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Can You Still Get a Vacation Rental Permit in Big Bear Lake in 2026?

By Rachael Smith-Meadors | May 14, 2026

I get this question constantly from buyers who are looking at Big Bear Lake as an investment — and from out-of-area investors who’ve heard rumors that permits are locked down, the market is closed, and no new STRs are being allowed.

That’s not quite right. But the process is more involved than it was before Ordinance 2023-518 took effect, and there are real limits in place that every investor needs to understand before they close escrow.

Here’s what the permit landscape actually looks like in 2026.

First: which jurisdiction are you in?

Big Bear Lake has two distinct permitting systems depending on which zip code your property is in — and this distinction matters more than most buyers realize.

92315 — City of Big Bear Lake: Properties within the city limits fall under the City’s Vacation Rental Program, governed by Ord. 2023-518. This is the more regulated system, with a city-wide license cap and the 2-per-owner limit.

92314 — San Bernardino County (unincorporated): Properties outside city limits — including parts of Big Bear City, Sugarloaf, and Fawnskin — are subject to the county’s Short-Term Residential Rental Permit (STRRP) program instead. Different application, different fees, different rules.

When you’re evaluating a property, the zip code tells you which system you’re dealing with. A Moonridge or Boulder Bay cabin is almost certainly in the city. A Sugarloaf or Big Bear City property is likely county. Confirm with the listing before assuming either way.

The City permit process under Ord. 2023-518.

Ordinance 2023-518 went into effect on January 18, 2024. It was the most significant change to Big Bear’s vacation rental framework in years — and it created the regulatory structure that anyone applying for a new city permit is navigating today.

The 1,500-license cap

The city limits the total number of active vacation rental licenses within city limits to 1,500. Once that number is reached, no new licenses are issued until existing licenses lapse or are not renewed. As of early 2026, the city hasn’t officially announced that the cap has been hit — but the number of active licenses has grown steadily. If you’re planning to apply for a new permit, contact the Vacation Rental Program office directly to confirm current availability before you close.

Phone: (909) 866-5831 x116

The 2-per-owner limit — and the LLC workaround that doesn’t work

Each individual owner may hold a maximum of two vacation rental licenses within the city. The ordinance specifically closes the entity workaround: you can’t place properties in separate LLCs, trusts, or corporate entities to get around this limit. The city looks at beneficial ownership, not just the name on the deed.

If you already own two permitted vacation rentals within city limits and want a third, you have a problem the ordinance doesn’t solve — other than buying in the county instead.

Bear Valley Fire District inspection

New license applications require a fire safety inspection by the Bear Valley Fire Protection District. This covers standard fire safety equipment — smoke detectors, carbon monoxide detectors, fire extinguishers — as well as exterior compliance requirements like defensible space under California PRC Section 4291. Properties in high fire hazard severity zones (most of Big Bear qualifies) need to meet brush clearance standards before an inspection passes.

Budget time for this. If your property has deferred exterior maintenance or hasn’t had fire clearance work done recently, you may need to complete that before the inspection before the license application moves forward.

Application, fees, and timeline

Applications are submitted through GovPilot, the city’s online permitting portal. You’ll need proof of ownership, documentation of all beneficial owners if the property is held in an entity, and proof of current liability insurance covering vacation rental use.

The fee runs $550–$675 depending on the property and application type. Processing typically takes around four weeks from the time the application is complete — meaning all required inspections passed and all documents submitted. Annual renewal is required; the city sends a reminder 45 days before expiration.

You can access the application and owner/agent certification exam at the city’s GovPilot portal: bigbearlake.gov.

The County STRRP — the 92314 alternative.

If your property is in San Bernardino County’s unincorporated area (zip code 92314), you’re dealing with the county’s Short-Term Residential Rental Permit program, not the city’s.

As of mid-2026, the county has not published a license cap equivalent to the city’s 1,500-unit limit. The permit fee is $667, and the inspection is exterior rather than the full fire inspection required by the city. The county program has its own set of operational requirements, and enforcement is handled separately from the city’s compliance team.

Properties in Sugarloaf, Big Bear City, and parts of Fawnskin often fall under county jurisdiction. If you’re specifically looking for a property where the permit competition might be lower or the process somewhat less restrictive, the county area is worth exploring — though verify current county requirements directly before relying on any specific detail here, as county rules can update independently of the city’s program.

The 15.25% tax obligation — before you run the numbers.

Whatever jurisdiction you’re in, every Big Bear Lake vacation rental operator owes Transient Occupancy Tax. Within city limits, that’s currently 14% TOT plus 1.25% BBLTBID (Big Bear Lake Tourism Business Improvement District), for a combined rate of 15.25% of gross rental revenue.

This is collected from guests and remitted to the city monthly. Platforms like Airbnb and VRBO collect and remit TOT on your behalf for stays booked through their platforms in most cases — but if you take any direct bookings, that obligation falls on you personally. Failure to remit is a compliance violation that can result in fines and jeopardize your license renewal.

When you’re modeling the investment math on a Big Bear property, build 15.25% into your revenue baseline. It’s not optional, it’s not negotiable, and it’s higher than the rate in many comparable mountain markets.

What to verify before you close escrow on an STR.

If you’re buying a property that already has an active vacation rental license, there are a few things to verify in due diligence that your agent should be helping you track down.

The vacation rental license under Ord. 2023-518 is non-transferable. When a property sells, the license does not convey to the new owner. The buyer has to apply for a new license — which means they’re subject to the 1,500-cap check, the fire inspection, and the full application process. This is a material fact that can affect whether the investment pencils out, and it should be disclosed and verified before you make an offer, not after.

Also verify the property’s fire compliance status. If the inspection will be required on your new application, knowing whether the property already meets defensible space standards saves you from unexpected costs post-close.

Already have a good handle on the permit situation and working through what the full investment looks like? Check out What to Look for When Buying a Vacation Rental in Big Bear Lake for the full buyer’s lens on STR acquisitions.

This post is for informational purposes only. Vacation rental ordinance requirements, permit caps, fees, and availability change. Verify current requirements directly with the City of Big Bear Lake Vacation Rental Program at (909) 866-5831 x116 or San Bernardino County before making investment decisions. Rachael Smith-Meadors is a licensed California Real Estate Broker Associate and does not provide legal or permitting advice.

Price Drop Alert: 39470 North Shore Drive in Big Bear Lake Is Worth a Serious Look

Why Does a Price Drop on North Shore Drive Matter for Big Bear Lake Buyers?

A price reduction at 39470 North Shore Drive puts a lakeside-adjacent Big Bear Lake property within reach of buyers who were previously priced out. Located near the water, marinas, and some of the area’s best views, a price improvement in this corridor creates a real window — especially for buyers eyeing short-term rental income or a second home with strong appreciation potential. In a market where well-positioned inventory moves fast, this kind of drop is worth acting on now.

By Rachael Smith | May 15, 2026

Price drops in Big Bear Lake don’t happen in a vacuum. When a seller reduces the price on a North Shore Drive property, it signals something worth paying attention to — and if you’re a buyer who’s been waiting for the right moment to get into this market, that moment may have just arrived.

I shared a quick look at 39470 North Shore Drive on my YouTube channel this week. It’s a short clip, but it tells you what you need to know about the location and the opportunity. Take a look:

What North Shore Drive Actually Means in Big Bear

Not all Big Bear Lake addresses carry the same weight. North Shore Drive is one of those corridors that consistently draws buyers for good reason.

The north side of the lake runs along State Highway 38, giving you direct access to the water, public boat launches, marina facilities, and some of the clearest sight lines across the lake to the San Bernardino Mountains. Properties on this stretch tend to feel more connected to the outdoor lifestyle that makes Big Bear worth owning in — whether you’re kayaking in summer, snowshoeing in winter, or just sitting on the deck watching the light change over the water.

For short-term rental investors, North Shore is a known producer. Guests who search for Big Bear cabins often filter specifically for lake proximity and water views. A property that delivers on both — even if it’s not directly on the shore — can command strong nightly rates and maintain high occupancy across multiple seasons. That’s the demand story behind why a price drop here creates immediate interest from investors who know the market.

For second-home buyers, the appeal is simpler: you’re buying a place you’ll actually want to use. Proximity to the lake and marinas means spontaneous afternoons on the water and easy access to everything Big Bear offers year-round.

How to Read a Price Drop in Big Bear Lake’s Current Market

Sellers don’t reduce their price without reason. But the reason matters — and in Big Bear, it’s rarely about the property itself. It’s more often about timing, initial overpricing, or a seller who needs to move faster than the market was moving for them.

When a well-located home on a corridor like North Shore Drive takes a price reduction, the calculation for buyers shifts. Here’s what I watch for when evaluating whether a price drop represents real value:

• Days on market before the reduction. A home that sat 60+ days before dropping has likely already filtered out the casual lookers. The buyers who come in now are serious, and the seller knows it.
• Price per square foot relative to recent comps. Does the new price land below what similar homes on this corridor have closed for in the past 90 days? If yes, you’re looking at genuine value.
• Condition and updates. Price drops on already-updated homes tend to move quickly after the reduction. Buyers recognize when original pricing was just too aggressive for what’s otherwise a ready-to-go property.
• STR licensing status. In Big Bear Lake, vacation rental permits matter. A property that’s already permitted — or is eligible to be — is worth significantly more to an investor than one that would require going through the city’s approval process.

If you’ve been watching the Big Bear market and waiting for a signal, a North Shore price reduction is one worth taking seriously. Similar value-add opportunities on this corridor don’t stay available long. I recently covered another just-reduced listing in Big Bear City that shows how fast these windows close once word gets out.

Want more Big Bear real estate insights like this? Every week I break down new listings, price changes, and market shifts so you know exactly where the opportunities are before they disappear. Subscribe to my YouTube channel so you never miss an update.

What Buyers Should Do Before Writing an Offer

A price drop can create urgency — and urgency can lead to skipping steps that matter. Here’s what I walk every buyer through before we put pen to paper on a mountain property like this.

Get the disclosure package first. Big Bear Lake properties come with disclosures specific to mountain living — snow load ratings, fire clearance requirements, HOA rules if applicable, and septic or well status. Before you fall in love with the price, know what you’re taking on. I wrote a full breakdown of what Big Bear buyers need to know about mountain disclosures — it’s worth reading before you tour.

Understand the STR picture before you underwrite. If short-term rental income is part of your plan, verify the city’s current permitting status for the specific parcel. Big Bear Lake has been active in managing STR density in certain neighborhoods, and what worked for a neighbor’s property may not apply to the one you’re buying.

Come in with financing ready. Price-drop properties in desirable locations attract cash buyers and pre-approved buyers moving fast. If you need to get pre-approval squared away, do it now — not after you’ve toured. I can connect you with lenders who know mountain property financing if you need a starting point.

Don’t assume the seller has flexibility just because they dropped the price. A price reduction often means the seller is motivated — but it doesn’t always mean they’ll entertain a low offer. In some cases, the reduced price is already the seller’s final number. Your offer strategy matters as much as the price itself.

If you want to know what I’d do with this specific property — whether I’d go in at asking, below, or walk away entirely — that’s a conversation worth having before you tour. The details on 39470 North Shore Drive tell a story that the listing price alone doesn’t capture.

Price drops in Big Bear Lake don’t last. If this property is on your radar, reach out directly. You can call or text me at 909.744.2190, or email rachaelsmithrealestate@gmail.com to schedule a private showing or get the full disclosure package before it hits the open market.

Every week on my YouTube channel, I walk through new listings, price changes, and market shifts across the Big Bear Lake area — the kind of ground-level perspective you can’t get from a Zillow listing. Subscribe here so you’re always the first to know when an opportunity like this surfaces.

About Rachael Smith
Rachael Smith is a top-producing real estate agent with RE/MAX Big Bear, specializing in mountain homes, short-term rental investments, and luxury properties in Big Bear Lake and surrounding areas. With over a decade of experience and hundreds of homes sold, she helps buyers, sellers, and investors make smart, strategic real estate decisions. Through her strong online presence and data-driven approach, Rachael connects clients with opportunities both on and off the market.

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Capital Gains Tax on Your Big Bear Lake Home Sale: What Sellers Need to Know

By Rachael Smith-Meadors | May 14, 2026

Most sellers who call me about listing their Big Bear Lake property have done some rough math. They know what they paid, they know what comparable properties are selling for, and they have a number in their head — their expected profit.

Then their accountant calls.

The conversation that follows is almost always a surprise. Because Big Bear is a vacation home and investment property market, most sellers here face a tax bill that primary-residence sellers in other markets never have to worry about. Understanding that bill before you list — not after — can change how you price, when you close, and whether a different strategy might be smarter than a straight sale.

Here’s what you actually need to know.

The exclusion most sellers count on doesn’t apply here.

When you sell a primary residence, the IRS gives you a significant break: up to $250,000 of capital gains excluded from federal tax if you’re single, $500,000 if you’re married filing jointly. California mirrors this exclusion exactly. It’s called the Section 121 exclusion, and for most homeowners selling the house they live in, it eliminates or dramatically reduces their tax bill.

To qualify, you have to have owned the home and lived in it as your primary residence for at least two of the five years before you sell. Not visited it. Not rented it part of the year. Lived in it — as your main home.

If your Big Bear property has been a vacation cabin, an Airbnb, a VRBO, or a second home you stayed in a few weekends a year, it doesn’t qualify. You’ve been paying property taxes on it, maintaining it, maybe running a rental business out of it — but it’s not your primary residence, and the exclusion doesn’t apply.

The “I’ll just move in” workaround is more complicated than it sounds. Some sellers think they can convert their vacation home to a primary residence, live there for two years, and then sell with the full exclusion. That strategy can work — but it’s not a clean fix. Any period the property was used as a rental or personal vacation home before you moved in is called “nonqualified use,” and it reduces your exclusion proportionally. If you owned the cabin for eight years as a vacation rental and then lived in it for two years before selling, your exclusion is reduced by roughly 8/10. You might exclude $50,000 instead of $500,000. Talk to a CPA before assuming this approach pays off in your situation.

What you actually owe.

If the primary residence exclusion doesn’t apply, your full gain is taxable. Here’s how the layers stack.

Federal long-term capital gains

For properties held more than one year, the federal rates are 0%, 15%, or 20%, depending on your total taxable income in the year of the sale. Most working adults selling a Big Bear property fall in the 15% bracket. Higher earners — those with income above roughly $553,000 for single filers in 2026 — pay 20%. If you’ve owned the property less than a year, gains are taxed as ordinary income, which is almost always worse.

California state tax — the real sting

This is where California sellers get hit harder than most. California doesn’t have a preferential capital gains rate. Your gain is taxed as ordinary income, at the same brackets as your paycheck — from 1% up to 13.3% for the highest earners. California has the highest top marginal capital gains rate of any state in the country.

For a California resident already earning solid income from their career or business, adding a large capital gain on top often pushes them into the 9.3%–13.3% state bracket.

Put them together

A seller in the 15% federal bracket paying 9.3% California faces a combined effective rate of roughly 24% on every dollar of gain. A higher-income seller at 20% federal plus 13.3% California pays about 33%.

If your property was a short-term rental, add depreciation recapture

If you’ve been renting your Big Bear property and claiming depreciation deductions on your taxes — which your accountant likely suggested — you’ll owe depreciation recapture tax when you sell. The federal recapture rate on residential rental property is up to 25%, applied to all the depreciation you took (or were allowed to take) during ownership. The IRS requires you to pay it on the amount you were “allowed or allowable” to claim, even if you never actually took the deduction.

California adds its ordinary income rate on top of that. If you depreciated $70,000 over your ownership period, you could face $25,000+ in recapture tax at the federal level alone, plus another $6,500–$9,300 in California state tax on that same amount.

The Form 593 withholding problem — and how to handle it.

California doesn’t wait until you file your taxes to collect. When you close a real estate transaction in California, the escrow company is required to withhold 3.33% of your gross sale price — not your gain, your gross price — and send it to the Franchise Tax Board. On an $800,000 sale, that’s $26,640 withheld from your proceeds at closing.

You’ll eventually get back any overpayment when you file your California tax return. But that’s months away, and in the meantime, you have $26,000 less to work with than you planned.

There’s an alternative. You or your CPA can elect a different withholding method on Form 593 — calculating withholding based on 12.3% of your estimated gain rather than 3.33% of the gross price. If your gain is small relative to the sale price (say, because you made substantial improvements), the alternative method often results in lower withholding at closing.

Your escrow officer handles Form 593 as part of the transaction. Tell them — and your CPA — which method to apply before closing, not after. If your sale qualifies for the primary residence exclusion, you certify that on Form 593 and no withholding is required at all. But as we’ve covered: most Big Bear sellers can’t claim that exemption.

What you can do about it.

Tax strategy is your CPA’s territory, not mine. But here’s what your options generally look like — and which ones are most relevant to Big Bear sellers.

1031 exchange (if your property qualifies as an investment)

If your Big Bear property was used primarily as a rental — rented at fair market rates for at least 14 days per year, with your personal use kept to 14 days or 10% of rental days, whichever is greater — it may qualify for a 1031 like-kind exchange under IRS Revenue Procedure 2008-16. A 1031 exchange lets you defer all capital gains and depreciation recapture by rolling your full proceeds into a replacement investment property. The deferred tax isn’t forgiven — it carries over — but if you keep exchanging, you can defer indefinitely, and your heirs may receive a stepped-up basis that eliminates the tax entirely.

The timelines are strict: you have 45 days after closing to identify replacement properties, and 180 days to close on one. A qualified intermediary must be set up before your sale closes — you can’t backtrack into a 1031 once escrow has opened. This is the most powerful tool available to Big Bear STR owners who want to exit without an immediate tax bill.

Note that California’s Assembly Bill 1611, effective for sales completed after January 1, 2026, restricts 1031 exchanges for corporations owning 50 or more single-family homes. Individual investors are not affected.

Installment sale

Instead of receiving the full purchase price at closing, you take payment over several years. This spreads your recognized gain across multiple tax years, potentially keeping you in a lower bracket each year. It requires the buyer to agree to it, and you’ll earn interest on the unpaid balance — but for sellers who don’t need all the cash immediately, it can meaningfully reduce the overall tax burden.

Timing your sale to a lower-income year

If you expect your income to drop significantly in a future tax year — retirement, a business transition, a sabbatical — selling in that year could reduce your California rate on the gain. Even dropping one California bracket (say, from 13.3% to 9.3%) on a $400,000 gain saves $16,000. This requires advance planning but it’s one of the simplest legal strategies available.

Primary residence conversion

If you’re genuinely willing to move to Big Bear full-time for two or more years, the conversion strategy can work — just not as cleanly as most sellers assume. Model the math with your CPA before committing, specifically looking at how the nonqualified use period reduces your actual exclusion. In some cases the tax savings justify the move. In others, the math doesn’t hold up.

Already thinking through your full seller net? Our breakdown of How Much Does It Cost to Sell a Home in Big Bear Lake covers the full picture of closing costs, commissions, and transfer taxes — so you can layer in your tax estimate and see what you’ll actually take home after everything.

The number that matters isn’t your sale price. It’s what’s left after taxes, after closing costs, and after the escrow company has done its job. Knowing that number before you list is what separates a confident decision from an unpleasant surprise in April.

This post is for informational purposes only and does not constitute tax, legal, or financial advice. California tax law and federal tax law are complex and subject to change. Consult a licensed CPA or tax attorney for advice specific to your situation before making any decisions about the sale of real property. Rachael Smith-Meadors is a licensed California Real Estate Broker Associate and does not provide tax advice.

 Living in Big Bear Lake: Adventure, Community, and Four Seasons of Fun

For buyers looking for an active mountain lifestyle, Big Bear Lake has become one of Southern California’s most beloved mountain communities.

With stunning alpine views, a vibrant village, and four seasons of outdoor recreation, Big Bear offers a unique blend of adventure and small-town charm.

A True Mountain Playground

Big Bear is famous for winter sports. Skiers and snowboarders travel from across Southern California to enjoy the slopes at Snow Summit and Bear Mountain.

But the adventure doesn’t stop when the snow melts.

During the warmer months, residents enjoy boating, paddleboarding, fishing, hiking, mountain biking, and camping throughout the surrounding San Bernardino National Forest.

A Lively Village Atmosphere

The village area is the heart of Big Bear’s social life. Throughout the year, you’ll find festivals, markets, restaurants, breweries, and local shops that create a welcoming community atmosphere.

This vibrant environment is one reason many homeowners choose Big Bear for vacation properties and short-term rental investments.

Family-Friendly Mountain Living

Big Bear is also a fantastic place for families. Local attractions like the Big Bear Alpine Zoo, ropes courses, and scenic hiking trails make it easy to spend quality time outdoors.

Kids and adults alike can enjoy everything from nature exploration to seasonal festivals.

Real Estate Opportunities

Big Bear offers a diverse range of homes, including:

• Cozy rustic cabins

• Lakeview properties

• Family mountain homes

• Vacation rentals

• Investment properties

Because of the strong tourism market, many buyers consider Big Bear not only a lifestyle choice but also a potential investment opportunity.

Why So Many Buyers Choose Big Bear

People are drawn to Big Bear because it offers the best of mountain living: beautiful nature, year-round recreation, and a lively community atmosphere.

With guidance from a knowledgeable local professional like Rachael Smith, buyers can discover properties that match both their lifestyle and long-term goals.

Big Bear City Cabin Tour: What $275K Gets You in Poet’s Corner

At $275,000, a two-bedroom cabin in Big Bear is genuinely hard to find. So when one came up in Poet’s Corner — a quiet residential pocket in Big Bear City — it caught my attention. I went out to 437 Booth Way to walk through it on camera so you could see exactly what you’re getting.

The short version: it’s charming, it has potential, and it has one issue that will determine whether this makes sense for you. Watch the full tour below, then read on for everything you need to know.

By Rachael Smith | May 12, 2026

Is a $275K Big Bear City cabin a smart buy in 2026?

A 2BR/1BA cabin in Big Bear City’s Poet’s Corner neighborhood is listed at $275,000 — well below the average Big Bear asking price. The home is 592 sq ft on a 5,700 sq ft lot, built in 1954, and sits one street off the main boulevard. The upside is real: solid bones, an updated kitchen, a wood-burning fireplace, and a walkable trail system right at the end of the block. The major catch is a non-code-compliant attic conversion that’s listed as the second bedroom but can’t legally be used as one for short-term rental. For long-term rental or a personal cabin that you treat as a one-bedroom, this property has genuine value.

The Neighborhood: Why “Poet’s Corner”?

You won’t find “Poet’s Corner” on any official map — it’s a local name for a cluster of streets named after famous poets. Shakespeare Street is the cross street. Booth runs through it. The pattern holds throughout the area, so locals just started calling it what it is.

The location is better than the price suggests. You’re one street off the boulevard, which means less road noise than homes that back directly onto it. Maple Hills Trail — one of the best trail systems in Big Bear — is a quarter-mile walk from the end of the block. Big Bear Lake versus Lake Arrowhead is a debate I get into often, but for trail access and quiet, Big Bear City has real advantages over more congested areas.

The lot is 5,700 sq ft — not huge, but fenced, gated, and unusually has actual grass in the backyard. Grass is uncommon up here. There’s also a deck out back and a sitting area. It’s a usable outdoor space, not just dirt and trees.

The House: What Works and What Needs Work

The home is 1954 construction, and it shows in the best and worst ways.

On the positive side: the rock fireplace is stunning. That kind of stonework is a signature of mid-century mountain cabins and it’s genuinely beautiful — the stone mantle goes up high, the depth looks solid, and the county would approve the width. The kitchen has been updated with granite countertops, a dual sink with garbage disposal, and the tile flooring has a stamped stone look that fits the mountain aesthetic. Buying a mountain cabin in Big Bear means learning to spot which updates actually hold up — and this kitchen does.

Flooring throughout the main living space is in good shape. No weird smells. Dual-pane windows. Tongue-and-groove ceilings that give it warmth. Compare this to what you get at $449K in Moonridge and the price-to-character ratio here is hard to beat.

Now, the things that need attention:

• Roof. It needs to be replaced — the flat profile and condition are clear signs. There’s evidence of patching on the back section. Budget for a new roof. Watch Rachael walk through the roofline at 1:38.
• No central heat or AC. The home runs on a wall heater and a wood-burning fireplace. That’s it. For a personal retreat, fine. For a vacation rental where guests expect comfort, this is a real limitation.
• Parking is dirt. This is Big Bear City, not Big Bear Lake, so the city’s paved parking requirement for STR permits doesn’t apply here — but verify county rules before assuming. Dirt parking can be a friction point for guests and for resale.
• Calcium staining on the fireplace. Past water intrusion near the base and partway up. Ask the seller where the water came from and get it answered before close.
• Mystery gas valve. There’s a gas shutoff valve inside that doesn’t clearly connect to the fireplace. Could be a stop-and-waste line or a legacy gas run. An inspector needs to trace it. See it at 7:36.

Want more honest Big Bear property tours like this one? Rachael walks through Big Bear homes on camera every week — covering what the listing photos don’t show and what actually matters for buyers and investors. Subscribe here to catch every new video.

The “Interesting Part”: The Attic Bedroom Problem

This is the part of the tour that determines whether this property works for you.

The listing calls this a two-bedroom home. The second bedroom is upstairs — but you get there by ladder. Not a steep staircase. A ladder. The rise-over-run doesn’t meet code for a legal stairway, which means there’s no legal access to the upper space.

What happened here is common in older Big Bear cabins: someone converted the attic into a sleeping space, used it as a bedroom, and the home got marketed as two-bedroom. The county probably doesn’t know the square footage up there exists. The head height in the center of the space is legal. But the access isn’t.

What this means in practice:

• For short-term rental (Airbnb/VRBO): You cannot legally list this as a two-bedroom and rent guests up there. The county requires legal bedroom access for STR permits. This is a hard no. Understanding vacation rental permit rules is critical before you buy with STR intent.
• For long-term rental: Possible — some long-term tenants will use the space with full knowledge of what it is. But you should disclose it and you shouldn’t rent it as a true second bedroom.
• For personal use: Adults who understand the layout can use it however they want. It’s your house.
• For the right buyer: The path forward is to either add code-compliant stairs (which requires square footage and permits) or sell it honestly as a one-bedroom with a bonus loft. Either approach has a market — just be clear on what you’re doing and get the proper permits.

Watch Rachael break this down at 9:59 — she explains exactly what the access issue means and how to think about it as a buyer.

What’s the Smart Move Here?

I’d market this as a one-bedroom cabin — or a studio with a loft — price expectations accordingly, and be honest about the roof. At $275K, you’re buying the lot, the character, the fireplace, and the trail access. The value is real. The limitations are also real.

If you’re a buyer who wants a weekend escape for yourself and you love the aesthetic of a 1954 mountain cabin, this delivers. If you need a turnkey STR that sleeps four, this isn’t the one. If you’re handy and want a project with upside — add legal stairs to the loft, replace the roof, add a mini-split for heating and cooling — there’s a version of this property that’s worth meaningfully more than $275K.

It’s been 30 days on the market. The price is honest for what it is. The right buyer is out there — they just need to know what they’re getting into.

If you’re looking at properties in this price range in Big Bear City, check out the current Big Bear real estate market update to understand what the inventory looks like right now and whether this is a moment to move or wait.

Questions about this property or others in Big Bear City? Reach out — I’m happy to walk you through what I’m seeing in this range. And if you want to keep watching tours like this one, I’m out in the field every week.

Subscribe to the channel and you’ll get every new property tour, market update, and neighborhood breakdown as it drops. Big Bear is a small market — the good ones go fast, and knowing what you’re looking at before you walk in makes all the difference.

About Rachael Smith
Rachael Smith is a top-producing real estate agent with RE/MAX Big Bear, specializing in mountain homes, short-term rental investments, and luxury properties in Big Bear Lake and surrounding areas. With over a decade of experience and hundreds of homes sold, she helps buyers, sellers, and investors make smart, strategic real estate decisions. Through her strong online presence and data-driven approach, Rachael connects clients with opportunities both on and off the market.

Is a Moonridge Cabin in Big Bear Lake a Smart Buy Right Now?

A well-maintained 2-bedroom, 2-bathroom cabin in Big Bear Lake’s Moonridge area can generate $40,000–$60,000 per year in short-term rental income — and most of them are priced under $500K. 1030 Jasper Drive is exactly that kind of property: 1,212 square feet, built in 2000, in exceptional condition, sitting on a quiet dead-end street with privacy trees and a gas fireplace you literally cannot install in new construction anymore.

By Rachael Smith | May 9, 2026

I walked this property so you don’t have to wonder. Here’s exactly what you’re getting, who it’s right for, and a few things you’d want to address before you close.

The Location: Moon Ridge’s Hidden Advantage

This address trips people up. 1030 Jasper Drive carries a Big Bear City zip code, but it sits right at the line where Big Bear City meets Big Bear Lake — specifically near Villa Grove, where the two communities divide. Watch the walkthrough at 0:11 and you can see exactly where the property line falls.

That zip code distinction matters for some buyers, but the location itself is excellent. Jasper is a dead-end street off Moon Ridge Road, which means you’re not dealing with through traffic. The street is quiet, there’s generous parking (multiple spots — rare for this mountain), and the surrounding trees give you real privacy without feeling remote. Snow Summit is a short drive away. Local shops, restaurants, and Big Bear Village are minutes out.

If you’re buying as a vacation rental, guests are going to love this location. If you’re buying as a second home, you’re going to love the quiet.

What the Property Actually Looks Like Inside

The home is in better shape than most comparables I’ve toured. It looks barely lived in — it’s been used as a second home, not a rental, which shows. Tongue and groove ceilings, open living-dining-kitchen layout, and good natural light throughout. The bones are solid.

The fireplace is the standout feature. Floor-to-ceiling river rock with a live edge mantel and a hidden gas starter — see it at 5:46. New construction in Big Bear can’t include gas fireplaces anymore; you’re required to go electric. So a property that already has a working gas fireplace is genuinely harder to replace than it sounds. That’s a real amenity for guests and for personal use.

The living room comfortably fits six people — which aligns with the short-term rental sleeping capacity. A bay window with built-in seating looks out at the trees, and there’s a carved beam running across the ceiling that gives the space real character without feeling overdone.

The kitchen has tile flooring (the rest of the home is carpet), a two-tiered island, and a dual cast iron sink. At 9:34, I point out that the carpet would be the first thing I’d swap out for a vacation rental — hardwood floors hold up better and photograph better. It’s not a dealbreaker, but it’s a realistic upgrade budget item.

Storage is genuinely above average for Big Bear. Most mountain cabins sacrifice storage entirely — I once bought a place up here that didn’t have a single closet. This home has storage in the kitchen, in both bathrooms, under the deck, and underneath the house (where the furnace, water heater, and extra gear can live). That matters if you’re using it as a primary residence or managing a vacation rental with supplies and linens.

Both bathrooms follow the same smart layout: the vanity/sink sits outside the enclosed toilet-and-shower area. If multiple guests are sharing a bathroom, that layout means two people can get ready at the same time without stepping on each other. Small detail, big practical difference for a rental property.

The master bedroom fits a king-size bed without feeling cramped. There’s an in-unit washer/dryer, a gated dog run in the backyard, and a deck that needs some staining and general maintenance — not structural work, just cosmetic upkeep.

Want to see more Big Bear properties like this before they hit the market — or understand what a cabin really earns as a vacation rental? Rachael breaks down property tours, investment numbers, and market strategy every week on her YouTube channel. Subscribe here so you catch every new video.

The Investment Case for 1030 Jasper

Short-term rental income potential here is $40,000–$60,000 per year. At 9:01, I walk through why that range makes sense: the location, the sleeping capacity, the price point, and the current demand in this part of Big Bear. That’s not a guarantee — rental income depends on how you manage the property, how you price it, and what shape the market’s in during your holding period. But it’s a realistic projection for a turnkey 2-bedroom in this neighborhood.

A few things worth flagging before you make an offer:

• Carpet replacement: If you’re taking this to vacation rental, budget for hardwood or LVP flooring. It photographs better, holds up better to high turnover, and pays for itself quickly in reviews and repeat bookings.
• Deck maintenance: Some staining and board work needed — not urgent, but worth getting quotes before you close so you know what you’re walking into.
• Property line clarity: The back boundary isn’t clearly marked. Worth getting a survey before you close if you’re planning to add any outdoor improvements.
• Roof: Appears to have been re-roofed at some point (there’s a second layer visible underneath). Ask for documentation on when that happened — it’ll factor into your maintenance timeline.

None of these are deal-killers. They’re just the kind of things you want priced into your offer or negotiated in the inspection period. If you’re buying a mountain cabin in Big Bear Lake for the first time, factoring in these post-close costs upfront is how you avoid surprises.

At $449,000 for a 2-bed, 2-bath in Moonridge with this condition and STR income potential, the pricing is competitive. The April 2026 Big Bear real estate market shows inventory is still moving — well-priced properties at this price point don’t sit long.

This property makes the most sense for three types of buyers:

1. The STR investor who wants a turnkey-ready property with strong income projections and a real gas fireplace — a genuine differentiator in a market flooded with electric-only new construction.
2. The second-home buyer who wants a quiet mountain retreat with good bones, manageable maintenance, and the option to rent it out part-time to offset costs.
3. The primary resident who wants to live in Big Bear full-time in a well-maintained home with more storage than the average cabin and a neighborhood that stays quiet year-round.

If none of those describes you, it probably isn’t your house. But if one of them does, it’s worth a showing.

Want to know what this property could earn in your hands specifically, or what other Moonridge cabins are available in this price range? Reach out directly — 909.744.2190 or rachaelsmithrealestate@gmail.com. And if you’re still doing your research, the Big Bear cabin buyer’s guide is a good place to start.

New property tours go up every week on my YouTube channel. Subscribe here and you’ll see every new listing walkthrough, market update, and investment breakdown as soon as it drops.

About Rachael Smith
Rachael Smith is a top-producing real estate agent with RE/MAX Big Bear, specializing in mountain homes, short-term rental investments, and luxury properties in Big Bear Lake and surrounding areas. With over a decade of experience and hundreds of homes sold, she helps buyers, sellers, and investors make smart, strategic real estate decisions. Through her strong online presence and data-driven approach, Rachael connects clients with opportunities both on and off the market.