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Featured local agent — Big Bass Lake, PA
Sarah Mitchell
Compass Real Estate · Big Bass Lake, PA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Big Bass Lake, PA Housing Market
The last median sale price Redfin published was $380,000, -9.5% year over year (through May 2026). With 2.3 months of supply and homes going under contract in about 35 days, Big Bass Lake is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $380,000 home is about $2,029/mo in principal and interest.
Key numbers for Big Bass Lake, PA
Median sale price
$380,000
-9.5% year over year
Redfin, through May 2026
Days on market
35
Average pace
Redfin, through May 2026
Active listings
35
2.3 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$54,785
Home costs 6.9x income
U.S. Census ACS, 2023
Sale-to-list ratio
97.7%
Selling below asking
Redfin, through May 2026
Zillow figures 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 Bass Lake a buyer's or seller's market?
Big Bass Lake, PA is a seller's market, based on 2.3 months of supply and homes selling in about 35 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Big Bass Lake housing market data show?
Every row below is Redfin's final published month for Big Bass Lake, PA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $380,000 |
| Median list price | $399,000 |
| Year-over-year price change | -9.5% |
| Median price per sq ft | $190/sq ft |
| Median days on market | 35 days |
| Active inventory | 35 listings |
| Months of supply | 2.3 months |
| Sale-to-list price ratio | 97.7% |
| Homes sold (that month) | 15 |
| New listings (that month) | 12 |
| Listings with a price cut | 42.9% |
| Market condition | Seller'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 Bass Lake is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Big Bass Lake 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 Bass Lake home prices moved?
Over the last three years the median sale price in Big Bass Lake, PA rose 15.2%, from $330,000 to $380,000. 42.9% of Big Bass Lake 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 2.3 months while the sale-to-list ratio slips below its current 97.7%. 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 Bass Lake?
Priced off the median sale price of $380,000 at the current 7.03% 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% | $76,000 | $304,000 | $2,029/mo |
| 5% | $19,000 | $361,000 | $2,409/mo |
Redfin, through May 2026 for the price · Freddie Mac via FRED, September 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 $2,029, that implies roughly $86,942 a year before you add taxes and insurance. The median household in Big Bass Lake earns $54,785, about $32,157 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 6.9x — 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 Bass Lake in the next 12 months?
Tell us your timeline. We send the Big Bass Lake 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 Bass Lake?
Zillow does not publish a rent index (ZORI) for Big Bass Lake, PA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Big Bass Lake?
Active listings in Big Bass Lake, PA went from 30 in May 2025 to 35 in May 2026, a +16.7% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 32 | 8 |
| July 2025 | 33 | 12 |
| August 2025 | 31 | 11 |
| September 2025 | 35 | 8 |
| October 2025 | 32 | 8 |
| November 2025 | 31 | 7 |
| December 2025 | 28 | 4 |
| January 2026 | 26 | 5 |
| February 2026 | 25 | 8 |
| March 2026 | 27 | 13 |
| April 2026 | 36 | 22 |
| May 2026 | 35 | 12 |
Redfin, through May 2026
How does Big Bass Lake compare to Pennsylvania and the U.S.?
Big Bass Lake homes sell for $380,000 — 15% above the Pennsylvania median of $330,200. Against the national median of $410,700, Big Bass Lake runs 7% lower. Year-over-year, Big Bass Lake moved -9.5% against Pennsylvania's +5.3% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Big Bass Lake, PA | $380,000 | -9.5% | 35 days |
| Pennsylvania statewide | $330,200 | +5.3% | 30 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 Bass Lake
What buyers should watch
- Months of supply, currently 2.3. 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 42.9%. 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 $380 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $380,000 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 Bass Lake listing goes under contract in 35 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 97.7% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Big Bass Lake added 12 new listings against 15 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside Big Bass Lake varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Big Bass Lake
There are currently 35 homes listed for sale in Big Bass Lake, Pennsylvania. The median listing price is $399K.
Active listings
35
Homes on market
Median list price
$399K
Avg. days on market
35
Days until sale
New this week
12
Newly listed
How much do homes cost in Big Bass Lake by property type?
How the Big Bass Lake, PA 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 | $380,000 | $190/sq ft | 15 | 35 days |
Who lives in Big Bass Lake?
American Community Survey estimates for Big Bass Lake. U.S. Census ACS, 2023
Population
1,388
Households
535
Median income
$54,785/yr
Median age
47.9 years
Owner-occupied
89.9%
Median home value
$193,100
Median gross rent
$1,022/mo
Mean commute
15.8 min
89.9% of occupied homes in Big Bass Lake 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.
Which cities are near Big Bass Lake, PA?
Ordered by distance from Big Bass Lake, not by size. Compare Big Bass Lake side by side with any of them.
Big Bass Lake housing market FAQ
Is Big Bass Lake a buyer's or seller's market?
Big Bass Lake, PA is currently a seller's market. That read comes from 2.3 months of supply, homes going under contract in about 35 days, and sellers getting 97.7% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Big Bass Lake?
The median sale price in the last month Redfin published was $380,000, about $190 per square foot.
Is Big Bass Lake cheaper than the rest of Pennsylvania?
Big Bass Lake's median sale price of $380,000 is 15% higher than the Pennsylvania statewide median of $330,200, and 7% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Big Bass Lake?
Homes in Big Bass Lake, PA spent a median of 35 days on market before going under contract, versus 30 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 Bass Lake?
At the current 30-year fixed rate of 7.03%, 20% down on a $380,000 home is about $2,029 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $86,942 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $54,785.
Are home prices rising in Big Bass Lake?
Redfin's last published year-over-year change for Big Bass Lake, PA was -9.5%, measured through May 2026. That series is frozen; treat it as a historical reading rather than a current trend.
What are the cheapest ZIP codes in Big Bass Lake?
Big Bass Lake 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 Bass Lake?
That depends on your timeline, not on a headline. What the data says today: Big Bass Lake, PA is a seller's market with 2.3 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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