1 / 38
Price cut: $301,000 (3/17)
3D TOUR
$699,000FOR SALE
4 beds · 3 baths · 1,858 sqft
First Team Real Estate
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77 homes in 92386
Homes for Sale in 92386
Big Bear City, CA
216 Leonard Lane, Big Bear, CA 92386
1 / 20
Price cut: $30,001 (8/6)
VIRTUAL TOUR
$249,999FOR SALE
2 beds · 1 baths · 760 sqft
KELLER WILLIAMS BIG BEAR
1 / 24
Price cut: $61,000 (3/2)
$229,000FOR SALE
2 beds · 1 baths · 608 sqft
eXp Realty of Southern Ca, Inc
1 / 43
Price cut: $149,900 (4/7)
$650,000FOR SALE
3 beds · 2 baths · 2,266 sqft
eXp Realty of Southern California
1 / 20
Price cut: $25,000 (8/25)
VIRTUAL TOUR
$324,900FOR SALE
2 beds · 2 baths · 904 sqft
KELLER WILLIAMS BIG BEAR
1 / 20
Price cut: $24,600 (8/18)
VIRTUAL TOUR
$299,900FOR SALE
2 beds · 1 baths · 936 sqft
COMPASS
1 / 20
VIRTUAL TOUR
$325,000FOR SALE
2 beds · 1 baths · 840 sqft
Keller Williams Big Bear Lake Arrowhead
1 / 20
VIRTUAL TOUR
$269,000FOR SALE
2 beds · 1 baths · 792 sqft
KELLER WILLIAMS BIG BEAR
1 / 20
VIRTUAL TOUR
$225,000FOR SALE
1 beds · 1 baths · 468 sqft
KELLER WILLIAMS BIG BEAR
1 / 20
3D TOUR
$789,900FOR SALE
4 beds · 3 baths · 2,142 sqft
RE/MAX BIG BEAR
1 / 13
Price cut: $44,000 (4/7)
$305,000FOR SALE
2 beds · 2 baths · 1,114 sqft
Pinnacle Estate Properties
1 / 28
Price cut: $26,000 (4/7)
VIRTUAL TOUR
$449,000FOR SALE
3 beds · 2 baths · 1,350 sqft
Vista Sotheby's International Realty
1 / 33
NEW 3 DAYS AGO
$224,900FOR SALE
2 beds · 1 baths · 640 sqft
Compass
1 / 20
$409,900FOR SALE
3 beds · 3 baths · 1,200 sqft
Hassan Halabi
1 / 20
VIRTUAL TOUR
$324,900FOR SALE
3 beds · 2 baths · 1,183 sqft
KELLER WILLIAMS BIG BEAR
1 / 20
$370,000FOR SALE
2 beds · 2 baths · 1,040 sqft
RE/MAX FREEDOM
About 92386 Real Estate
About Big Bear City: The 92386 ZIP code is in Big Bear City, CA. Big Bear City is an unincorporated community and census-designated place in San Bernardino County, California, United States along the east shore of Big Bear Lake and surrounded by the San Bernardino National Forest. It is 27 miles (43 km) northeast of the city of San Bernardino, and immediately east of the incorporated city of Big Bear Lake. Its population was 12,738 at the 2020 census, up from 12,304 at the 2010 census. Big Bear City is mostly residential, with smaller houses and cabins laid out in typical square block fashion. Big Bear is on the Pacific Crest Trail.
Today, the 92386 area has 77 homes for sale with a median listing price of $349K. The average price per square foot is $361.
92386 Area Market Pulse
Topfind Market Read
Buyers hold the edge right now. 11.0 months of supply is more than current demand absorbs, and the typical home takes about 78 days to sell. At the same time, sale prices are up 7% over the last six months, though still 3% below a year ago, which keeps well-priced homes moving. Buyers have room to negotiate price and terms, while sellers should price sharply and present well to stand out.
Buyer leverageBalancedSeller leverage
Median Home Price
$349K
↓ 3% over the past yearChart shows the median closed sale price by month
$357K$316.7K$277.6K$238.5K
Sep 25
Dec 25
Mar 26
Jun 26
Months of Supply
Estimated time to sell all listings at the current sales pace
11.0 months of supply
Ample Supply77 active listings, plenty of options to choose from.
Tight (<3 mo)
Balanced (3 to 6 mo)
Ample (6+ mo)
11.0
0369+
What this means for buyers
There is more inventory than recent sales absorb, so buyers have plenty of options and stronger footing to negotiate price and terms. Listings typically sell in ~78 days.
● Tight: strong demand● Balanced: steady pace● Ample: more choice
Sales Velocity
How fast homes are selling
Homes are sitting on the market, so buyers often have strong leverage to negotiate price, terms, and repairs.
● <30d: Fast● 30-45d: Steady● 45d+: Slower
Inventory Distribution
A solid share of current listings is under 30 days old, while a meaningful share has been up longer.
New
Active
Aging
Stale
About 47% of current listings are under 30 days old, while the rest have been up longer.
Under 30 days → competitive, act quicklyOver 60 days → potential negotiation opportunities
Housing Tenure in 92386 Area
Homeownership is significantly higher than average, making this a homeowner-dominated market with more long-term residents.
HomeownersRenters
72%
Homeowners
28%
Renters
Homeownership is 16.5 points higher than the California average (55.5%)
Higher ownership rates often reflect more stable neighborhoods and longer-term residents.
5,300 households (2023)
Median Price by Bedroom
Home prices rise significantly with each additional bedroom.
1 Bed$250K
2 Bed$320K
3 Bed$410K
4 Bed$669K
Each additional bedroom adds about $140K in value on average, with larger homes seeing bigger price jumps.
Largest increase: 3 → 4 bedrooms (+$259K)
Price Reductions
34
34 listings have reduced their price
44% of active listings
Average reduction: 7.1% (~$25K)
A sizable share of sellers have trimmed their asking price. Those listings are the clearest place to negotiate.
Explore Nearby Cities
Browse homes for sale in cities near Big Bear City
Frequently Asked Questions about Homes for Sale in 92386, CA
How many homes are for sale in 92386, CA?
There are currently 77 homes for sale in 92386, ranging from $224,900 to $789,900. 2 of them hit the market within the last week.
What is the median home price in 92386?
The median list price in 92386 is $349,000. Price per square foot averages $361. Prices are down 2.8% compared to a year ago.
How fast do homes sell in 92386?
Homes in 92386 currently average 79 days on the market, a slower pace that gives buyers more time to evaluate and negotiate.
Looking for a home in 92386?
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