The Big Bear real estate market in August 2025 showed a mix of shifting prices, steady demand, and slightly tighter inventory. Whether you’re considering buying, selling, or investing, here’s what you need to know about the latest market trends.
Home Prices: Cooling Month-to-Month
August brought a dip in pricing after a strong July.
- Average sales price of single-family homes dropped 18% compared to July.
- Median sales price fell 5%.
- Average price per square foot held steady.
Looking at the year to date (January through August 2025), the average sales price is still 2% higher than the same period in 2024, while the median price is 3% lower. This suggests that while short-term fluctuations are present, longer-term pricing remains relatively stable.
List-to-Sale Price & Days on Market
Homes that sold in August closed at 97% of asking price, the same as in July. Sellers should note:
- Days on market averaged 94 days, reflecting a patient but active buyer pool.
- The list-to-sell ratio for Jan–Aug 2025 is 97%, just slightly below the 98% recorded in 2024.
Buyers continue to negotiate, but well-priced homes are still moving.
Inventory Trends: Slight Decline, But Higher Year-over-Year
Inventory saw modest movement last month:
- Total inventory* was down 2% from July, with 6 fewer new listings.
- However, active listings are up 20% compared to August 2024, giving buyers more options than last year.
- As of early September, there are 531 single-family homes for sale in the Big Bear MLS.
This year-over-year increase signals more competition among sellers, but the slight month-to-month decline shows that supply may be tightening heading into fall.
*Total listed inventory numbers as of the 15th of each month.
Closed Sales: Fewer Than Last Year
Closed transaction numbers give a clear look at demand:
- 64 homes sold in August, up 2% from July but down 20% compared to August 2024.
- Year-to-date (Jan–Aug 2025), sales volume is 9% lower than the same period in 2024.
While demand has cooled compared to last year, sales activity remains steady month-to-month.
What This Means for Buyers & Sellers
For buyers, the combination of slightly lower prices, longer market times, and more inventory year-over-year creates opportunities to negotiate and find the right property.
For sellers, pricing strategically is key. Homes are still selling close to list price, but buyers are selective, and competition from other listings is higher than last year.
Big Picture
The Big Bear market is adjusting after a relatively slow summer. Prices eased in August, inventory remains relatively strong compared to last year, and sales volume is trending lower year-over-year. As we move into the fall season, both buyers and sellers should keep a close eye on inventory and price movements.
If you’re thinking about buying or selling in Big Bear, now is a great time to talk with a local expert who understands how these shifts impact your investment.
👉 Ready to explore your options in Big Bear? Contact us today to discuss your goals and get the latest insights tailored to your situation.
Data derived from Big Bear Association of REALTORS®, Inc. (BBV) MLS. Information herein deemed reliable but not guaranteed.
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