Big Bear City, CA—92314
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Big Bear City, CA
As of Oct '25, the median home price in Big Bear City, CA is $417,000, with a year-over-year change of -5.9%. This indicates that home prices in Big Bear City, CA are decreasing. According to Zillow, the 1-year price projection is 1.6%, suggesting an increase housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $417,000 | -5.9% |
| Single Family | $417,000 | -6.3% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $256,000 | -8.9% |
2 Bed | $339,000 | -7.1% |
3 Bed | $487,000 | -5.6% |
4 Bed | $620,000 | -4.5% |
| 5 Bed | $820,000 | -3.9% |
% of Housing Stock
Rental Trends — Big Bear City, CA
As of July '25, Rentcast reports the average rent in Big Bear City, CA is $1,880, with a year-over-year rent change of -13.8%. Per bedroom, the median rent as of July '25 in Big Bear City, CA is studios: $1,680, 1-bedrooms: $1,620, 2-bedrooms: $1,770, 3-bedrooms: $2,170, 4-bedrooms: $2,200. The most common rental property sizes in Big Bear City, CA are 2-bedroom and 3-bedroom, accounting for 51.3% and 40.7% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,800 | $1,880 |
| Studio Rent | $1,150 | $1,680 |
| 1 Bed Rent | $1,550 | $1,620 |
| 2 Bed Rent | $1,700 | $1,770 |
| 3 Bed Rent | $2,000 | $2,170 |
| 4 Bed Rent | $2,200 | $2,200 |
% of Rental Stock
Property Listings — Big Bear City, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Big Bear City, CA is 106. This is a increase of 18.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 25.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $490,000 | 0.0% |
Listing Count | 311 | 14.0% |
| Listings as % of Homes | 1.4% | 14.0% |
Days on Market | 106 | 18.0% |
Demographics — Big Bear City, CA
As of the latest ACS Survey released in 2023, Big Bear City, CA has a population of 10,400, which has decreased by -8.4% over the past 5 years. Big Bear City, CA is a moderately popular place for families, as children make up 21.7% of the population. The area has a moderately educated workforce, with 25.6% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 16.4% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 10,400 | -8.4% |
% Under 18 | 21.7% | -6.1% |
% Seniors | 19.3% | 1.0% |
% WFH | 16.4% | 141.2% |
% w/ College Degree | 25.6% | 40.7% |
As of the latest ACS Survey released in 2023, Big Bear City, CA is a predominantly white area, with 67.8% of the population identifying as white. The white population has shrunk by 10.2% in the last 5 years. The second most common race or ethnicity in Big Bear City, CA is hispanic, making up 26.1% of the population. Foreign-born residents account for 5.1% of the population in Big Bear City, CA, and this percentage has decreased by 26.1% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 67.8% | -10.2% |
% Black | 0.0% | -100.0% |
% Hispanic | 26.1% | 37.4% |
% Asian | 0.5% | -70.6% |
% Foreign Born | 5.1% | -26.1% |
Mortgage and Risk — Big Bear City, CA
According to HUD data as of 2023, there were 427 mortgage originations in Big Bear City, CA, of which 80.0% of loans were conventional mortgages. The average loan-to-value was 71.0%, with 27.0% above 90% LTV (very high). This implies large mortgage risk in Big Bear City, CA. Investor activity is low, as 7.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 427 |
% Conventional Loans | 80.0% |
% Government Loans | 20.0% |
% Investor Loans | 7.0% |
% Second Loans | 27.0% |
% Cash Out Refinance | 11.0% |
Loan Activity
Rentals and Section 8 — Big Bear City, CA
As of 2024, the percent of homes in Big Bear City, CA under the Section 8 program is 1.0%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 2-bedroom and 3-bedroom and 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Big Bear City, CA, because HUD payments exceed market rent, while 1-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 14 |
Total Units Section 8 | 14 |
% Rentals under Section 8 | 1.0% |
% Occupied Section 8 | 88.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$40 | $1,550 | $1,510 |
| 2 Bedroom | $180 | $1,700 | $1,880 |
| 3 Bedroom | $510 | $2,000 | $2,510 |
| 4 Bedroom | $850 | $2,200 | $3,050 |
Affordability — Big Bear City, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.8 |
| Median Home Price | $417,000 |
| Median Household Income | $79,200 |