa County, Tucson Metro, or even the Phoenix-side Pinal growth corridor.
Key drivers supporting Mammoth Arizona Real Estate include:
- Affordability… Median list near $205,000 puts Mammoth among the most affordable real estate markets in Arizona, period. Cash buyers and rural-financing buyers can acquire move-in-ready ranch homes well under $200,000 on lots that would cost five times more in the Phoenix metro.
Mammoth is not for everyone. The market suits buyers who understand rural Arizona, who can verify septic, well, and utility hookups, and who are not relying on rapid appreciation or speculative growth. For the right buyer… mining-corridor workers, retirees on fixed income, investors targeting cash-flow rentals, or families fleeing higher-cost Arizona markets… it offers a level of value that has nearly disappeared elsewhere in the state. Work with a dedicated full-time agent who actually knows rural Pinal County, not a residential metro agent dipping in for a one-off transaction. The diligence on rural property is different, and the cost of getting it wrong is real.
May 2026… Buyer & Seller Takeaways
- Buyers: You have leverage. With 6+ months of supply, 173 days on market, and a tiny buyer pool, sellers expect negotiation. Verify septic, well, propane, and utility status before any offer. Inspect roof and HVAC carefully on 1960s-1970s ranch homes… they dominate inventory.
- Sellers: Price to comps, not to your wish number. Mammoth listings that anchor above the $235,000 ceiling regularly sit 200+ days. Get pre-listing repairs done, stage minimally but cleanly, and accept that your buyer pool is narrow but real.
- Investors: Sub-$200,000 acquisitions are achievable. Cash-flow rentals work when the tenant pool (mining workers, retirees, district employees) aligns with the asset. BRRR strategy is viable on dated ranch homes if you account for rural permitting.
- Mining corridor workers: If you work at Ray Mine, Hayden Smelter, or one of the surrounding operations, Mammoth puts you 30-45 minutes from the gate in either direction… cheaper than Kearny and more amenity-adjacent than San Manuel.
- Retirees: Lowest cost of living anywhere in Pinal County. Plan around Tucson for healthcare specialists and major retail. Mountain and river scenery is the lifestyle payoff.
- Land buyers: Acreage parcels along S River Road, Aravaipa Road, and the surrounding Pinal County range from $4,997 (small infill lots) to $164,900 (44-acre parcels) to $225,000 (80-acre horse property). Verify access, water rights, and septic feasibility before purchase.
Frequently Asked Questions
The median list price in Mammoth in May 2026 is approximately $205,000 with the practical core of active inventory between $125,000 and $235,000. With only 13 to 17 active single-family listings in a typical month and 2 to 4 closings, a single high-end transaction can shift the average meaningfully. We report ranges to keep the picture realistic.
Mammoth is policed primarily by the Mammoth Police Department at 125 N. Clark Street, with Pinal County Sheriff Region B backup and AZ DPS on State Route 77. Third-party crime grades like CrimeGrade rate Mammoth low on per-capita safety, but the practical incident volume is small because the town population is small (under 1,200 residents). FBI data shows zero homicides in the most recent reporting year. Buyers should pull neighborhood-level crime data before closing on a specific property.
Mammoth is served by Mammoth-San Manuel Unified District, which earned a C grade in the official Arizona Department of Education FY25 A-F Letter Grades. The district operates First Avenue Elementary (C, 57.5 points, located in Mammoth), San Manuel Junior High (C, 61.37 points, in San Manuel), and San Manuel High School (C, 49.45 points, in San Manuel). Grades 6-12 require an 8-mile bus ride to San Manuel.
Mammoth uses a single ZIP code, 85618. The ZIP covers both the incorporated Town of Mammoth and a portion of unincorporated Pinal County along State Route 77 between Mammoth and San Manuel. Always confirm “Town of Mammoth” jurisdiction vs unincorporated county before writing an offer… tax rates, building permits, and utility hookups differ.
There are no active master-planned new construction subdivisions in Mammoth. The town has not seen organized builder activity in decades. New housing in Mammoth is overwhelmingly custom builds on individual lots or manufactured/modular home installations. Buyers who want production-builder new construction need to look at Casa Grande, Maricopa, or the Phoenix-side Pinal County growth corridor.
The largest employers within commuting distance of Mammoth are ASARCO Ray Mine (38 miles north in Kearny) and the ASARCO Hayden Smelter (45 miles north), both anchors of the Copper Corridor. Locally, Mammoth-San Manuel USD and the Town of Mammoth provide municipal employment. To the south, Banner-University Medical Center Tucson, the University of Arizona, Raytheon, and Davis-Monthan AFB are all reachable within 65 to 75 miles via SR-77 and I-10.
There is no meaningful condo or townhome inventory in Mammoth. The market is overwhelmingly single-family ranch and mobile homes on individual lots. Buyers seeking attached housing should look at Tucson, Oro Valley, or the Tucson submarkets.
Mammoth can work as a cash-flow rental market for investors who understand rural Pinal County and target the right tenant pool (mining workers, district employees, retirees, long-term residents). Sub-$200,000 acquisitions are achievable, gross rents typically run $1,200 to $1,500/month, and tenant turnover is lower than metro rentals. Verify well, septic, propane, and HVAC condition before any acquisition… rural property deferred maintenance is expensive to unwind.
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Mammoth Business & Commercial Real Estate
Mammoth’s commercial real estate market is thin and transaction-driven. Most inventory consists of small storefronts along Main Street (SR-77 frontage), a few mixed-use buildings near the town center, and the occasional standalone business sale. There is no formal office, retail, or industrial submarket in the metro sense… but verified opportunities do come to market, often tied to a business sale (restaurant, convenience store, service business) rather than pure real estate.
For commercial transactions and business sales, you need specialists… not residential agents handling commercial deals on the side. Here’s what’s actually moving in this market right now:
Office Lease Rates Limited → Annual NNN range |
Retail Lease Rates $8-$14/sf NNN → Annual NNN range |
Industrial Lease Land-based → Acreage-driven pricing |
Cap Rates Trading Negotiated → Recent sales |
Active Listings 2 to 5 ▲ Lease + sale |
Total Inventory Small-scale → Across types |
For Sale Range $50K to $500K → Mixed |
Anchor Asset Highway frontage → SR-77 corridor |
Buying or Selling a Mammoth Business?
Thinking about buying or selling a Mammoth business… with or without the real estate? Mammoth business sales typically involve owner-operator transitions… a long-time restaurant, convenience store, RV park, or service business changing hands. Valuation requires understanding rural Pinal County’s thin comp set and the practical cash-flow reality of small-town operations. We have dedicated full-time business brokers who specialize in Arizona business transactions and know how to value, market, and close Mammoth businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Mammoth Commercial Building?
Thinking about acquiring or selling a Mammoth commercial building? Mammoth commercial buildings are typically small storefronts, mixed-use parcels, or highway-frontage properties along SR-77. Many include owner-housing, which changes the financing path significantly. We have dedicated full-time commercial real estate agents who cover this entire submarket. Don’t trust commercial property to a residential agent who handles it occasionally.
▶Talk to a Commercial Agent◀
Buying a Business, Fix & Flip, or Commercial Building in Mammoth?
Visit 75BizLoans.com for fast, competitive financing on business acquisitions, commercial real estate, and investment properties in Mammoth… from $100,000 to $50 million. Whether you’re acquiring a Mammoth business, financing a fix-and-flip residential investment, BRRR strategy, multi-family apartment building, or purchasing a commercial property, 75BizLoans.com offers nationwide commercial lending with fast approvals and terms that actually close deals.
▶Get Funded at 75BizLoans.com◀Methodology & Sources
Coverage area: Mammoth Arizona Real Estate across ZIP 85618 and the Town of Mammoth corporate limits within Pinal County.
Data sources: Monthly closed-sale and active-listing data is compiled from local sales records and verified across multiple area data sources before publication. Public records, builder sales centers, and city planning documents are used for new construction figures and address verification. School ratings are drawn from Arizona Department of Education state report cards, Niche, GreatSchools, and SchoolGrade. Crime data comes from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports.
Update cadence: This report is rebuilt the moment new market data is released each month, typically between the 7th and the 10th. Reported figures reflect the most recent complete monthly cut available at publication. Figures presented as ranges reflect normal mid-month variation across data sources, so you always see realistic numbers… not cherry-picked ones.
Author: Compiled by Arizona Homes and Condos Realty. We intentionally do not list properties on this site… Arizona’s market changes too fast for static listing pages to remain accurate.
Here is what actually happens when you reach out. If you are a buyer, a dedicated full-time agent who specializes in your exact target area starts working on your behalf immediately… researching both on-market AND off-market opportunities. Today’s real estate moves so quickly that many of the best properties never reach the national websites at all. You need someone with local relationships pulling for you.
If you are a seller, a local dedicated full-time listing agent reaches out personally to discuss your goals, your timeline, and the details of your property… so we can position you for the strongest possible outcome.
Last updated: May 12, 2026.