In-depth analysis

Should you buy an STR in Big Bear Lake in 2026?

Yes, if you can acquire a property with a transferable existing STR permit. Big Bear Lake hit its 1,500-permit citywide cap years ago and runs a waitlist for new permits in residential zones — meaning the practical path is to buy a property that already holds a permit and verify transferability at closing. ADR is $206, occupancy 64%, RevPAR $132, market score 86/100. The drive-to-LA gravity is real.

Regulation: where the city stands

The City of Big Bear Lake STR ordinance includes:

Permit cap — citywide limit reached; new permits effectively unavailable in residential zones; transferable to new owner if filed within a tight window of closing.
Density spacing — minimum distance between permitted STRs.
Occupancy formula — 2 + 2 per bedroom standard.
Fines and revocation — three-strike noise/trash enforcement.

San Bernardino County (unincorporated Big Bear / Sugarloaf / Fawnskin) operates a separate ordinance — many properties marketed as “Big Bear” are actually in the County, not the City. Confirm jurisdiction by parcel address. California fire-insurance hardening hits hard here; the surrounding San Bernardino National Forest is high WUI risk, FAIR Plan + wrap policies are common.

The market by the numbers

Metric	Big Bear Lake	Comparison
Avg ADR	$206	Solid drive-to market
Occupancy	64%	Year-round demand
RevPAR	$132	Strong for the basis
Market score	86/100	High

Winter ski (Bear Mountain / Snow Summit), summer lake/boating, fall color, and weekend LA escapes give Big Bear a flatter occupancy curve than most mountain markets.

Submarkets that matter

Big Bear Lake — Village / Boulder Bay — walkable to Village, strongest weekend demand.
Moonridge — closest to Bear Mountain resort, ski-in/walk feel.
Fox Farm / Eagle Point — mid-tier residential, mix of permitted SFR.
Sugarloaf / Erwin Lake (County) — outside city, cheaper basis, separate STR rules — check County permit status.

The 3 mistakes buyers make here

Assuming a new permit is obtainable. The city is capped; without a transferable existing permit you may not legally operate.
Confusing City and County jurisdiction. “Big Bear” mailing addresses span both; ordinances differ materially.
Underbidding fire-insurance. A $2,500 homeowner quote can become a $7,000 FAIR Plan + wrap after carrier non-renewals.

What to do next

Pull the City of Big Bear Lake STR program and verify permit status on the parcel.
Get fire-insurance bound (or at least quoted) before removing contingencies.
Run Market Score and Comp Analyzer.
Model with the DSCR Loan Calculator.

Not investment advice. Verify all regulatory and tax information with local authorities and licensed professionals before committing capital.