$49,000
Graphite Ln
Big Bear City, CA
Land13,647 sqft lot
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Sarah Mitchell
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Compass Real Estate · Big Bear City, CA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
Big Bear City, CA(512) 555-0184TX License #0512847
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Big Bear City, CA Housing Market
Buyer's market-5.6% YoY
Zillow, July 2026 · Refreshes monthlyRedfin, through May 2026 · No longer updatingFreddie Mac via FRED, August 2026 · Refreshes weekly
The typical home in Big Bear City, CA is worth $386,562, fell 5.6% over the past year (Zillow Home Value Index, July 2026). The last median sale price Redfin published was $400,000, +14.8% year over year (through May 2026). With 17.9 months of supply and homes going under contract in about 55 days, Big Bear City is a buyer's market. At today's 6.66% 30-year fixed rate, 20% down on a $386,562 home is about $1,987/mo in principal and interest.
Key numbers for Big Bear City, CA
Typical home value
$386,562
-5.6% in 12 months
Zillow, July 2026
Typical asking rent
$1,811/mo
Zillow Observed Rent Index
Zillow, July 2026
Median sale price
$400,000
+14.8% year over year
Redfin, through May 2026
Days on market
55
Average pace
Redfin, through May 2026
Active listings
393
17.9 months of supply
Redfin, through May 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$72,457
Home costs 5.3x income
U.S. Census ACS, 2023
Sale-to-list ratio
97.5%
Selling below asking
Redfin, through May 2026
Zillow figures are as of July 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Big Bear City a buyer's or seller's market?
Buyer's market17.9 months of supply55 days on market97.5% of asking
Big Bear City, CA is a buyer's market, based on 17.9 months of supply and homes selling in about 55 days. Above 7 months of supply is a glut: inventory is well ahead of the sales pace, and buyers can take time to inspect, compare, and negotiate concessions.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Big Bear City housing market data show?
Every row below is Redfin's final published month for Big Bear City, CA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $400,000 |
| Median list price | $405,000 |
| Year-over-year price change | +14.8% |
| Median price per sq ft | $335/sq ft |
| Median days on market | 55 days |
| Active inventory | 393 listings |
| Months of supply | 17.9 months |
| Sale-to-list price ratio | 97.5% |
| Homes sold (that month) | 22 |
| New listings (that month) | 100 |
| Listings with a price cut | 25.7% |
| Market condition | Buyer's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Big Bear City is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Big Bear City is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Big Bear City home prices moved?
Over the last three years the median sale price in Big Bear City, CA fell 10.9%, from $449,000 to $400,000. The live Zillow value series has fell 5.6% in the last 12 months, which is the more current read now that Redfin's series has stopped. 25.7% of Big Bear City listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 17.9 months while the sale-to-list ratio slips below its current 97.5%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Big Bear City?
Priced off the typical home value of $386,562 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $77,312 | $309,250 | $1,987/mo |
| 5% | $19,328 | $367,234 | $2,360/mo |
Zillow, July 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,987, that implies roughly $85,171 a year before you add taxes and insurance. The median household in Big Bear City earns $72,457, about $12,714 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 5.3x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Big Bear City in the next 12 months?
Tell us your timeline. We send the Big Bear City market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Big Bear City?
Typical asking rent in Big Bear City, CA is $1,811/mo, against a typical home value of $386,562. That is a price-to-rent ratio of 17.8x, which means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Compared head to head, 20% down puts principal and interest at $1,987 a month — $176 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, July 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Big Bear City?
Active listings in Big Bear City, CA went from 449 in May 2025 to 393 in May 2026, a -12.5% change. Falling inventory tightens competition. When supply drops while demand holds, sale-to-list ratios rise before the median sale price does.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 454 | 80 |
| July 2025 | 450 | 82 |
| August 2025 | 442 | 79 |
| September 2025 | 398 | 48 |
| October 2025 | 372 | 58 |
| November 2025 | 340 | 47 |
| December 2025 | 287 | 30 |
| January 2026 | 280 | 63 |
| February 2026 | 297 | 64 |
| March 2026 | 327 | 93 |
| April 2026 | 359 | 98 |
| May 2026 | 393 | 100 |
Redfin, through May 2026
How does Big Bear City compare to California and the U.S.?
Big Bear City homes sell for $400,000 — 55% below the California median of $887,400. Against the national median of $410,700, Big Bear City runs 3% lower. Year-over-year, Big Bear City moved +14.8% against California's +3.4% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Big Bear City, CA | $400,000 | +14.8% | 55 days |
| California statewide | $887,400 | +3.4% | 33 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Big Bear City
What buyers should watch
- Months of supply, currently 17.9. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 25.7%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $373 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $386,562 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Big Bear City listing goes under contract in 55 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 97.5% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Big Bear City added 100 new listings against 22 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved -5.6% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Big Bear City varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Big Bear City
There are currently 393 homes listed for sale in Big Bear City, California. The median listing price is $405K. Featured listings range from $49,000 to $998,000.
$49,000
Graphite Lot 79
Big Bear City, CA
Land13,647 sqft lot
View photos & details
$79,000
825 E Big Bear Blvd
Big Bear City, CA
Land5,001 sqft lot
View photos & details
$180,000
813 Cedar Ln
Big Bear City, CA
1 bd1 ba532 sqft$338/ft²
House2,374 sqft lot
View photos & details
$275,000
437 Booth Way
Big Bear City, CA
2 bd1 ba
House5,700 sqft lot
View photos & details
$315,000
391 Montclair Dr Spc 158
Big Bear City, CA
3 bd2 ba
Mobile home3,000 sqft lot
View photos & details
$320,000
727 Holmes Ln
Big Bear City, CA
2 bd1 ba760 sqft$421/ft²
House2,500 sqft lot
View photos & details
$365,000
196 Sunset Ln
Big Bear City, CA
2 bd1 ba800 sqft$456/ft²
House4,273 sqft lot
View photos & details
$629,000
1639 Columbine
Big Bear City, CA
3 bd2 ba1,360 sqft$463/ft²
House9,074 sqft lot
View photos & details
$629,000
1639 Columbine Dr
Big Bear City, CA
3 bd2 ba
House9,072 sqft lot
View photos & details
$769,000
435 Wagon Wheel Rd
Big Bear City, CA
4 bd2 ba
House10,500 sqft lot
View photos & details
$998,000
2000 Baldwin Lake Rd
Big Bear City, CA
4 bd2 ba1,658 sqft$602/ft²
House3.00 acres
View photos & details
Looking to buy in Big Bear City?
Get connected with a local real estate expert — free, no obligation.
Active listings
393
Homes on market
Median list price
$405K
Avg. days on market
55
Days until sale
New this week
100
Newly listed
Price drops:25.7%of listings
Sale-to-list:97.5%
How much do homes cost in Big Bear City by property type?
How the Big Bear City, CA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $397,500 | $335/sq ft | 21 | 60 days |
Who lives in Big Bear City?
American Community Survey estimates for Big Bear City. U.S. Census ACS, 2023
Population
12,493
Households
5,300
Median income
$72,457/yr
Median age
44.3 years
Owner-occupied
71.9%
Median home value
$427,700
Median gross rent
$1,454/mo
Mean commute
26.2 min
71.9% of occupied homes in Big Bear City are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $427,700 against Zillow's $386,562 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,454/mo, below Zillow's $1,811/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Big Bear City?
3 schools tracked · 1,052 students
The largest public schools serving Big Bear City, CA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
Big Bear High
Grades 9-12 · 626 students
Baldwin Lane Elementary
Grades K-5 · 390 students
Chautauqua High (Continuation)
Grades 8-12 · 36 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Big Bear City, CA?
Ordered by distance from Big Bear City, not by size. Compare Big Bear City side by side with any of them.
Big Bear City housing market FAQ
Is Big Bear City a buyer's or seller's market?
Big Bear City, CA is currently a buyer's market. That read comes from 17.9 months of supply, homes going under contract in about 55 days, and sellers getting 97.5% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Big Bear City?
The typical home in Big Bear City, CA is worth $386,562 (Zillow Home Value Index, July 2026). The median sale price in the last month Redfin published was $400,000, about $335 per square foot.
Is Big Bear City cheaper than the rest of California?
Big Bear City's median sale price of $400,000 is 55% lower than the California statewide median of $887,400, and 3% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Big Bear City?
Homes in Big Bear City, CA spent a median of 55 days on market before going under contract, versus 33 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Big Bear City?
At the current 30-year fixed rate of 6.66%, 20% down on a $386,562 home is about $1,987 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $85,171 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $72,457.
Are home prices rising in Big Bear City?
The typical home value in Big Bear City, CA fell 5.6% over the last 12 months, from $409,472 to $386,562 (Zillow, July 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Big Bear City?
Big Bear City ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Big Bear City?
That depends on your timeline, not on a headline. What the data says today: Big Bear City, CA is a buyer's market with 17.9 months of supply, the 30-year fixed rate is 6.66%, and the price-to-rent ratio of 17.8x means buying and renting land close enough together that the decision turns on how long you stay and your down payment. Properties Incorporated publishes the data; it does not give financial advice.
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