Living in Mammoth, Arizona: homes, schools and costs

The book's checklist

Lower cost of livingEveryday prices run 3.3% above the U.S. average in the Phoenix-Mesa-Chandler metro area.
More house for the moneyA typical home costs 2.1 years of the typical household's income here. Across the U.S. it's 4.1.
A safer neighborhood0 violent crimes were reported in 2025, about 0 per 1,000 people (U.S.: 3.3). Property crime: 10.8 per 1,000 (U.S.: 15.3).
Schools in townNo public schools inside the town. The nearest high school is San Manuel High School, about 8 miles away.
A hospital close byOro Valley Hospital in Oro Valley, about 22 miles away, has the nearest emergency room.
Within reach of a big cityTucson is about 38 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Mammoth meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024: $98,400U.S.: $332,700
Home prices since then: Up 4.8%Pinal County, 2022 to 2025
Typical household income: $47,266U.S.: $80,734
Homes owned by the people living in them: 89%U.S.: 65%
Typical property tax bill: $677 a yearArizona: $1,879
Homes built before 1940: 1%U.S.: 12%
Homes built since 2010: 0%U.S.: 11%
Vacation and seasonal homes: 0%U.S.: 3%
Everyday prices: 103.3U.S. average = 100 (the Phoenix-Mesa-Chandler metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 4.8% since 2022. Everyday prices are the government's average for the Phoenix-Mesa-Chandler metro area, not Mammoth alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate: 1,1492020: 1,086
Median age: 53 yearsU.S.: 38.9
Age 65 and older: 30%U.S.: 17%
Under 18: 19%U.S.: 22%
Adults with a bachelor's degree or more: 9%U.S.: 36%
Moved here from another county or state in the past year: 1%U.S.: 6%

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work: Schools, health care and social services (21%); professional and business services (11%)
Work from home: 3%U.S.: 15%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Oro Valley Hospital, Oro Valley, AZ, about 22 miles away. It's a general hospital. Medicare gives it 3 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

There are no public schools inside Mammoth itself. The nearest public high school is San Manuel High School, about 8 miles away.

See each school on the federal school search, then check test scores and graduation rates on Arizona's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet: 58%U.S.: 76%
Homes with any internet subscription: 85%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low: 38°F
July average high: 97°F
Days 90°F or hotter: 116 a year
Nights at or below freezing: 14 a year
Rain and melted snow: 12.6 inches a year
Snow: 1 inches a year
Elevation: 3,439 feet

Weather station: San Manuel (8 miles away). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Oro Valley HospitalEmergency room22

Marana, AZCity of 66,00028

Tucson, AZMetro of 1.1 million38

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Oro Valley Hospital, Marana, Tucson.

Pinal County is in a metro area of 1 million people or more (USDA rural-urban code 1, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

National Park Service sites within about an hour:

Saguaro National Park31 miles
Casa Grande Ruins National Monument51 miles

Read about Mammoth's history on Wikipedia.

Know Mammoth?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

Oracle, AZ3,100 people, 6 miles
San Manuel, AZ3,500 people, 7 miles
Saddlebrooke, AZ13,100 people, 12 miles
Catalina, AZ6,500 people, 17 miles
Kearny, AZ1,800 people, 28 miles
Tanque Verde, AZ15,900 people, 29 miles

Smaller places

Dudleyville, AZ (unincorporated)684 people, 12 miles

Sources

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.