The Big Bear real estate market slowed somewhat in July, with fewer closed sales, slightly lower prices, and continued growth in available inventory. Buyers now have more homes to choose from, while sellers are facing increased competition and longer marketing times.

Home Sales Declined in July

There were 50 closed sales in July, down 15% from 59 sales in June and down 19% from the 62 sales recorded in July 2025.

Through the first seven months of 2026, a total of 349 properties have sold, compared with 379 during the same period last year—an 8% decrease.

July’s sales volume was also below most recent summer months. Although activity improved from the unusually slow 37 sales recorded in May, the market continues to move at a more measured pace than it did in 2024 and 2025.

Prices Remained Relatively Stable Month to Month

The average sales price in July was $550,027, down 3% from June’s average of $569,266.

The median sales price was $458,750, virtually unchanged from $459,000 in June. This indicates that, despite the decline in overall sales activity, typical home values held fairly steady during the month.

Year-to-date figures show a more noticeable adjustment:

• The average sales price is down 7% from the same period in 2025.
• The median sales price is down 8%.
• The average price per square foot is down 7%.

The average price per square foot declined from $364 in June to $358 in July.

These figures suggest that the market has softened from last year’s pricing levels, although monthly fluctuations can also be influenced by the particular mix of properties sold.

Inventory Continued to Increase

There were 542 active listings in July, up 5% from 516 in June*.

Inventory has now increased for six consecutive months, rising from 338 listings in January. Buyers currently have more than 200 additional properties to choose from than they did at the beginning of the year.

However, inventory remains slightly below last summer. July 2025 ended with 574 active listings, compared with 542 this year.

A total of 106 new listings came on the market in July, down from 124 in June and 122 in July 2025. Even with fewer new properties entering the market, inventory grew because homes were being listed faster than they were selling.

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

Homes Are Taking Longer to Sell

Properties sold in July spent an average of 103 days on the market, an improvement from 117 days in June.

Year to date, however, homes have averaged 125 days on the market, compared with 100 days during the same period last year—a 25% increase.

Correct pricing, presentation, condition, and location remain increasingly important. Homes that are positioned well can still attract buyers, while overpriced or less competitive properties may remain on the market considerably longer.

Sellers Continued to Receive About 97% of Asking Price

The average list-to-sale price ratio remained unchanged at 97%.

This means the average home sold for approximately 3% below its final asking price. While buyers may have more negotiating leverage than they did in a faster market, sellers are generally still achieving prices fairly close to their most recent list price.

It is important to remember that this figure compares the sales price with the final asking price, not necessarily the property’s original list price. Homes that undergo one or more price reductions may ultimately sell at 97% of their adjusted price.

What This Means for Buyers and Sellers

For buyers, the increase in inventory provides more choices and potentially more room to negotiate. With homes taking longer to sell and prices below last year’s averages, buyers may find opportunities that were less available in the more competitive markets of recent years.

For sellers, the market remains active, but realistic pricing is essential. Buyers have more options and are taking the time to compare properties carefully. Homes that are well-maintained, properly priced, and effectively marketed remain the most likely to sell.

Big Bear is a highly varied real estate market, and broad statistics do not always reflect the value or activity within a specific neighborhood or property type. Lakefront homes, ski-slope properties, vacation rentals, cabins, luxury homes, and entry-level properties can each perform very differently.

Whether you are considering buying or selling, our local team can help you understand current conditions and how they apply to your individual property or goals. Contact the professionals at BigBearRealEstate.com for experienced, local guidance.

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