October brought some encouraging activity to the Big Bear real estate market, with home sales increasing, average prices edging higher, and available inventory continuing its seasonal decline. While the market remains more favorable to buyers than in recent years, the latest numbers suggest that buyers are still actively pursuing opportunities, particularly as we head into the quieter winter season.
The broader picture remains mixed. Sales volume is still trailing last year’s pace, homes are taking longer to sell, and prices remain below 2025 levels. However, October’s increase in transactions and relatively steady pricing provide some positive signs as we approach the end of 2026.
Let’s take a closer look at the numbers.
October 2026 Market Statistics
October recorded 81 closed residential sales, up 16% from September’s 70 transactions. This marks the strongest month for home sales so far in 2026 and represents a notable improvement in buyer activity heading into the winter months.
The average sales price increased 3% to $581,694, compared to $563,381 in September. Meanwhile, the median sales price slipped slightly to $445,000, down 1% month over month. The difference between these two measurements suggests that the mix of properties sold continues to influence average pricing, particularly in a market with a wide range of property types and price points.
The average price per square foot also increased 3%, reaching $370.
Homes spent an average of 112 days on the market, unchanged from September. Sellers received approximately 97% of their asking prices, compared to 98% the previous month. This indicates that buyers continue to have some negotiating room, particularly on properties that have been listed for an extended period.
How Does 2026 Compare to Last Year?
Looking at January through October, the market continues to lag behind 2025 in several key categories:
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Total sales: 579, down 6% from 614 in 2025.
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Average sales price: $579,964, down 3%.
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Median sales price: $452,500, down 7%.
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Average price per square foot: $370, down 6%.
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Average days on market: 119, up 16% from 103 days.
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List-to-sale price ratio: Holding steady at 97%.
These year-over-year comparisons illustrate a market that has gradually adjusted from the stronger pricing and faster sales conditions of previous years.
While October’s monthly improvement is encouraging, the overall trend continues to reflect more deliberate buyers, longer marketing periods, and increased price sensitivity.
For sellers, competitive pricing remains essential. For buyers, the combination of softer prices and longer listing times may present opportunities that were harder to find just a few years ago.
Big Bear Housing Inventory: Seasonal Decline Continues
After reaching a seasonal high of 545 active listings in August, Big Bear’s available housing inventory has continued to decline.
There were 480 active listings in October, down 7% from September’s 516 homes*. New listings also slowed, with just 85 properties entering the market during the month, compared to 97 in September.
This pattern is typical for Big Bear, where listing activity tends to peak during the spring and summer months before tapering off through fall and winter.
Interestingly, the inventory trend is closely tracking last year’s pattern. October 2025 ended with 438 active listings, meaning current inventory remains approximately 10% higher than it was at the same point last year.
That additional selection continues to benefit buyers, even as the number of available properties declines.
*Total listed inventory numbers as of the 15th of each month.
What Does Declining Inventory Mean?
A reduction in available listings doesn’t necessarily signal a tightening market on its own. Seasonal changes, withdrawn listings, and slower new-listing activity all contribute to the decline.
However, October’s combination of fewer new listings and increased sales is worth watching.
With 81 closed sales and 480 active listings, the market has approximately 5.9 months of inventory, based on October’s sales pace. This is a simple snapshot rather than a seasonally adjusted absorption rate, but it suggests a market approaching a more balanced position between buyers and sellers.
As winter approaches, buyers may encounter fewer choices, while well-positioned sellers could benefit from reduced competition.
Residential Sales by Month: October Leads 2026
The monthly sales chart provides perhaps the most encouraging news in October’s report.
With 81 closed transactions, October surpassed August’s 75 sales to become the busiest month of 2026 so far.
Sales have shown considerable variation throughout the year, including a slower spring followed by stronger activity during late summer and fall.
October’s results also represent a significant improvement over October 2025? Not quite. October 2025 actually recorded 90 sales, meaning October 2026 remained 10% below the same month last year despite the strong month-over-month increase.
That distinction is important. Buyer activity has improved recently, but the market has not fully returned to last year’s transaction levels.
Still, the recent momentum is notable. August, September, and October collectively accounted for 226 sales, compared to 232 during the same three months in 2025—a difference of less than 3%.
This suggests that the gap in sales activity between the two years has narrowed considerably during the latter part of 2026.
What Does This Mean for Big Bear Buyers and Sellers?
For Buyers: Opportunities Remain
Despite the seasonal reduction in inventory, buyers continue to enjoy a relatively favorable environment.
Prices remain below last year’s levels, homes are spending more time on the market, and sellers are generally negotiating below their asking prices.
For buyers considering a vacation home, investment property, or full-time residence, the coming winter months may provide opportunities to negotiate favorable terms, particularly with motivated sellers.
Of course, desirable properties that are priced appropriately can still attract significant interest, so preparation and local market knowledge remain important.
For Sellers: Pricing and Presentation Matter
October’s increase in sales demonstrates that buyers are active and willing to purchase when the right opportunities arise.
However, with average marketing times approaching four months and prices below last year’s levels, sellers need to remain realistic about current conditions.
Proper pricing, strong photography, effective marketing, and a well-presented property can make a meaningful difference.
The good news is that seasonal inventory declines may help reduce competition among sellers who choose to remain on the market through the winter.
Looking Ahead: The Big Bear Winter Real Estate Market
As Big Bear transitions into its winter season, the real estate market typically experiences fewer new listings and a smaller pool of active buyers. However, winter also brings renewed attention to the area as visitors arrive for skiing, snowboarding, and mountain getaways.
For some prospective buyers, that winter experience becomes the inspiration for purchasing their own Big Bear property.
October’s statistics offer a cautiously encouraging picture. Sales activity strengthened, average prices improved modestly, and inventory continued its expected seasonal decline.
At the same time, year-to-date figures remind us that the market remains in a period of adjustment, with prices and transaction volume still below 2025 levels.
The bottom line: Big Bear’s real estate market continues to offer opportunities on both sides of a transaction. Buyers have more negotiating power than in recent years, while sellers who price strategically can still achieve successful results.
Whether you’re considering buying, selling, or simply keeping an eye on your property’s value, understanding these local market trends is essential.
At BigBearRealEstate.com, our team closely monitors the Big Bear Valley real estate market and is here to help you make informed decisions.
Data derived from Mountain Resort Communities AOR© MLS. Information herein deemed reliable but not guaranteed.
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