Mariposa County lies in California’s breathtaking Sierra Nevada foothills, encompassing charming towns like Mariposa, Groveland, Coulterville, El Portal, Catheys Valley, and Yosemite Park gateway communities. Home to approximately 18,000 residents, the county blends small-town character, outdoor adventure, and tourism-driven dynamics—creating opportunities for both long-term rentals and seasonal vacation properties.
Why Invest in Mariposa County
- Scenic Appeal & Lifestyle Demand
Properties here appeal to renters seeking proximity to Yosemite, outdoor recreation, and tranquility—ideal for families, retirees, and seasonal workers. - Vacation-Tourism Income
The county’s proximity to Yosemite drives strong demand for short-term stays, especially during peak seasons; we manage both vacation and long-term rentals seamlessly. - Affordable Housing Market
With median home prices around $435,000–$495,000, investors can enter the market without Bay Area budgets while still capturing meaningful equity growth. - Year-Round Utility
Beyond summer tourism, the local economy supports renters year-round—medical staff, educators, service workers, and local businesses offer continuous demand.
Our Property Management Services in Mariposa County
At Intempus Property Management, we provide comprehensive services tailored to the county’s unique market:
- In-Depth Rental Evaluation & Strategy
We start with a thorough property assessment—including location, amenities, and landscaping—and analyze rental comps. We suggest upgrades that enhance appeal, from outdoor seating to improved energy efficiency. - Multi-Platform Marketing & Branding
Your property is professionally photographed, featured in virtual tours, and marketed across 200+ platforms—including Airbnb, VRBO, Zillow, and regional vacation portals. Our copy highlights proximity to Yosemite, hiking trails, local vineyards, and seasonal festivals to attract quality tenants or guests. - Comprehensive Screening & Booking
For long-term rentals, we run credit, employment, background, and reference checks. For short-term guests, we verify identities, require security deposits, and monitor stay limits to protect your property. - Rental Agreements & Compliance
We craft lease agreements compliant with California law for long-term tenants. For vacation stays, we handle nightly rental agreements and ensure compliance with county rules and insurance requirements. - Payment Processing & Owner Accounting
Rent and guest payments are processed through secure systems. Owners receive monthly income statements, seasonal occupancy reports, expense tracking, and year-end tax summaries. - Maintenance Oversight & Emergency Support
Our Sierra-based vendor network handles everything from electrical and plumbing to snow clearing and wildfire preparedness. A 24/7 hotline ensures prompt attention to urgent issues. - Property Inspections & Turnover Management
We conduct seasonal turnovers, move-in/move-out walkthroughs, and routine inspections, with photographic documentation to protect deductible and identify wear before it becomes damage. - Legal Support & Risk Mitigation
We stay ahead of local regulations—short-term rental permits, special fire-risk requirements, and California disclosures—ensuring you comply and reduce liability. We also manage legal notices and eviction processes when necessary. - Transparent Owner Experience
Owners access an intuitive portal with real-time financials, maintenance logs, guest or tenant messaging, and analytics on occupancy, helping you make informed decisions.
Neighborhoods & Property Types We Manage
We specialize in managing a diverse range of properties across the county:
- Downtown Mariposa – Victorian homes, long-term leases for families and workers
- Groveland / Pine Mountain Lake – Vacation cabins and short-term stay rentals
- El Portal, Catheys Valley, Coulterville – Rural homes ideal for retirees, seasonal workers, or Airbnb conversions
- Yosemite Gateway Areas – Short-term vacation homes close to park entrances
Each segment has unique demands, and we develop custom strategies—from vacation rental optimization to family tenant retention.
Living in Mariposa County
Residents enjoy:
- Outdoor Recreation: Easy access to Yosemite, Bass Lake, Tuolumne River, and snow sports
- Community Events: Gold Rush Days in Coulterville, Mariposa County Fair, and arts festivals
- Local Amenities: Farmers’ markets, boutique shops, local breweries, and artisan dining
- Climate: Warm, dry summers and cool, wet winters offering seasonal variety
Local Market Data: Mariposa County Rental & Home Values
Average Rents
- Average rental prices are around $2,200/month—about 5% above the national average
- Studios: $983–$1,100/month; 1-Bedrooms: $1,185–$1,600/month; 2-Bedrooms: $1,950–$2,300/month
- Fair Market Rent (FMR) for a 2-bedroom is $1,338/month, up nearly 10% year-over-year
Home Values & Sales Trends
- Countywide median sale price: $437,000—down about 5.1% year-over-year
- In Mariposa town, median listing prices hover around $495,000, trending about 7.5% lower than last year
- Homes are selling in an average of 50–55 days, slower than last year but aligned with seasonal market patterns.
- Median value via Zillow is approximately $397,989, a slight dip of 0.5%
Market Summary
- Rental demand is solid, with yearly rent increases and FMR higher than average
- Home values remain stable, offering affordability and investment potential
- Inventory is modest—around 70 listings—with selective buying opportunities and reliable holiday-season bookings
Why Choose Intempus in Mariposa County
- Localized Expertise: We live and work in the Sierra foothills, with strong vendor relationships from leaf-out to snow-idle seasons
- Blend of Rental Marketing: Whether targeting vacationers or year-round tenants, we know how to optimize listing strategy
- Total Portfolio Management: From linens and keys for short-stays to lease renewals for families, we cover every detail
- Clear Communication & Reporting: Owners receive performance dashboards, transparent statements, and responsive support
- Regulatory Compliance: We handle permits, legal filings, insurance necessities, and fire-code mandates
Partner with Intempus Today
Mariposa County is a passion market: investment meets lifestyle. If you own property here—whether a cabin near Yosemite or a home in Mariposa—Intempus Property Management helps you earn more while staying hands-off.
Whether you’re a first-time landlord or a seasoned investor, our team is ready to help you achieve your goals in Mariposa County.
Contact us today to learn how our full-service property management can simplify your ownership experience and maximize your returns.
