February showed a market that’s steady on volume, stronger on pricing, and still adjusting to longer marketing times. Inventory continues to build slightly, while buyers are clearly willing to pay more for the right properties.

Here’s the breakdown:

📊 February 2026 Market Statistics

 

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🏡 Sales Activity

• 46 homes sold in February
  ▸ Down 10% from January (51 sales)
• 97 homes sold year-to-date (Jan–Feb 2026)
  ▸ Down 9% compared to 107 sales during the same period in 2025

Sales volume has cooled slightly month-over-month and year-over-year, but we’re still seeing consistent activity — especially compared to the slower winter months historically.

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💰 Pricing Trends

This is where the story gets interesting.

• Average Sales Price (February): $680,217
  ▸ Up 40% from January
• Median Sales Price (February): $508,500
  ▸ Up 24% from January

Year-to-date:

• Average Price: $577,346
  ▸ Down 8% vs Jan–Feb 2025
• Median Price: $445,000
  ▸ Down 14% vs Jan–Feb 2025

Despite fewer sales, pricing jumped in February — which usually tells us higher-end homes were a larger share of what closed.

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📏 Price Per Square Foot

• February Avg Price/Sq Ft: $379
  ▸ Up 2% from January
• Year-to-date: $375
  ▸ Down 7% vs early 2025

This suggests pricing remains stable overall, even though individual sales prices may fluctuate.

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⏳ Days on Market

• February: 142 average days on market
  ▸ Up 8% from January
• Year-to-date: 136 days
  ▸ Up 17% vs Jan–Feb 2025

Homes are taking longer to sell compared to last year — meaning proper pricing and presentation matter more than ever.

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📦 Inventory & Listings

• 359 active listings*
  ▸ Up 6% from January
  ▸ Slightly above last year (+1%)

New listings remain steady, but total inventory is still well below the peaks we saw in mid-2025 (when active listings pushed above 550).

This means:

• Buyers have more choices than early 2024
• But we’re nowhere near an oversupplied market

*Total listed inventory numbers as of the 15th of each month.

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🎯 List-to-Sale Price Ratio

• 97% of list price
  ▸ Unchanged month-over-month
  ▸ Unchanged year-over-year

Sellers are still getting very close to asking price — when priced correctly.

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📌 What This Means for Buyers & Sellers

For Sellers:

• Pricing strength is back in February.
• Inventory is rising, so competition is increasing.
• Overpricing will cost you time (and negotiating power).

For Buyers:

• More inventory means more leverage.
• Days on market are longer — opportunity for negotiation.
• But quality properties are still commanding strong prices.

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🌲 Thinking About Making a Move in Big Bear?

Whether you’re buying, selling, investing, or just watching the market — strategy matters in a market like this.

Reach out anytime — we’re here to help.

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Data derived from Big Bear Association of REALTORS®, Inc. (BBV) MLS. Information herein deemed reliable but not guaranteed.