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City · 5,912 residents · Kern County, California

Bear Valley Springs , California

In Bear Valley Springs, a typical home is worth $496,200 and typical rent is $1,439 a month. Compared with all of Kern County, typical household income is 72% higher, the typical home value is 47% higher, and the share of households that own their home is 34 points higher.

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  • Typical home value

    $496,200

    47% above the county

    32% below California

    • Bear Valley Springs
    • Kern
    • California

  • Typical rent

    $1,439a month

    11% above the county

    29% below California

    • Bear Valley Springs
    • Kern
    • California

  • Typical household income

    $120,481a year

    72% above the county

    22% above California

    • Bear Valley Springs
    • Kern
    • California

  • Households that own their home

    94%

    34 points above the county

    38 points above California

    • Bear Valley Springs
    • Kern
    • California

Source: U.S. Census Bureau, Average 2020–2024

Bear Valley Springs is in Kern County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Kern County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Bear Valley Springs apart

What this place has that others do not, from public data, most unusual first.

  1. 94% of households in Bear Valley Springs own their home, against 60% in Kern County.

  2. The typical household income in Bear Valley Springs is $120,481, 72% more than in Kern County as a whole ($70,210).

  3. Nearby, in Lamont, the typical home value is $220,700: 56% less than in Bear Valley Springs ($496,200).

  4. The typical home in Bear Valley Springs is worth $496,200, 47% more than in Kern County as a whole ($338,300).

  5. Nearby, in Lamont, the typical rent is $991: 31% less than in Bear Valley Springs ($1,439).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Bear Valley Springs

What homes there are in Bear Valley Springs, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Bear Valley Springs, 10 in 10 homes are single-family detached houses; in Kern County, 7.

Year built

Homes in Bear Valley Springs are newer: the typical year built is 1990; in Kern County, 1984.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,596 a month

Kern County: $1,968 a month

Without a mortgage

$1,078 a month

Kern County: $631 a month

Owners with a mortgage

66%

Kern County: 66%

Owning costs more in Bear Valley Springs: with a mortgage, the typical cost is $2,596 a month; in Kern County, $1,968. Without one, $1,078.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Bear Valley Springs does not have the same boundaries as in 2015–2019: that is why there is no change to compare. For reference, in Kern County the typical home value rose 58%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBear Valley SpringsKern CountyCaliforniaUnited States
Rental vacancy Unreliable estimate3.5%4.2%5.5%
Homeowner vacancy Unreliable estimate0.9%0.8%0.9%
More than one person per room Unreliable estimate9.8%8.2%3.4%
People per household 2.443.122.842.53
Drive alone 64%78%66%69%
Carpool Unreliable estimate11%10%9%
Public transit Unreliable estimate0%3%3%
Walk or bike Unreliable estimate1%3%3%
Work from home 20%8%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Bear Valley Springs are smaller: 2.44 people on average; in Kern County, 3.12.

Working from home is more common in Bear Valley Springs: 20%, against 8% in Kern County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Bear Valley Springs?

A typical home costs more than the typical income allows

We start with a typical home in Bear Valley Springs, worth $496,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 41% of the typical household income in Bear Valley Springs, which is $120,481 a year. For that payment to be 28% of income, a household would need to earn about $177,085 a year.

The calculator's FHA and conventional loan limits are those of all of Kern County.

Your numbers

Local data
$

Starts at the typical home value in Bear Valley Springs. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $17,367 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,132

at 7.18% · 30 years

Loan amount
$487,213
Total interest
$700,985
Paid off in
November 2056

Includes $8,380 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,811 a month

  • Tight

    $2,811 to $3,614 a month

  • Hard

    more than $3,614 a month

    Your payment · 41%

Compared with the typical household income in Bear Valley Springs ($120,481 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,132
Principal & interest$3,301
Property tax$405
Home insurance$207
FHA mortgage insurance (MIP)$219

You need at least $17,367 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Bear Valley Springs and Kern County

Bear Valley Springs is in Kern County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Bear Valley Springs's own numbers

Typical home value
$496,200
Typical monthly rent
$1,439
Typical yearly household income
$120,481
Households that own their home
94%
Effective property tax rate
0.98%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Kern County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,656
Price change over 5 years (FHFA)
+51%
Homes in a high flood-risk zone
5%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Kern County.

Everything about Kern County

Buying

Buying a home in Bear Valley Springs

A typical home in Bear Valley Springs is worth $496,200: 47% above the county and 32% below California. With the typical household income in Bear Valley Springs ($120,481 a year), a typical home costs 4.1 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Bear Valley Springs 4.1 years
  • Kern 4.8 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Kern County

According to FHFA’s house price index, home prices in Kern County rose 88% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Kern County.

Period County California U.S.
Last year (2025) +2.0% +0.8% +2.9%
5 years (2020–2025) +51% +40% +47%
10 years (2015–2025) +88% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Bear Valley Springs next to Kern County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Bear Valley Springs $496,200
  • Kern $338,300
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Bear Valley Springs $1,439
  • Kern $1,300
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Bear Valley Springs $120,481
  • Kern $70,210
  • California $99,122
  • United States $80,734
See the full table
Bear Valley Springs next to Kern County and California
Measure Bear Valley Springs Kern County California U.S.
Typical home value $496,200 $338,300 $734,700 $332,700
Typical monthly rent $1,439 $1,300 $2,036 $1,413
Typical yearly household income $120,481 $70,210 $99,122 $80,734
Households that own their home 94% 60% 56% 65%
Typical yearly property tax $4,868 $2,984 $5,124 $3,119
Effective property tax rate 0.98% 0.88% 0.7% 0.94%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Kern County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Bear Valley Springs

For a typical $496,200 home in Bear Valley Springs, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bear Valley Springs's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,132a month

    Least cash to close
    Down payment
    $17,367
    Cash to close
    $32,253
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $219

  • Conventional, 5% down $4,041a month

    Down payment
    $24,810
    Cash to close
    $39,696
    Rate
    7.18%
    Mortgage insurance
    PMI · $236

  • Conventional, 20% down, no PMI $3,301a month

    Down payment
    $99,240
    Cash to close
    $114,126
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,760a month

    Down payment
    $74,430
    Cash to close
    $89,316
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Bear Valley Springs and for Kern County.

Property tax

Effective rate in Bear Valley Springs

0.98%of the home’s value each year

$4,868 a year for the typical owner in Bear Valley Springs.

  • Bear Valley Springs 0.98%
  • Kern 0.88%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Kern County

FEMA does not publish these numbers by city: they are for all of Kern County.

Homes in the high-risk zone
5%
12,851
Of those, with NFIP insurance
20%
County California U.S.
Homes in the high-risk zone 5% 2.8% 3.5%
Of those, with NFIP insurance 20% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Bear Valley Springs

Typical rent in Bear Valley Springs is $1,439 a month: 11% above the county.

HUD publishes a fair market rent for all of Kern County, by unit size. To pay the 2-bedroom one ($1,656 a month) without spending more than 30% of your income, you would need to earn $31.85 an hour working full time.

HUD fair market rent for all of Kern County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,265 $24.33 $50,600
1 bedroom $1,273 $24.48 $50,920
2 bedrooms $1,656 $31.85 $66,240
3 bedrooms $2,293 $44.10 $91,720
4 bedrooms $2,768 $53.23 $110,720

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Bear Valley Springs

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bear Valley Springs is in ZIP code 93561.

For 2 bedrooms it is $1,700: $44 more than the fair market rent for Kern County ($1,656).

  • 93561 $1,700$2,350

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bear Valley Springs when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Bear Valley Springs

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Kern County. The nearest ones are below; many serve by phone or online.

A man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in Bear Valley Springs

No down payment, repair or rent-help program on our list is for Bear Valley Springs or Kern County. The ones below are statewide in California: they work in Bear Valley Springs the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near Bear Valley Springs

The HUD-approved agencies closest to the center of Bear Valley Springs, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Nid-Hca Palmdale

    520 W. Palmdale Blvd, Suite J, Palmdale · 51 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (661) 526-4013

  • Centro Familia Esperanza

    1720 E Los Angeles Ave Ste 216, Simi Valley · 63 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (805) 813-8751

  • My Way Home

    2231 Sturgis Rd Unit A, Oxnard · 73 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 9 more
    (805) 273-7800

All counseling agencies in California

Help in Spanish near Bear Valley Springs

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Bear Valley Springs

HUD’s record names them for Bear Valley Springs or Kern County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of Kern Public housing and Section 8 vouchers (661) 631-8500

All housing agencies in California Source: HUD

Cities

Other cities in Kern County

These cities are also in Kern County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Kern County Housing in California
See 10 more cities in Kern County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Bear Valley Springs, with the typical home value.

Neighboring counties

If Kern County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Bear Valley Springs.

All guides
A mother and her daughters smile together on a mountain trail with a snowy peak behind them.

Questions

Housing questions about Bear Valley Springs

Short answers with the numbers for Bear Valley Springs and all of Kern County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Bear Valley Springs?

The typical home value in Bear Valley Springs is $496,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Kern County it is $338,300.

How much does it cost to rent in Bear Valley Springs?

Typical rent in Bear Valley Springs is $1,439 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Kern County is $1,656.

What is the FHA loan limit in Bear Valley Springs?

Bear Valley Springs uses the FHA limit for all of Kern County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Bear Valley Springs?

The typical homeowner in Bear Valley Springs pays $4,868 a year, according to the U.S. Census Bureau. That is 0.98% of the home’s value; in Kern County, the rate is 0.88%.

Where can I find free help to buy or rent in Bear Valley Springs?

We found no HUD-approved counseling agencies with an office in Kern County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).