Big Bear Lake real estate, up the mountain.
A mountain resort city on the lake with cabins, chalets and vacation homes, plus two ski resorts. I help buyers, sellers and families with inherited homes in Big Bear Lake and across San Bernardino County.
Living in Big Bear Lake, at a glance.
Places people know in and around Big Bear Lake: Big Bear Lake, Big Bear Mountain Resort, The Village.
The typical home in Big Bear Lake was built around 1976. With homes that age, the big questions are whether the roof, windows, HVAC, electrical and plumbing have been updated, and what permits were pulled for past remodels.
About 65% of occupied homes here are owner-occupied and 35% are rented, per the U.S. Census Bureau's American Community Survey.
92315
Highway 18, Highway 38 and Highway 330
65% (U.S. Census ACS 2020–2024)
1976 (median, U.S. Census ACS)
9,722 (U.S. Census ACS)
The numbers, updated monthly.
$534K
-2.8% vs. last year · Zillow Home Value Index
384
Active listings · Realtor.com
$1,959/mo
Zillow Observed Rent Index
See the full Big Bear Lake housing market report (prices by ZIP code, days on market, price cuts and the year-over-year trend).
Typical values and listing counts are not appraisals. For what your home would sell for, get a free home value report.
What to know before you move.
Mountain homes in and around Big Bear Lake come with their own checklist: wildfire risk and insurance availability (some buyers end up on the California FAIR Plan), septic systems where there's no sewer, road access in snow, and roof and deck condition.
Many buyers here want a second home or a vacation rental. San Bernardino and Riverside counties and some mountain cities require a permit for short-term rentals, so confirm the rules for that exact address before you count on rental income.
Coming from LA or Orange County? Big Bear Lake can mean more home for the money. Price the commute along with the house, and we can line up the sale of your current home with the purchase so you aren't carrying two at once.
Want homes in Big Bear Lake as they hit the market? Save your search and I'll send matches and a short monthly market update.
One agent, every kind of deal.
Buyers
Your real monthly cost with HOA dues, Mello-Roos, insurance and utilities included, plus the inspections this kind of home needs.
Sellers
Pricing from recent sales near you in Big Bear Lake, prep that pays off, and marketing aimed at buyers already looking here.
Second homes and rentals
Short-term rental permit rules, insurance and access checked before you buy, so the numbers work in the real world.
Your Big Bear Lake realtor, for either side.
Looking for a real estate agent in Big Bear Lake? I'm Memo Dinh, a REALTOR® with Epique Realty (CA DRE #02066757), and I help buyers and sellers in Big Bear Lake and across San Bernardino County. Call or text 562-253-9034 or book a 15-minute call.
Buying
Homes for sale in Big Bear Lake
Houses, condos and townhomes in Big Bear Lake as they hit the MLS. Save your Big Bear Lake search and get new listings and price drops by email.
First-time home buyer in Big Bear Lake?
Start with your real monthly payment, then the loan and any down payment help you qualify for. First-time buyer guide.
Buyer's agent in Big Bear Lake
Since August 2024, California buyers sign a written agreement with their agent before touring. I walk you through what it covers and how my pay is set, before you sign.
New construction near Big Bear Lake
Builders' sales reps work for the builder. Bring your own agent on the first visit. New construction guide.
Investment and rental property
Rent, cash flow and cap rate on Big Bear Lake properties, plus local rent rules. Investor services and the investment calculator.
Selling
What's my Big Bear Lake home worth?
A free home value report built from the closest recent sales, not an online estimate. Get your home value, or see the Big Bear Lake housing market report.
Sell my house in Big Bear Lake
Pricing from recent sales near you, prep that pays off, and marketing to buyers already searching Big Bear Lake. How I sell homes.
Sell fast or take a cash offer?
Have a cash offer, or thinking about one? I'll put it next to an on-market estimate so you can see the real difference in your net before you choose.
Cost to sell a house in Big Bear Lake
Commission is negotiable. Plan for escrow, title, San Bernardino County's $1.10 per $1,000 documentary transfer tax, plus a city transfer tax where the city charges one, and any repairs or credits. Estimate your net.
Inherited a home or selling a trust?
Probate, trust and estate sales, including out-of-state heirs. Trust and probate sales.
Downsizing or moving away
Line up the sale and your next home so you aren't carrying two. Moving out of California? I'll connect you with a vetted agent there.
Coming up in Big Bear Lake.
Free and local things to do, checked against official city and organizer pages. Add any of them to your calendar in one tap.
Nothing in Big Bear Lake on my verified list yet. New events are added every week; meanwhile, see the official city calendar and what's on nearby.
Dates and details come from official city and organizer pages and can change, so please confirm before you go. Photos are representative Unsplash images of this type of event, not photos of these events.
★★★★★“Very courteous, listened to my concerns, very efficient. When I was ready to purchase the property we found on the market, Memo brought results faster than I expected. Every problem that popped up was addressed quickly.”Buyer
Straight answers.
What is a typical home worth in Big Bear Lake?
About $534K as of September 2026, per the Zillow Home Value Index, down 2.8% from a year earlier. That's a typical value, not your home's price. Ask me for the recent sales closest to your street.
How many homes are for sale in Big Bear Lake?
384 active listings in the latest Realtor.com monthly data. My Big Bear Lake housing market report has the trend, prices by ZIP code and days on market.
Is it hard to insure a home in Big Bear Lake?
It can be. Wildfire risk has pushed some insurers out of mountain areas, and some buyers end up on the California FAIR Plan plus a wrap-around policy. Get quotes early in escrow, before your contingency period ends.
Do you work in Big Bear Lake?
Yes. I'm based in Gardena and work across San Bernardino County, including Big Bear Lake, Fawnskin, Sugarloaf and Big Bear City. Call or text 562-253-9034, or book a 15-minute call.
What's going on around Big Bear Lake?
See the events section on this page. It lists upcoming community events I've checked against official pages, plus a link to the official calendar when the city has one. The full list is on my local events calendar.
How do I choose a real estate agent in Big Bear Lake?
Look for someone who works Big Bear Lake regularly, explains the numbers in writing, answers quickly and has verified reviews. Check their license on the California DRE website. I'm Memo Dinh (CA DRE #02066757), a REALTOR® with Epique Realty and a 5.0-star rating from clients. Call or text 562-253-9034 to talk it through.
How do I sell my house in Big Bear Lake?
Get a pricing analysis from the closest recent sales, fix only what buyers will pay for, list with strong photos and a clear plan, then compare every offer by your net, not just the price. I give you a net sheet before you list.
How much does it cost to sell a house in Big Bear Lake?
Commissions are negotiable. Other costs usually include escrow, title insurance, San Bernardino County's $1.10 per $1,000 documentary transfer tax, plus a city transfer tax where the city charges one, and any repair credits or prep. Use the seller net sheet on this site for an estimate, then I'll send you an exact version.
Should I take a cash offer for my Big Bear Lake home?
Sometimes. A cash offer saves time and repairs but usually comes in lower. If you have one, I'll put it next to an on-market estimate so you can compare your real net.
Is there down payment help for first-time buyers in Big Bear Lake?
Often, yes. CalHFA programs are statewide, and some counties and cities run their own down payment programs that open in rounds. Rules and funding change, so confirm current availability with a CalHFA-approved lender. Not financial advice.
I inherited a house in Big Bear Lake. What should I do first?
Find out whether it's in a trust or needs probate through the San Bernardino County Superior Court, keep it insured and secured, and ask your CPA about the stepped-up tax basis and Prop 19 before deciding to keep, rent or sell. I help heirs sell, including from out of state. Not legal or tax advice.
Start with 15 minutes.
Tell me what you're trying to do and when. I'll tell you what it takes, what it costs, and the smartest first step. No pressure, no script.