Market Report · Updated October 2026
Every closed sale in Big Bear City, January 2024 – September 2026 — what the median actually did, how fast homes sold, and what it means if you are buying or selling.
Big Bear City's median sold price rose from $420,000 in 2024 to $422,000 in 2025 and $425,000 so far in 2026 — up 1.2% over three years. Over the same period Big Bear Lake fell 5.8% and Sugarloaf fell 14.5%. Big Bear is frequently discussed as one market. On the evidence it is not.
The likeliest explanation is straightforward. As Big Bear Lake eased from $605,000 toward $570,000, buyers who wanted to be up here but could not reach 92315 found that 92314 was where their number worked. Demand moved down the price ladder and landed in Big Bear City.
| 2024 | 2025 | 2026 (Jan–Sep) | 2024 → 2026 | |
|---|---|---|---|---|
| Median sold price | $420,000 | $422,000 | $425,000 | +1.2% |
| Homes sold | 365 | 355 | 223 | 297 annualised |
| Median days to sell | 51 | 57 | 54 | +3 days |
365 homes sold in 2024, 355 in 2025, and 223 through September 2026 — about 297 annualised. So this is not a boom. It is a thinner market in which the homes that do trade are trading for slightly more each year, which generally means supply at the attractive price points is tight rather than that demand is surging.
Median days to sell went 51 to 57 to 54, so the pace is broadly steady and close to the Big Bear average of 54 days.
| Area | Median | vs 2024 | Sales/yr | Days |
|---|---|---|---|---|
| Big Bear Lake (92315) | $570,000 | -5.8% | 332 | 52 |
| Big Bear City (92314) | $425,000 | +1.2% | 297 | 54 |
| Sugarloaf (92386) | $288,500 | -14.5% | 99 | 59 |
| All of Big Bear | $450,000 | -5.0% | 764 | 54 |
Understand that you are buying in the one part of Big Bear that has not corrected. That is not a reason to avoid it, but it does mean waiting for a discount is a weaker strategy here than in 92315 or Sugarloaf. The value case for Big Bear City is real — a median of $425,000 against $570,000 in Big Bear Lake — and other buyers have evidently worked that out.
You are in the strongest position of the three ZIP codes, and it is the only one where last year's comparable sales are likely to understate rather than overstate your value. That said, annual volume is down meaningfully from 2024, so the pool of buyers is smaller than it was. Pricing at the top of the range still requires the home to genuinely earn it.
Where these numbers come from. Closed residential sales reported to CRMLS, January 2024 – September 2026, pulled October 2026. Not estimates, not a model, and not only my own listings — every closed sale in the ZIP code, 2,335 across Big Bear in total. The 2026 column covers January through September; where this page compares a full year it says “annualised” and shows the arithmetic. I refresh this quarterly.
Live MLS — Updated in Real Time
Live MLS listings in 92314. The report above covers what has already sold; this is what is currently available.
Answered from closed-sale data, not national averages.
$425,000 for closed sales in ZIP 92314 from January to September 2026, up from $420,000 in 2024 — the only Big Bear ZIP code where the median rose.
As Big Bear Lake eased from $605,000 toward $570,000, buyers who could not reach 92315 found their number worked in 92314. Demand moved down the price ladder. Volume in Big Bear City is down even as prices edged up, which points to tight supply at the attractive price points rather than a surge in demand.
$145,000 at the median in 2026. In 2024 that gap was $185,000, so the two markets have moved closer together.
A median 54 days in 2026, close to the Big Bear average of 54 days and broadly steady across the three years (51, 57, 54).
The other Big Bear market reports and the areas behind the numbers.
Your Home, Your Number
A median is a starting point, not a valuation. Street, view, condition and whether it can be rented all move the number. Tell me the address and I will walk you through the comparable sales that actually apply to it.
Tell me what you’re looking for and I’ll reach out within 24 hours — or call/text 909.744.2190.
