
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 · 5 closed
Big Bear City · Single Family Residence
Listed 7.7% below the median closed sale of $1,175,000. Price per sqft ($295) is a 42% discount to closed comps ($506). 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 1140 Mitchell | Big Bear City | 1976 | 2 | 2 | 1,924 | 91,476 | $598 | $1.15M | 78 | 73 |
| 46712 Pioneer Town Road | Big Bear City | 1981 | 5 | 4 | 3,734 | 45,302 | $268 | $999,000 | 235 | 65 |
| 1307 Baldwin Lake | Big Bear City | 2006 | 4 | 4 | 2,662 | 40,426 | $451 | $1.20M | 72 | 58 |
| 2759 Erwin Ranch Road | Big Bear City | 2001 | 3 | 3 | 2,490 | 261,226 | $482 | $1.20M | 158 | 54 |
| 1520 Fallbrook Court | Big Bear City | 2014 | 3 | 4 | 2,345 | 53,143 | $458 | $1.07M | 31 | 51 |
| Total: 5 · Average | 3.4 | 3.4 | 2,631 | 98,314.6 | $451.4 | $1.12M | 114.8 | |||
| Median | 2,490 | $1.15M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1924 Shady Lane | Big Bear City | 2003 | 09/16/2026 | 4 | 3 | 2,135 | 67,082 | $1.18M | $1.21M | $567 | 1.03 | 27 | 69 |
| 1026 Heritage Trail | Big Bear City | 2005 | 07/17/2026 | 4 | 3 | 2,645 | 53,579 | $1.20M | $1.18M | $444 | 0.98 | 32 | 65 |
| 1924 Shady Lane | Big Bear | 2003 | 09/16/2026 | 4 | 3 | 2,135 | 67,082 | $1.18M | $1.21M | $567 | 1.03 | 33 | 57 |
| 1016 Heritage | Big Bear City | 2006 | 10/06/2026 | 3 | 3 | 2,602 | 54,886 | $1.30M | $1.13M | $432 | 0.87 | 136 | 56 |
| 1993 Shady Lane | Big Bear City | 1999 | 08/28/2026 | 3 | 3 | 1,896 | 44,431 | $985,000 | $985,000 | $520 | 1.00 | 97 | 56 |
| Total: 5 · Average | 3.6 | 3.0 | 2,282.6 | 57,412 | $1.14M | $1.14M | $506 | — | 65 | ||||
| Median | 2,135 | $1.18M | $1.18M | ||||||||||
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.