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Bishop, CA Area Guide

Avg Rent

$1,958

Population

4,204

Renter Mix

62% Rent

California’s hidden rural, mountainside gem

Mountains Fishing Outdoors

Tucked into the Owens Valley at roughly 4,150 feet, Bishop is the only incorporated city in Inyo County, California, with the 14,000-foot Sierra Nevada rising to the west and the White Mountains anchoring the east. Life here moves at an unhurried pace -- downtown Main Street puts locally owned bakeries, antique shops, and Old West-style saloons within easy walking distance, while trailheads, bouldering areas, and fishing spots are practically at the doorstep. The self-described "small town with a big backyard" draws outdoor enthusiasts year-round, and a bold arts scene fueled by photographers and muralists inspired by the surrounding landscape adds a creative dimension to daily life.

Rental options mainly include rental homes and apartment communities. Apartment communities tend to be smaller-scale, reflecting the town's compact two-square-mile footprint, while properties on the outskirts offer larger lots and newer construction.

Every May, the Bishop Mule Days Celebration brings more than 30,000 visitors to town for what is recognized as the longest non-motorized parade in the nation -- a six-day festival running since the 1970s that includes chariot racing, team roping, and 14 competitive shows.

Demographics

Median Household Income

$63,701

Average: $71,665

Education

1,072

Residents Have a Degree

Job Market

2,186

Workers Employed

Age Distribution
Get a sense of this area's population profile.

Median Age

42 Years

Largest Age Group

30-39 Years

Approximately 14% of Residents

Under 20

22%

Over 65

21%

Housing Distribution

Bishop has more renters than homeowners.

Renters
62%
Non-Renters
38%

Education Distribution

Review this city's overall education levels.

Bachelor's or Higher
24%
Other Education
76%

Rent Trends

As of September 2026, the average apartment rent in Bishop, CA is $1,958 for one bedroom, and $1,962 for two bedrooms. Apartment rent in Bishop has decreased by -2.6% in the past year.

Property Type
Average Rent
Average Sq Ft
Apartment
$1,958/month
338 Sq Ft
See Rental Market Trends in Bishop, CA

Learn More About Bishop

Getting Around

Somewhat Walkable

Walkability

30 / 100

Exceptionally Drivable

Drivability

100 / 100

Somewhat Bikeable

Bikeability

20 / 100

Schools

Round Valley Elementary School

Public

Grades K-5

68 Students

Pine Street Elementary

Public

Grades K-5

832 Students

Pine Street Elementary School

Public

Grades K-5

832 Students

Elm Street Elementary

Public

Grades K-2

437 Students

Bishop Union Elementary Community Day II

Public

Grades K-5

8 Students

Home Street Middle

Public

Grades 6-8

414 Students

Home Street Middle School

Public

Grades 6-8

414 Students

Jill Kinmont Boothe School

Public

Grades 6-12

7 Students

CDS Home Street

Public

Grades 6-8

6 Students

Bishop Union High School

Public

Grades 9-12

608 Students

Jill Kinmont Boothe School

Public

Grades 6-12

7 Students

CDS Bishop High

Public

Grades 9-12

1 Students

Points of Interest

Parks and Recreation

  • Bristlecone Pine Forest Visitor Center

Top Apartments in Bishop

Houses for Rent in Bishop

Living in Bishop

History

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Samuel A. Bishop, a cattleman who drove a herd to the Owens Valley from Fort Tejon in 1861, gave the city its name. The area had been home to Paiute people for generations before U.S. Army explorer John C. Fremont arrived with his 1845 mapping party, which included the scout Kit Carson.

The first Bishop post office opened in 1889, formalizing the settlement's identity as the commercial center of Inyo County. That long history is still visible today in the architecture along Main Street and at nearby institutions that preserve the region's past.

Restaurants

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Dining centers on the downtown corridor, where a mix of casual spots lines Main Street. Jack's Restaurant & Bakery is a longtime local fixture serving breakfast, waffles, and pies in a space decorated with hunting and fishing memorabilia. Whiskey Creek offers an unlikely and satisfying pairing: Thai cuisine alongside steakhouse fare, served in a rustic room with patio seating. Additional dining options are about 40 miles north in Mammoth Lakes.

Transportation

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The Eastern Sierra Transit Authority (ESTA) runs bus service throughout Inyo and Mono counties, providing public transit for residents without a car. The two main travel corridors are U.S. Highway 395, connecting Bishop to Reno roughly 200 miles north and Los Angeles about 265 miles south, and U.S. Highway 6 heading east. Eastern Sierra Regional Airport, about two miles from the city center, offers daily direct flights to San Francisco and seasonal service to Denver during winter months.

Parks

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Ancient Bristlecone Pine Forest shelters trees more than 4,000 years old, placing them among the oldest living organisms on Earth. Roughly 10 miles of trails wind through the forest at elevations reaching 11,000 feet, with sweeping views of the eastern Sierra. Closer to downtown, City Park features a skatepark, an off-leash dog area, and a duck pond.

About 10 miles west, Buttermilk Boulders draws rock climbers from around the world to naturally formed boulders topping 40 feet. Bishop also falls within 100 miles of the entrances to both Yosemite National Park and Death Valley National Park, while Inyo National Forest provides immediate access to camping, hot springs, waterfalls, and horseback riding.

Cost

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Rental rates in Bishop sit slightly below the California statewide average for one-bedroom apartments. As the only incorporated city in the county, Bishop serves as the commercial and employment center for a large surrounding area.

Shopping

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Downtown Bishop is the retail hub for all of Inyo County, drawing shoppers from across the region to its concentrated corridor of locally owned boutiques, antique stores, and grocery options including Grocery Outlet and Vons. Bishop Plaza, High Sierra Factory Stores, and Cottonwood Plaza all sit within a few miles of the town center and cover a range of everyday needs. For a broader mall experience, Mammoth Lakes is about 40 miles north.

Highlights

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Bishop pairs a compact, walkable downtown with extraordinary outdoor access -- from world-class bouldering at Buttermilk Boulders and ancient trees in the Bristlecone Pine Forest to proximity within 100 miles of both Yosemite and Death Valley. The annual Mule Days Celebration, the nation's longest non-motorized parade, cements the city's reputation as a one-of-a-kind destination in the Eastern Sierra.

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Methodology

† Our analysis of utilities, groceries, transportation, healthcare, home prices, and other goods and services is sourced from the Cost of Living Index, a respected benchmark published by the Council for Community and Economic Research (C2ER) that provides a thorough overview of living expenses across different regions.

Rent data is provided by CoStar Group’s Market Trend reports. As the industry leader in commercial real estate information, analytics, and news, CoStar conducts extensive research to produce and maintain a comprehensive database of commercial real estate information. We combine this data with public record to provide the most up-to-date rental information available.

Consumer goods, services, and home prices are sourced from the Cost of Living Index published by the Council for Community and Economic Research (C2ER). The data on this page is updated quarterly. It was last published in September 2026.

Demographic information comes from Neustar and combines detailed address data with U.S. Census and American Community Survey statistics to produce reliable local estimates.