One of the first things most realtors do when working with a new buyer is to explain the local geography. In Big Bear, this usually starts with explaining how the valley is separated into two halves; the west side which is often referred to as Big Bear Lake and the East Side which is mostly Big Bear City and Sugarloaf. These two halves are separated by a street aptly named Division Drive.
One of the biggest differences between the west side of Big Bear Valley and the east side is the pricing. Take a look below comparing the west side communities of Bear Lake West, Bear Lake Central, Bear Lake East, Moonridge and Fox Farm to the east side communities of Big Bear City, Erwin Lake, Baldwin Lake, Sugarloaf and Whispering Forest.
(Keep in mind that Upper Moonridge is technically in Big Bear City but is considered by realtors to be more closely associated to Big Bear Lake. Also, Sugarloaf is a separate community and zip code from Big Bear City but is grouped as an east side community. Fawnskin is left out of the comparison as it is it's own, separate community geographically.)
As you can see, there is a stark difference in pricing between the west end, Big Bear Lake, and the east end of the valley. Both the average and median sales prices in Big Bear Lake are more than twice what they are on the east end of town.
Why the stark contrast? Again, it's simple supply and demand. Everyone's first choice would be to buy a home close to the lake, ski resorts, the village and shopping. Because all these attractions are on the west side in Big Bear Lake, this is where demand for homes is higher. In locations where home demand is higher, one must pay more to own property.
In general, you can also see from the figures above that the Big Bear real estate market trends the same regardless of whether in the east end or in Big Bear Lake. When the market goes up a certain percentage on one end of the valley, it goes up the same on the other as well.
So what does this mean for buyers? The main decision buyers must make is whether they want to have a smaller, perhaps older home close to the slopes, lake, and village or a bigger, likely newer home on the east end but a little further away from things. Although wherever you go in the valley, you are usually no more than a 15 minutes drive away from most attractions in the valley, there is something convenient to being close to the center of activity.
Ultimately, in my experience, buyers are happy either way they choose. When you're up in the mountains getting away from the hustle and bustle of down-the-hill life and with so many outdoor activities to enjoy, it is easy to be content just being in the Big Bear Valley regardless of which end you're on.