Big Bear Real Estate Market Update – May 2026

The Big Bear real estate market cooled considerably in May, with sales activity dropping sharply from April and inventory continuing to build. While buyer demand remains present, higher inventory levels and longer marketing times suggest buyers are enjoying more choices and greater negotiating power than we’ve seen in recent years.

Sales Activity Slows

A total of 37 homes sold in May, down from 61 sales in April, representing a 39% month-over-month decline. Sales were also well below the 52 transactions recorded in May of last year.

Looking at the bigger picture, 240 homes have sold during the first five months of 2026, compared to 263 sales during the same period in 2025, a decline of approximately 9% year-over-year.

While one month does not make a trend, May’s slowdown reinforces what we’ve been seeing throughout much of 2026: buyers remain selective and are taking their time before making purchasing decisions.

Prices Holding Relatively Steady

The average sales price fell to $523,076, down 12% from April’s $595,036 average. However, average prices can be heavily influenced by the mix of properties sold each month.

A more reliable indicator is the median sales price, which actually increased slightly to $452,500, up 2% from April’s $441,900. This suggests that overall home values remain relatively stable despite softer sales activity.

Year-to-date, the median sales price sits at $449,500, compared to $490,000 during the same period in 2025, reflecting a modest adjustment from the peak pricing environment of recent years.

Price Per Square Foot Shows Stability

The average price per square foot came in at $372, down just 3% from April and 7% below year-to-date 2025 levels.

While pricing has softened from the aggressive seller’s market conditions of 2020-2022, values remain well above historical norms, reflecting the continued desirability of Big Bear as both a vacation destination and second-home market.

Homes Taking Longer to Sell

The average number of days on market increased to 125 days, up from 108 days in April and significantly higher than the 108-day average recorded year-to-date in 2025.

Longer marketing times are another sign that buyers have become more patient and selective. Proper pricing and presentation remain critical for sellers hoping to attract attention in today’s market.

Inventory Continues to Rise

Inventory remains one of the most important stories in the market.

Big Bear had 491 active listings in May*, up from 442 listings in April and slightly above the 480 listings available in May 2025.

The market added 125 new listings during May, continuing the seasonal trend of increased inventory as we move toward summer.

More available homes create additional competition among sellers but also provide buyers with more opportunities and choices than they’ve had in several years.

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

Seller Negotiating Position Remains Stable

Homes sold at an average of 97% of asking price, virtually unchanged from recent months and identical to the year-to-date average.

This indicates that while buyers have gained leverage through increased inventory, well-priced properties are still attracting offers and selling relatively close to list price.

Looking Ahead

As we enter the summer selling season, the key question will be whether buyer activity picks up enough to absorb the growing inventory.

Big Bear remains a highly desirable mountain resort community with strong long-term appeal, but today’s market is rewarding realistic pricing, patience, and preparation more than it has in recent years.

For buyers, the increase in inventory means more choices and less urgency. For sellers, it means standing out from the competition has never been more important.