The Big Bear real estate market showed renewed momentum in September, with stronger sales and rising prices compared to August. Buyer activity increased after the late-summer slowdown, and while inventory remains elevated, pricing continues to hold steady.
Market-Wide Summary
In September 2025, 77 single-family homes sold in Big Bear, a 20% increase from August’s 64 sales. The average sales price climbed 9% to $565,998, while the median sales price rose 8% to $485,000. This marks the second consecutive month of improving price performance, showing that well-presented properties continue to attract buyers despite broader economic headwinds.
The average price per square foot inched up to $393, up 1% from the prior month, reflecting continued stability across most property types and price ranges.
Days on Market and List-to-Sell Price
Homes took longer to sell in September, averaging 111 days on market, up 18% from August’s 94 days. Still, the list-to-sell price ratio held firm at 97%, suggesting that pricing remains in line with buyer expectations and that demand continues to support near-list values for well-positioned homes.
Inventory and Supply
Active listings* dropped to 519, an 8% decrease from last month’s 562. Despite that month-over-month dip, inventory levels remain 32% higher than in September 2024 — giving buyers more choices heading into the cooler months. The combination of more inventory and longer days on market points toward a balanced environment, favoring both patient buyers and realistic sellers.
*Total listed inventory numbers as of the 15th of each month.
Monthly Sales Trends
September 2025 marked one of the most active months of the year, with 77 homes sold — the second-highest total since October 2023. After a relatively quiet spring and early summer, Big Bear’s housing market showed a clear rebound through late summer, continuing into early fall.
Sales volume had dipped below 50 transactions during the winter months of January and February 2025, typical for the off-season. However, momentum began building again in March and remained steady throughout summer. The September surge suggests that buyers who had been waiting on the sidelines earlier in the year re-entered the market, encouraged by stable prices and increased inventory.
Historically, Big Bear often experiences a late-summer and early-fall sales spike before the winter season, and 2025 followed that same pattern. This consistency underscores the enduring appeal of Big Bear’s year-round market — especially among second-home and investment buyers timing purchases before ski season.
Year-to-Date Overview
From January through September 2025, 520 homes sold, a 6% decrease compared to the same period in 2024. The average year-to-date sales price of $591,935 is just 1% below last year, while the median price is down 3% to $485,000. The average price per square foot remained unchanged year-over-year at $398. Despite slower sales volume, values have remained remarkably consistent.
Home Prices by Quarter – Last 5 Years
The five-year trend graph shows that Big Bear home prices have largely stabilized following the pandemic-era surge. After peaking in late 2021 and early 2022, both average and median prices leveled off, maintaining a plateau throughout 2023 and 2024.
Over the past several quarters, prices have shown minor fluctuations but no sharp declines, reflecting steady demand in the local market. Even as interest rates and economic uncertainty affected buyer behavior nationwide, Big Bear’s market resilience stands out — bolstered by ongoing vacation home demand, limited buildable land, and the area’s year-round appeal.
While Q3 2025 data shows a slight dip from earlier in the year, the overall trend line indicates that values remain well above pre-2020 levels, signaling long-term strength and stability for homeowners and investors alike.
Takeaway
September brought encouraging signs for the Big Bear real estate market: stronger sales, rising prices, and stable value trends. With inventory still elevated, buyers have room to negotiate, while sellers continue to see solid returns when properties are priced competitively.
Whether you’re looking to buy a cozy cabin, invest in a vacation rental, or sell your Big Bear property before winter, the Big Bear Real Estate team can help you make the most of current market opportunities.
Data derived from Big Bear Association of REALTORS®, Inc. (BBV) MLS. Information herein deemed reliable but not guaranteed.
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