
2660 State, Big Bear City, CA 92314
2660 State, Big Bear City, CA 92314
Property Description
Welcome to your dream mountain ranch in Big Bear City, where comfort, craftsmanship, and equestrian living come together on a peaceful 2.5 acre HORSE PROPERTY with *NO HOA* just minutes from endless adventure. On a *PAVED ROAD* with a trail leading right out of the gate! Step inside to soaring cedar tongue-and-groove ceilings in the inviting living room, an impressive office/library complete with its own fireplace, and a beautifully updated kitchen featuring new quartz and butcher block countertops, double electric ovens, and all-new appliances. The spacious primary suite is tucked away on its own level, offering a private deck and three closets for exceptional storage. Upstairs, a huge loft and additional closet provide endless flexibility for guests, hobbies, or a game room. Newly remodeled bathrooms, an indoor laundry/mud room, two new 40-gallon water heaters, two replaced heating units, and a newer roof installed in 2023 ensure this home is as functional as it is beautiful. Outside, the property is perfectly equipped for horse enthusiasts and those needing room for all their toys. An oversized four-car deep garage, corner lot with access from both sides, mature shade and apple trees, sprinkler systems in the front and back, all new stop-and-waste valves, two 12' x 24' shelters, and a 12' x 20' feed shed create a truly turnkey setup. Best of all, you're just moments from miles and miles of scenic riding and hiking trails through the **San Bernardino National Forest**, while enjoying the tranquility of a peaceful neighborhood only 15 minutes from the lake, the Village, shopping, dining, and year-round recreation. This is mountain living at its finest, offering the perfect blend of privacy, convenience, and an exceptional horse property lifestyle.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 3 closed
Big Bear City · Single Family Residence
Listed 13.2% below the median closed sale of $1,250,000. Price per sqft ($295) is a 26% discount to closed comps ($399). Closed comps sold at 94% of list — buyers have negotiating leverage. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 1020 Heritage Trail | Big Bear City | 2015 | 4 | 5 | 4,136 | 55,321 | $439 | $1.81M | 8 | 74 |
| 160 Yosemite Drive | Big Bear City | 1987 | 4 | 3 | 3,478 | 9,750 | $254 | $885,000 | 360 | 71 |
| 1901 State Court | Big Bear City | 2000 | 4 | 4 | 3,641 | 416,433 | $577 | $2.10M | 179 | 68 |
| 661 Cedar Glen Drive | Big Bear City | 2003 | 4 | 4 | 3,378 | 51,836 | $414 | $1.40M | 117 | 61 |
| 1520 Alderwood Court | Big Bear City | 2006 | 4 | 4 | 3,298 | 44,867 | $424 | $1.40M | 135 | 58 |
| Total: 5 · Average | 4.0 | 4.0 | 3,586.2 | 115,641.4 | $421.6 | $1.52M | 159.8 | |||
| Median | 3,478 | $1.40M | ||||||||
Closed Properties (3)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1051 Mound | Big Bear City | 1974 | 09/18/2026 | 4 | 5 | 3,500 | 49,222 | $899,000 | $899,000 | $257 | 1.00 | 219 | 75 |
| 1681 Tuolumne Road | Big Bear City | 2026 | 08/14/2026 | 4 | 4 | 4,068 | 30,056 | $2.20M | $2.20M | $541 | 1.00 | 48 | 70 |
| 506 Woodbridge Drive | Big Bear City | 2026 | 07/01/2026 | 4 | 4 | 3,129 | 8,939 | $1.50M | $1.25M | $399 | 0.84 | 59 | 45 |
| Total: 3 · Average | 4.0 | 4.3 | 3,565.667 | 29,405.667 | $1.45M | $1.45M | $399 | — | 108.66666666666667 | ||||
| Median | 3,500 | $1.25M | $1.25M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.