Page 1: Big Bear Market Report, Q3 2026
Big Bear is still a buyer’s market heading into fall 2026. Big Bear Lake has about 8.5 months of supply, and roughly three in four recent sales closed below the asking price. Here is what that means if you are shopping for a cabin this season.
The numbers at a glance
MLS data for cabins and single-family homes, last 90 days as of October 13, 2026 (roughly the third quarter):
| Metric | Big Bear Lake | Big Bear City |
|---|---|---|
| Median sale price | $590,000 | $390,000 |
| Median list price (active) | $619,000 | $456,950 |
| Homes sold | 102 | 99 |
| Active listings | 289 | 276 |
| Months of supply | 8.5 | 8.4 |
| Average days on market (sold) | 99 | 84 |
| Price per sq ft (sold) | $409 | $332 |
| Sales closed above list | 12.7% | 16.2% |
| Sales closed below list | 74.5% | 63.6% |
| Sale price vs. final list price | 97.0% | 97.6% |
| Sale price vs. original list price | 92.4% | 94.1% |
An independent check agrees on direction: Redfin reports an August 2026 median sale price of $554,633 for Big Bear Lake, down 7.4% from a year earlier. Different sites use different property types and date windows, so their medians will not match exactly.
What this means for buyers
- You have room to negotiate. Homes sold for about 92% of their original list price, so sellers are cutting asking prices (about 5% on average) before they close.
- Time is on your side. Homes that sold took about 99 days in Big Bear Lake and 84 in Big Bear City. You do not need to rush into a first-weekend offer.
- Well-priced homes still get competition. About 1 in 8 Big Bear Lake sales (12.7%) and 1 in 6 Big Bear City sales (16.2%) closed above list. Priced right, a good cabin still draws multiple offers.
- The price gap between towns is large. The median sale price in Big Bear Lake is about 51% higher than in Big Bear City ($590,000 vs. $390,000). If your budget is tight, our Lake vs. City comparison shows what each area offers.
What we are seeing on the ground
[Homes that are priced right and don’t need a ton of work are selling. Compared to pricing it too high and playing the price cutting game every month or so. Also Sellers are willing to accept a lower offer, buy your interest rates down and even do repairs in this market. This means for you as a buyer there are deals to be had! As a Seller be aware of these factors and set yourself up for sucess with a fair listing price!]
Thinking about buying in Big Bear?
“Talk to The Meissner Group about what your budget can buy right now.” + 760-498-5734 or book an appointment with us online https://calendar.app.google/38KoeuVRK7wNbWWP7
Market data is for informational purposes and deemed reliable but not guaranteed. Contact a licensed REALTORĀ® for guidance on a specific property. [Collin & Lisa Meissner DRE#01966489 760-498-5734 / 760-498-6381]