Eastern Sierra Tackles Housing Crunch with Regional Needs Study

The Eastern Sierra region recently marked a key milestone in its ongoing effort to address persistent housing challenges: the presentation of preliminary findings from the Regional Housing Needs Study.

A Collaborative Approach to Housing Solutions

Launched in early 2025, the study is a joint initiative of the Eastern Sierra Council of Governments (ESCOG), Mono County, Inyo County, the Town of Mammoth Lakes, and the City of Bishop. Its mission: to quantify current housing needs and guide future policy and investment across the region. The City of Bishop contributed $54,089 to fund the assessment, executed via a Memorandum of Understanding with BAE Urban Economics, the firm tasked with developing a comprehensive Housing Action Plan.

The study combined extensive public outreach—including two public workshops and 1:1 stakeholder interviews—with a broad analysis of census data, postal records, and regional employment statistics. From June through mid-August 2025, nearly 1,000 residents and almost 200 employers participated in surveys probing housing access, affordability, and labor market impacts. By November, the assessment phase was largely complete, with BAE preparing the final report.

Key Findings: Housing Market Pressures and Affordability Gaps

Presented to the City Council on November 10, 2025, the findings painted a stark picture of Bishop’s housing landscape. Between 2019 and 2023, the city’s housing stock comprised 48% single-family homes, 39% multifamily units, and 11% mobile/other housing, with an 8% seasonal vacancy rate. Average market rents reached $2,106, with studios at $1,500, one-bedrooms at $1,800, two-bedrooms at $2,100, and three-bedrooms at $2,400.

Affordability gaps remain acute. Households must earn 120% of the Area Median Income (AMI) to rent at market rates and 200% of AMI to purchase a median-priced home.

Impact on Workers and Employers

Housing constraints are affecting both residents and regional employers. Roughly one-third of surveyed workers are actively seeking housing, while 35% report concerns about securing housing. More than half (53%) pay above market rates, and 13% dedicate at least 50% of their income to housing. Homeownership remains the preferred goal for 90% of respondents.

Employers confirm that housing shortages are constraining operations. Sixty-three surveyed businesses reported unfilled positions during peak season, averaging 15 full-time and eight part-time vacancies.

Quantifying Unmet Needs

The Housing Needs Model estimates that 462 households within Bishop’s city limits face unmet housing needs, with roughly 600 more in the surrounding area. About 65% of this demand is concentrated among households earning 80% of AMI or less, with the greatest need for studios and one-bedroom units. Current pipeline projects include 60 low-income units at Silver Peaks, and 114 units in the 80%-120% AMI range at Bishop Commons and Silver Peaks.

Next Steps

With the Needs Assessment Phase concluded, the region now shifts to Action Planning. Workshops over the coming months will refine priorities, explore policy options, and shape the draft Housing Action Plan. The finalized report is slated for City Council review and adoption in early 2026, providing a blueprint for a more resilient and equitable housing market in the Eastern Sierra.