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City · 11,431 residents · San Bernardino County, California

Big Bear City , California

In Big Bear City, a typical home is worth $463,500 and typical rent is $1,854 a month. Compared with all of San Bernardino County, typical household income is 16% lower, the typical home value is 8% lower, and the share of households that own their home is 9 points higher.

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  • Typical home value

    $463,500

    8% below the county

    37% below California

    • Big Bear City
    • San Bernardino
    • California

  • Typical rent

    $1,854a month

    3% above the county

    9% below California

    • Big Bear City
    • San Bernardino
    • California

  • Typical household income

    $71,511a year

    16% below the county

    28% below California

    • Big Bear City
    • San Bernardino
    • California

  • Households that own their home

    71%

    9 points above the county

    15 points above California

    • Big Bear City
    • San Bernardino
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$381,323
4.2% less than 12 months ago
Typical rent
$1,864 a month
3.4% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Big Bear City is in San Bernardino County. The FHA loan limit ($690,000 for a one-unit home), the fair market rents and the help on this page are those of all of San Bernardino County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Big Bear City apart

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

  1. Nearby, in Lucerne Valley, the typical home value is $269,100: 42% less than in Big Bear City ($463,500).

  2. Nearby, in Lucerne Valley, the typical rent is $1,181: 36% less than in Big Bear City ($1,854).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Big Bear City fell 4.2%; in California, it rose 0.6%.

  4. The typical household income in Big Bear City is $71,511, 16% less than in San Bernardino County as a whole ($85,478).

  5. 71% of households in Big Bear City own their home, against 62% in San Bernardino County.

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in Big Bear City

What homes there are in Big Bear City, 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 Big Bear City, 9 in 10 homes are single-family detached houses; in San Bernardino County, 7.

Year built

In Big Bear City, half of the homes were built before 1978; in San Bernardino County, before 1983.

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

$1,950 a month

San Bernardino County: $2,368 a month

Without a mortgage

$676 a month

San Bernardino County: $678 a month

Owners with a mortgage

69%

San Bernardino County: 69%

In Big Bear City, 69% of owners have a mortgage, and their typical cost is $1,950 a month, against $2,368 in San Bernardino County. Without one it drops to $676.

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

Since 2015–2019, homes in Big Bear City gained value faster than in San Bernardino County: 80% against 54%.

Since 2015–2019, the typical rent in Big Bear City rose 67%, more than in San Bernardino County (40%).

Housing prices ran ahead of income in Big Bear City: typical income rose 38%, against +80% for home values and +67% for rent.

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

MeasureBig Bear CitySan Bernardino CountyCaliforniaUnited States
Rental vacancy Unreliable estimate3.4%4.2%5.5%
Homeowner vacancy Unreliable estimate0.9%0.8%0.9%
More than one person per room Unreliable estimate9.3%8.2%3.4%
People per household 2.173.202.842.53
Drive alone 68%74%66%69%
Carpool 7%11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 19%11%17%15%
Other means Unreliable estimate1%2%2%
Typical commute 10 to 19 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Big Bear City are smaller: 2.17 people on average; in San Bernardino County, 3.20.

Many people here do not commute at all: 19% work from home; in San Bernardino County, 11%.

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 Big Bear City?

A typical home costs more than the typical income allows

We start with a typical home in Big Bear City, worth $463,500, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 63% of the typical household income in Big Bear City, which is $71,511 a year. For that payment to be 28% of income, a household would need to earn about $162,105 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Big Bear City. 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 $16,223 (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

$3,782

at 7.18% · 30 years

Loan amount
$455,104
Total interest
$654,788
Paid off in
November 2056

Includes $7,827 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,669 a month

  • Tight

    $1,669 to $2,145 a month

  • Hard

    more than $2,145 a month

    Your payment · 63%

Compared with the typical household income in Big Bear City ($71,511 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,782
Principal & interest$3,083
Property tax$301
Home insurance$193
FHA mortgage insurance (MIP)$205

You need at least $16,223 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

Big Bear City and San Bernardino County

Big Bear City is in San Bernardino 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).

Big Bear City's own numbers

Typical home value
$463,500
Typical monthly rent
$1,854
Typical yearly household income
$71,511
Households that own their home
71%
Effective property tax rate
0.78%

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

Numbers for all of San Bernardino County

FHA limit, one-unit home
$690,000
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$2,103
Price change over 5 years (FHFA)
+52%
Homes in a high flood-risk zone
1.5%

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 San Bernardino County.

Everything about San Bernardino County

Buying

Buying a home in Big Bear City

A typical home in Big Bear City is worth $463,500: 8% below the county and 37% below California. With the typical household income in Big Bear City ($71,511 a year), a typical home costs 6.5 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.

  • Big Bear City 6.5 years
  • San Bernardino 5.9 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in San Bernardino County

According to FHFA’s house price index, home prices in San Bernardino County rose 103% in the 10 years through 2025.

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

Period County California U.S.
Last year (2025) +1.2% +0.8% +2.9%
5 years (2020–2025) +52% +40% +47%
10 years (2015–2025) +103% +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

Big Bear City next to San Bernardino 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
  • Big Bear City $463,500
  • San Bernardino $505,000
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Big Bear City $1,854
  • San Bernardino $1,801
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Big Bear City $71,511
  • San Bernardino $85,478
  • California $99,122
  • United States $80,734
See the full table
Big Bear City next to San Bernardino County and California
Measure Big Bear City San Bernardino County California U.S.
Typical home value $463,500 $505,000 $734,700 $332,700
Typical monthly rent $1,854 $1,801 $2,036 $1,413
Typical yearly household income $71,511 $85,478 $99,122 $80,734
Households that own their home 71% 62% 56% 65%
Typical yearly property tax $3,625 $3,538 $5,124 $3,119
Effective property tax rate 0.78% 0.7% 0.7% 0.94%
Renters with high rent for their income 60% 59% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below San Bernardino 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 Big Bear City

For a typical $463,500 home in Big Bear City, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Big Bear City's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,782a month

    Least cash to close
    Down payment
    $16,223
    Cash to close
    $30,128
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $205

  • Conventional, 5% down $3,697a month

    Down payment
    $23,175
    Cash to close
    $37,080
    Rate
    7.18%
    Mortgage insurance
    PMI · $220

  • Conventional, 20% down, no PMI $3,006a month

    Down payment
    $92,700
    Cash to close
    $106,605
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,435a month

    Down payment
    $69,525
    Cash to close
    $83,430
    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 Big Bear City and for San Bernardino County.

Property tax

Effective rate in Big Bear City

0.78%of the home’s value each year

$3,625 a year for the typical owner in Big Bear City.

  • Big Bear City 0.78%
  • San Bernardino 0.7%
  • California 0.7%

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

Exemptions and deadlines in California

Flood risk in San Bernardino County

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

Homes in the high-risk zone
1.5%
9,277
Of those, with NFIP insurance
15%
County California U.S.
Homes in the high-risk zone 1.5% 2.8% 3.5%
Of those, with NFIP insurance 15% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Big Bear City

Typical rent in Big Bear City is $1,854 a month: 3% above the county. In Big Bear City, 60% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of San Bernardino County, by unit size. To pay the 2-bedroom one ($2,103 a month) without spending more than 30% of your income, you would need to earn $40.44 an hour working full time.

HUD fair market rent for all of San Bernardino 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 $1,605 $30.87 $64,200
1 bedroom $1,705 $32.79 $68,200
2 bedrooms $2,103 $40.44 $84,120
3 bedrooms $2,771 $53.29 $110,840
4 bedrooms $3,336 $64.15 $133,440

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 Big Bear City

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Big Bear City has 2 ZIP codes with their own.

For 2 bedrooms it runs from $1,990 in 92314 to $2,420 in 92386.

1 of the 2 is above the fair market rent for San Bernardino County ($2,103).

  • 92314 $1,990$2,630
  • 92386 $2,420$3,190

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Big Bear City 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 Big Bear City

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.

There are 6 HUD-approved agencies with an office in San Bernardino County; 5 say they serve in Spanish.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Big Bear City

No down payment, repair or rent-help program on our list is for Big Bear City or San Bernardino County. The ones below are statewide in California: they work in Big Bear City 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 Big Bear City

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

  • Neighborhood Housing Services of the Inland Empire, Inc.

    1845 Business Center Dr Ste 120, San Bernardino · 31 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (909) 884-6891

  • Inland Empire Resource Center

    325 W Hospitality Ln, San Bernardino · 31 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (909) 887-8700

  • Fair Housing Council of Riverside County, Inc.- Palm Springs

    190 W Amado Rd, Palm Springs · 33 miles away · Spanish

    • Mortgage delinquency and default
    • Fair housing pre-purchase workshops
    • and 4 more
    (760) 864-1541

Every agency in San Bernardino County All counseling agencies in California

Help in Spanish near Big Bear City

3 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 Big Bear City

HUD’s record names them for Big Bear City or San Bernardino County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of the County of San Bernardino Public housing and Section 8 vouchers (909) 890-0644

One other authority has an office in San Bernardino County: see the list Source: HUD

Cities

Other cities in San Bernardino County

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

Everything about San Bernardino County Housing in California
See 25 more cities in San Bernardino County, with prices and rents

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

Nearby cities

The cities closest to Big Bear City, with the typical home value.

Neighboring counties

If San Bernardino 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 Big Bear City.

All guides
A family roasts marshmallows over a campfire at a forest campsite.

Questions

Housing questions about Big Bear City

Short answers with the numbers for Big Bear City and all of San Bernardino 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 Big Bear City?

The typical home value in Big Bear City is $463,500, according to the U.S. Census Bureau (average 2020–2024). For comparison, in San Bernardino County it is $505,000.

How much does it cost to rent in Big Bear City?

Typical rent in Big Bear City is $1,854 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in San Bernardino County is $2,103.

What is the FHA loan limit in Big Bear City?

Big Bear City uses the FHA limit for all of San Bernardino County (2026): $690,000 for a one-unit home and $1,326,950 for a four-unit home.

How much property tax do owners pay in Big Bear City?

The typical homeowner in Big Bear City pays $3,625 a year, according to the U.S. Census Bureau. That is 0.78% of the home’s value; in San Bernardino County, the rate is 0.7%.

Where can I find free help to buy or rent in Big Bear City?

There are 6 HUD-approved counseling agencies with an office in San Bernardino County. 5 say they serve in Spanish. 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).