The story of this market
The typical home in ZIP 92386 sells for about $309,908, or $322 per square foot.
Prices are down 3.2% from a year ago, which gives buyers more room to negotiate. Homes take about 53 days to sell. HUD's fair market rent for a two-bedroom is $1,917 a month.
ZIP 92386 — Sugarloaf
The Sugarloaf housing market is experiencing a slight cooling trend with a 3.2% year-over-year decline in median sale prices to $310,000. High inventory levels relative to sales volume and the seasonal nature of the mountain market are contributing to a more balanced, albeit slower, environment for sellers.
This ZIP is best suited for vacation-home buyers, outdoor enthusiasts, and those seeking a mountain lifestyle, rather than daily commuters to major urban centers.
Median prices moved down 3.2% year over year.
Homes spend a median of 53 days on market with 5.9 months of supply — a balanced-paced market.
0% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 9.5% · poverty 24.6% — a mixed stability profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.1%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.4%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
in-migration and out-migration balanced
ZCTA 92386, San Bernardino County CA
The area faces significant wildfire risk typical of the San Bernardino Mountains, impacting insurance availability and premiums.
Growth is primarily driven by tourism and recreational demand in the Big Bear Valley, with limited new large-scale industrial or corporate development.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (California) — Mello-Roos Community Facilities Act Special Parcel Tax Assessment: Levies an annual direct, non-ad valorem special tax directly on the parcel's secured property tax bill to fund designated community infrastructure (e.g., roads, sewer facilities, school facilities, emergency services) and repay municipal debt bonds. State (California) — California Homeowners' Property Tax Exemption: Reduces the taxable assessed value of the qualifying owner-occupied principal residence by $7,000 against the county assessment roll, generating a direct tax savings of approximately $70 annually (computed as $7,000 × 1% base rate). State (California) — California Proposition 13 Ad Valorem Real Property Tax: Establishes a base ad valorem tax rate capped at 1.0% of assessed value plus voter-approved local indebtedness and direct assessments (typically resulting in an effective tax rate of 1.1% to 1.25%).
Commuting to major employment hubs in the Inland Empire or Los Angeles requires a significant drive down mountain highways, often exceeding 60-90 minutes.
The area is a hub for outdoor recreation, featuring immediate access to hiking trails, Big Bear Lake for water sports, and proximity to ski resorts.
The rental market is heavily influenced by seasonal tourism and short-term vacation rentals, which limits long-term housing inventory for residents.
The local economy is heavily reliant on tourism, hospitality, and seasonal recreation services centered around the Big Bear Lake area.
Transportation is limited to mountain highway corridors; there is no significant public transit infrastructure connecting to the regional employment core.
Development is strictly constrained by environmental regulations and the mountainous terrain, focusing primarily on residential infill.
Parcels are subject to various special districts including fire protection, water, and school districts serving the Big Bear Valley.
Property insurance is increasingly difficult to obtain and expensive due to high wildfire hazard ratings in the San Bernardino Mountains.
Data retrieved from data.census.gov ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- SkyPark at Santa's Village4.519.5 mi
- Oak Tree Mountain4.515 mi
- Yosemite Axe Throwing4.93.9 mi
- Mountain Room Escapes Big Bear55.1 mi
- Big Bear Escape Room4.95.7 mi
- Riley's Farm4.416 mi
- The Red Dog Saloon4.419.8 mi
- Greenspot Farms4.619.3 mi
- Oak Tree Mountain4.515 mi
- Yucaipa Valley Golf Club4.219.8 mi
- Big Bear Mountain Resort4.53.5 mi
- Snow Summit4.53.5 mi
- Snow Valley Mountain Resort4.412 mi
- Big Bear Snow Play3.92.5 mi
- Big Bear Alpine Zoo4.52.4 mi
- Bear Valley Dam4.78.5 mi
- Big Bear Valley Historical Museum4.81.9 mi
- Edward-Dean Museum & Gardens4.719.6 mi
- Dam Keepers House4.78.4 mi
- Oak Glen School Museum4.815.4 mi
- Big Bear Mountain Resort4.53.5 mi
- Snow Summit4.53.5 mi
- Snow Valley Mountain Resort4.412 mi
- Big Bear Alpine Zoo4.52.4 mi
- Boulder Bay Park4.86.9 mi
- Big Bear Marina4.55.1 mi
- Holloway's Marina & RV Park4.76.2 mi
- Pine Knot Marina4.24.8 mi
- Pleasure Point Marina4.56.5 mi
- Captain John's Fawn Harbor & Marina4.46.7 mi
- Bear Mountain Golf Course42.1 mi
- Vons4.33.3 mi
- The Village Shops and Courtyard4.74.8 mi
- Interlaken Shopping Center4.43.3 mi
- SBD International Airport4.625.9 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Major regional attraction for boating, fishing, and water sports.
Provides extensive hiking, biking, and wilderness access.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.