San Bernardino County · Riverside-San Bernardino-Ontario · population 12,738
Where Big Bear City stands
17% off 5-year peak. home values down 5.8% in the last year.
Home value trajectory · last 10 years
Zillow ZHVI · monthlyLifestyle scores
Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.
Rent trajectory · last 5 years
Zillow ZORI · monthlyHome value vs rent · indexed to 100
Both rebased at first month of ZORI data (~2015)Rent vs buy
At a 15.1 price-to-rent ratio, Big Bear City is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.
How the momentum score breaks down
methodology →Big Bear City is 17% below its 5-year peak but compounded at +6.9% per year over a decade. Long-run trend is intact; you're buying through-the-cycle pricing in a market that has historically rewarded patience.
Big Bear City is down 5.8% over the last 12 months and the trend isn't flattening. Falling knife rule applies: you don't catch one with your hands, you wait for it to hit the floor and stop moving.
About Big Bear City
Big Bear City is a city in San Bernardino County, California, with an estimated population of 12,738. It anchors the Riverside-San Bernardino-Ontario metro area. The median home value in Big Bear City is $395,087 as of 2026-04, down 5.8% over the last 12 months. Over the last five years, home values have averaged +2.8% annual growth, and the market currently sits about 17% below its 5-year peak. Rents in Big Bear City average $2,173 per month, roughly flat year-over-year (+0.2%). The composite momentum score is 41 of 100 (Cooling). Buyers may find more room to negotiate; sellers should price realistically.
▲ Bull case
▼ Bear case
Playbook
You have leverage. Negotiate price, ask for closing-cost credits, and don't waive inspection. Walk-away power is real in a Cooling market — use it.
Price aggressively (at or below recent sold comps) or be prepared to wait. Concessions — rate buydowns, closing costs, repair credits — are how deals close right now.
Cap rates are more attractive than they were 12 months ago but the appreciation tailwind is gone. Confirm tenant demand, vacancy rates, and exit liquidity before committing capital.
Local safety & alerts
No active National Weather Service alerts for San Bernardino County right now.
Public-safety links are official .gov sources, not curated by us. San Bernardino County routes NWS alerts; check the state EM portal for non-weather emergencies.
Cities like Big Bear City
Run the numbers for Big Bear City
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.
Climate & natural-disaster risk
State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.
Local sports teams
Major professional teams the Riverside-San Bernardino-Ontario area cheers for. Detailed stats, schedules, and player pages on intherafters.com.
Current weather
Find rentals & listings
Open current Big Bear City listings on the major real-estate sites.
Links open the live search on the destination site — results are always current.
Local economy & environment
Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.
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Explore other places with comparable momentum or affordability.