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City · 5,041 residents · San Bernardino County, California

Big Bear Lake , California

In Big Bear Lake, a typical home is worth $576,700 and typical rent is $1,454 a month. Compared with all of San Bernardino County, typical rent is 19% lower and the typical home value is 14% higher.

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  • Typical home value

    $576,700

    14% above the county

    22% below California

    • Big Bear Lake
    • San Bernardino
    • California

  • Typical rent

    $1,454a month

    19% below the county

    29% below California

    • Big Bear Lake
    • San Bernardino
    • California

  • Typical household income

    $76,250a year

    11% below the county

    23% below California

    • Big Bear Lake
    • San Bernardino
    • California

  • Households that own their home

    65%

    3 points above the county

    9 points above California

    • Big Bear Lake
    • San Bernardino
    • California

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

Market now, with Zillow data

Zillow data
Typical home value
$533,648
2.8% less than 12 months ago
Typical rent
$1,959 a month
4.8% more than 12 months ago

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

Big Bear Lake 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 Lake 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: 53% less than in Big Bear Lake ($576,700).

  2. Nearby, in Lucerne Valley, the typical rent is $1,181: 19% less than in Big Bear Lake ($1,454).

  3. According to Zillow, in the 12 months to September 2026 the typical home value in Big Bear Lake fell 2.8%; in California, it rose 0.6%.

  4. The typical rent in Big Bear Lake is $1,454 a month, 19% less than in San Bernardino County as a whole ($1,801).

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

The homes here

Housing in Big Bear Lake

What homes there are in Big Bear Lake, 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

Detached houses, standing on their own, make up 85% of homes here, against 70% in San Bernardino County.

Year built

Homes in Big Bear Lake are older: the typical year built is 1976; in San Bernardino County, 1983.

There are fewer big homes in Big Bear Lake than in San Bernardino County: 55% have 3 bedrooms or more, against 64%.

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

$2,148 a month

San Bernardino County: $2,368 a month

Without a mortgage

$989 a month

San Bernardino County: $678 a month

Owners with a mortgage

57%

San Bernardino County: 69%

The typical cost for an owner with a mortgage in Big Bear Lake is $2,148 a month, less than in San Bernardino County ($2,368); without one, $989.

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

The typical home value in Big Bear Lake rose 48% since 2015–2019, less than in San Bernardino County (54%).

The typical rent in Big Bear Lake rose 52% over the same time; in San Bernardino County, it rose 40%.

While home values in Big Bear Lake changed +48% and rent +52%, the typical household income rose 49%.

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 LakeSan 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 60%74%66%69%
Carpool Unreliable estimate11%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 21%11%17%15%
Other means Unreliable estimate1%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Fewer people live in each home here: 2.17 on average, against 3.20 in San Bernardino County.

Working from home is more common in Big Bear Lake: 21%, against 11% in San Bernardino 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 Big Bear Lake?

A typical home costs more than the typical income allows

We start with a typical home in Big Bear Lake, worth $576,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 74% of the typical household income in Big Bear Lake, which is $76,250 a year. For that payment to be 28% of income, a household would need to earn about $200,871 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 Lake. 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 $20,185 (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

$4,687

at 7.18% · 30 years

Loan amount
$566,254
Total interest
$814,707
Paid off in
November 2056

Includes $9,739 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,779 a month

  • Tight

    $1,779 to $2,288 a month

  • Hard

    more than $2,288 a month

    Your payment · 74%

Compared with the typical household income in Big Bear Lake ($76,250 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,687
Principal & interest$3,836
Property tax$356
Home insurance$240
FHA mortgage insurance (MIP)$255

You need at least $20,185 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 Lake and San Bernardino County

Big Bear Lake 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 Lake's own numbers

Typical home value
$576,700
Typical monthly rent
$1,454
Typical yearly household income
$76,250
Households that own their home
65%
Effective property tax rate
0.74%

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 Lake

A typical home in Big Bear Lake is worth $576,700: 14% above the county and 22% below California. With the typical household income in Big Bear Lake ($76,250 a year), a typical home costs 7.6 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 Lake 7.6 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 Lake 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 Lake $576,700
  • San Bernardino $505,000
  • California $734,700
  • United States $332,700
Typical monthly rent
  • Big Bear Lake $1,454
  • San Bernardino $1,801
  • California $2,036
  • United States $1,413
Typical yearly household income
  • Big Bear Lake $76,250
  • San Bernardino $85,478
  • California $99,122
  • United States $80,734
See the full table
Big Bear Lake next to San Bernardino County and California
Measure Big Bear Lake San Bernardino County California U.S.
Typical home value $576,700 $505,000 $734,700 $332,700
Typical monthly rent $1,454 $1,801 $2,036 $1,413
Typical yearly household income $76,250 $85,478 $99,122 $80,734
Households that own their home 65% 62% 56% 65%
Typical yearly property tax $4,239 $3,538 $5,124 $3,119
Effective property tax rate 0.74% 0.7% 0.7% 0.94%
Renters with high rent for their income 62% 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 Lake

For a typical $576,700 home in Big Bear Lake, 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 Lake's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,687a month

    Least cash to close
    Down payment
    $20,185
    Cash to close
    $37,486
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $255

  • Conventional, 5% down $4,581a month

    Down payment
    $28,835
    Cash to close
    $46,136
    Rate
    7.18%
    Mortgage insurance
    PMI · $274

  • Conventional, 20% down, no PMI $3,721a month

    Down payment
    $115,340
    Cash to close
    $132,641
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,254a month

    Down payment
    $86,505
    Cash to close
    $103,806
    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 Lake and for San Bernardino County.

Property tax

Effective rate in Big Bear Lake

0.74%of the home’s value each year

$4,239 a year for the typical owner in Big Bear Lake.

  • Big Bear Lake 0.74%
  • 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 Lake

Typical rent in Big Bear Lake is $1,454 a month: 19% below the county. In Big Bear Lake, 62% 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 Lake

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Big Bear Lake is in ZIP code 92315.

For 2 bedrooms it is $1,990: $113 less than the fair market rent for San Bernardino County ($2,103).

  • 92315 $1,990$2,630

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 Lake 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?

Low-income apartments

Low-income apartments in Big Bear Lake

HUD lists one building with rents for lower incomes in Big Bear Lake.

  • The Crossings at Big Bear Lake 773 Knickerbocker Rd, Big Bear Lake 92315 42 homes, 41 low-income · 2 bd: 28 · 3 bd: 14 · In service since 2011 · For families

See all 153 buildings in San Bernardino County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Big Bear Lake

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 grandmother pushes her grandson on a playground swing.

HUD counseling is free or low-cost

Assistance programs in Big Bear Lake

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

The HUD-approved agencies closest to the center of Big Bear Lake, 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 · 25 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 · 26 miles away · Spanish

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

  • Nid-Hca Riverside / San Bernardino County

    23945 Sunnymead Blvd, Moreno Valley · 29 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 9 more
    (951) 399-4538

Every agency in San Bernardino County All counseling agencies in California

Help in Spanish near Big Bear Lake

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 Big Bear Lake

HUD’s record names them for Big Bear Lake 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 Lake, 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 Lake.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Big Bear Lake

Short answers with the numbers for Big Bear Lake 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 Lake?

The typical home value in Big Bear Lake is $576,700, 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 Lake?

Typical rent in Big Bear Lake is $1,454 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 Lake?

Big Bear Lake 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 Lake?

The typical homeowner in Big Bear Lake pays $4,239 a year, according to the U.S. Census Bureau. That is 0.74% 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 Lake?

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).