Buy a Big Bear Cabin with Bill Young, Your Local Realtor
It's COOL up here at 7,000 ft...
(updated 11/30/2025)
Find Your Dream Home with *Bill Young*
Browse Properties
All Big Bear cabin listings are available on the popular internet sites (www.realtor.com, or www.zillow.com, etc). Those internet sites receive (almost hourly) input from a couple different Multiple Listing Services. Regardless of which MLS a Big Bear cabin was originally listed on, I can help you since I belong to both Multiple Listing Services.
The data represented in my charts and graphs are approximately correct. Keep in mind that the numbers used to generate my monthly graphics are taken at a “moment in time” and do change from hour to hour. If you are interested in the exact numbers, then please ask me.
Recent combined Sales numbers:
The graphic to the upper left was consolidated by Suzette Guyette from Fidelity National Title. Since Big Bear uses two different MLS systems, with differing parameters, the closest common denominator is the Title Company. The Big Bear MLS doesn't show transactions that are recorded outside of the MLS (quit claims, interfamily transfers, probate sale, sales by CRMLS, etc). And it takes a month or so for those "extra" transactions to be recorded into the public records. Eventually the Title companies see and report everything, but that means the numbers reported here are accurate but delayed by 2 months.. A phone call to me can give you the current sales thru BB MLS. Many thanks to Suzette for her continued support...
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Big Bear Real Estate Market – Summary
for November 2025
Key Price & Sales Metrics
November’s overall median sale price in Big Bear valley was $502,000, and the Overall time to sell: about 103 days. Inventory dropped to 407 at end of November. This decrease in inventory was mostly due to Seller’s pulling their cabin off of the market for the holidays, and fewer new listings in November coupled with sales of 62 cabins.
🏡 Market Activity, Speed & Competition
The market remains relatively slow, with homes receiving, on average, 1 offer. Homes are taking longer to sell compared with previous years: typical “days on market” is 103 days… not unexpected at this time of year. Sales volume in November: was 62 homes compared to 85 homes a month earlier.
🔎 What’s Driving the Trends — and What It Means
The rise in days-on-market + low offer counts + lower price-per-square-foot relative to a year ago hint at buyer selectivity and softening competition for buyers. In other words: while values remain high, the market stays, for the most part, in a buyer’s market (or at least a more balanced market).
For sellers: to sell at or near these median prices, pricing and presentation matter — properties need to be well-positioned (in terms of quality, location, condition, amenities) to stand out.
For buyers: though prices are stable, the slower pace and lower competition may offer more room for negotiation than in a “hot” seller’s market — especially if you’re selective about features.
⚠️ What to Watch Out For / Market Risks
The big swings in median price and per-sq-ft value suggest the local market might be less “smooth” and more volatile — especially since total volume is modest, meaning a few higher-end sales or large properties can skew the numbers. Because of longer days on market and fewer competing offers, there may be a wider gap between listing price and sale price, especially on less desirable or overpriced properties. You can see one of the attached charts that show you these details.
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If you are planning to look at cabins, weekday visits are best — weekends are busy with visitors and short-term renters enjoying the season. Highway 38 remains closed due to storm damage and is expected to stay that way for several more weeks. The best routes up are Highway 330/18 from Highland or Highway 18 from Lucerne.
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So, “how is the Big Bear market?”… my answer is “… slow but moving…" with “moving” being the operative word… 80 or so new families each month are enjoying our 4-seasons environment with moderate temperatures and 330 days of sunshine each year. And with 63 cabins in Pending or Backup, those families will be able to enjoy the Winter holidays at 7,000ft.
WHY YOU STILL NEED A LOCAL, HUMAN REALTOR®
AI is Here to Stay - Human Plus AI, Not Human vs. AI
AI can tell you almost everything about the proposed new home location… that info used to be the exclusive domain of the REALTOR… but now AI is helping us with the task of researching everything and rendering those ad hoc results in easy-to-understand style right on your phone or laptop. But, AI can NOT provide you with these important aspects…
There is a REAL difference between public information and Local Expert Knowledge.
1) Is real estate in Big Bear a good deal? (subjective)
2) What is the actual current condition of the home? (don’t always rely on the MLS pictures)
3) What do I think about the home's value vs the AVM model? (actual comps vs a mathematical formula)
4) Are there any neighborhood problems? (noisy dogs, loud cars, airport noise, narrow streets)
5) How about weekend noise. (are the weekend renters party animals? Lots of traffic noise)
6) Does the street flood during rain or snow melt? (remember, you can’t park on the street in Winter)
7) Is there enough parking in the summer and the winter? (snow berms? Steep driveways?)
8) Any future developments that may affect the property's value?
9) Is the road paved or not maintained? (muddy or rocky when wet or frozen?)
And here are 40 more things that AI can not do, but I do on a regular basis... this list is hard to read, but easy to understand...
* Attend continuing education classes, Meet contractors for home inspections, Meet termite inspectors, Write offers with buyers, Go on listing presentation appointments, Follow up on showings at my listings, Follow up with open house guests, Data input new listings in MLS, Deliver/pick up custom materials at printer, Coordinate final walk-thru’s with clients, Review/sign escrow instructions with clients, Review prelim title reports for red flags, Listen to offers coming in from other brokers, Attend local Board of Realtors meetings, Cold-call clients using cross-directory, Write letters to absentee owners, Coordinate termite repairs, Call listings which have expired in MLS, Prepare for buyers coming onto town, Meet photographers at property for flyers, Preview Properties for buyers, Check on properties for flyers, Coordinate utilities’ on/off for clients, Write/edit custom marketing material, Follow up with problems in escrow, Get listing contracts extended if necessary, Contact lender for constant progress reports, Negotiate with sellers for price reductions, Follow-up voicemail/email regularly, Keep office files current on active listings, Follow up with lender if appraisal is low, Prepare Market Analysis for listing appts, Call sellers to keep them updated, Show properties, Work the front desk, Meet appraisers, Proof escrow instructions, Attend office sales meetings, Contact prior clients for referrals, Get keys made for lockboxes
Beyond just local knowledge, here is what I bring to the table:
I am an expert “process guide”. Buying a home usually requires dozens of forms, reports, disclosures, and other legal documents. Together we will prepare a strong offer so we will avoid delays or costly mistakes. And I can speak the jargon involved with all aspects of the residential buying and selling process as well.
Objective information and opinions. I can provide local information on utilities, zoning, schools, mailboxes and more. I will also provide you with candid and objective information about each property ... we will use that data to help you determine if the property has what you need.
Negotiation knowledge. There are many factors up for discussion when buying a home in Big Bear. I will help
you look at every angle, including crafting a purchase offer that allows you the flexibility you need to take
that next step.
Up-to-date experience. Most people sell only a few homes in a lifetime, usually with quite a few years in between
each sale. Even if you've done it before, laws and regulations change often. I've handled hundreds of transactions over
the course of my career and I continuously study new laws, forms, and case studies.
Your “rock” during emotional moments. A home is so much more than four walls and a roof. And for most people,
a home represents the biggest purchase they'll ever make. I will be a concerned, but objective, third party that will
help you stay focused on the issues most important to you ... We call the Escrow period “30 days of boredom, followed by 3 days of panic”. I stand ready to "manager the panic" in the buying or selling process from start to finish.
Ethical treatment. Every licensed REAL TOR® must adhere to a strict code of ethics, which is based on
professionalism and protection of the public. As my client, you can expect honest and ethical treatment in all
transaction-related matters. -30-
Meet Bill Young, DRE# 01365728
My Big Bear Background
First and foremost, I have been a full-time REALTOR in Big Bear. since 2003....and for several years I served on the board of directors of the Big Bear Association of REALTORS as the Treasurer/Board Officer. I was licensed in California real estate in 2003. I am certified by the National Association of REALTORS (NAR) as an Accredited Buyer Representative (ABR). I am also certified by NAR as e-PRO (Certified Internet Professional), a certified agent for Short Sales and Foreclosures (SFR), a Certified Real Estate Negotiator (CREN), and an RSPS (Resort and Second Home property specialist). When all of my client’s concerns are satisfied, then I volunteer in the following areas: Past Chairman and Treasurer of the Big Bear Chamber of Commerce , Past President of the Friends of the Big Bear Alpine Zoo, current Secretary of the Big Bear Astronomical Society, Past President of the Big Bear Amateur Radio Club, and Past Director of Public Relations for the national Association of Zoos and Aquarium Docents (AZAD)
My Experience
After a decade with the U.S. Army and the Santa Ana Police dept, and 35 years in the computer business, I moved to Big Bear Lake in 2003. I have been an active, full-time REALTOR in Big Bear for the last 22 years. I have been involved with Internet commerce almost since it's inception in the early 1990's (please, no Al Gore jokes). From a Seller's perspective, this experience gives me the ability to use the internet to help Market your home... after all, getting your home in front of Agents and interested Buyers is the principle method of selling your property.
And if you select me as your Buyer's Agent, I will provide you with information that is timely, accurate, and comprehensive. After we find the right property for you, I will help with all aspects of the transaction, including negotiating the best possible terms and conditions for you. I promise to do everything that is legal and ethical to make your home buying or selling experience as painless, profitable, and enjoyable as possible. I'll personally be involved with your transaction from start to finish. If you need something, please contact me directly... and if I need something from you, I will be the person calling you.
Step by step in the Buying process.
If you want a larger version of the chart at the right, go down to "Downloads" and click the "Life...".
Here is how the “buying” process will go:
- Contact your favorite Lender to get a pre-approval letter. This will set the correct expectations and point us to the correct price range. If the purchase will be in Cash, then be prepared to send me the “proof of funds” that we’ll include in any offer.
- Search the internet, and review each listing that I send to you... then tell me about the Big Bear cabins that you find interesting. ALL available properties will be on the internet sites.
- I’ll go to each property you tell me about to make sure there aren’t any obvious surprises, and make sure the property is still available.
- Next, you must come to Big Bear and physically look at the interesting properties. Most sellers won't accept a "blind offer" where the buyer hasn't physically been to the property.
- We’ll select a property that you want to buy, and I’ll prepare the Residential Purchase Agreement for your e-signatures.
- Upon Acceptance from the Seller, we'll start Escrow the next day. Typical escrows are about 45 days long. Stay nimble since often times simple and unusual issues will pop up during the escrow period. We'll need to respond to escrow's comments with great haste.