Big Bear Neighborhood Guide
Expert local insight from Paula Osborn, Vista Sotheby's International Realty · (909) 747-5949 · DRE #01943211
Big Bear Lake
BB Lake West
The western gateway to Big Bear Lake, anchored near the dam with lakefront access, established residential communities, and easy highway approach. A quieter, more residential end of the lake corridor with direct water proximity.
Character: Established · Lakefront · Residential · Known for: Western lake access & dam views · Elevation: 6,750 ft · Home style: Mid-century · Ranch · Cabin · Residency: Mixed
BB Lake Central
The vibrant heart of Big Bear Lake city — home to Pine Knot Village, lakefront restaurants, the marina, boat launches, and the main commercial corridor. Everything that makes Big Bear a destination is within walking distance here.
Character: Vibrant · Commercial · Social · Known for: Pine Knot Village & lakefront dining · Elevation: 6,752 ft · Home style: Mixed commercial & residential · Condo · Residency: Year-round
BB Lake East
Eastern Big Bear Lake stretches toward Boulder Bay and the Stanfield Cutoff — a quieter, more residential stretch just west of Fox Farm and Snow Summit. Pine-forested and peaceful, with easy ski access and lake proximity without the village crowds.
Character: Quiet · Residential · Pine-forested · Known for: Boulder Bay & Snow Summit access · Elevation: 6,760 ft · Home style: Cabin · A-frame · Custom · Residency: Mixed
Fox Farm
Fox Farm is the charming transitional neighborhood bridging Big Bear Lake city and Big Bear City, centered above Santa Clara Boulevard. Mid-century character, excellent central positioning, and proximity to both commercial hubs make this one of the most practical addresses in the valley.
Character: Transitional · Mid-century · Central · Known for: Central valley location & community character · Elevation: 6,800 ft · Home style: Mid-century cabin · Ranch · Residency: Mixed
Moonridge
Moonridge covers the forested slopes directly below the ski resorts, centered above Club View Drive. The highest concentration of vacation rentals in the valley, with direct ski-in proximity to both Snow Summit and Bear Mountain. The zoo is here too.
Character: Ski-adjacent · Vacation · Active · Known for: Snow Summit & Bear Mountain ski access · Elevation: 7,100 ft · Home style: Ski cabin · A-frame · Vacation rental · Residency: Seasonal / Vacation
The Village
Big Bear Lake's iconic commercial and social heart, centered above Village Drive and Pine Knot Avenue. The clock tower, boutique shops, restaurants, bars, and year-round events define this as the valley's most recognizable address. Summer nights and winter weekends see the most foot traffic in the San Bernardino Mountains.
Character: Vibrant · Iconic · Social · Known for: Pine Knot Ave shops, dining & clock tower · Elevation: 6,752 ft · Home style: Mixed use · Retail · Condo above shops · Residency: Year-round
Heavenly Valley
An aptly named enclave centered above Heavenly Valley Road on the eastern south shore. Dense ponderosa pines, strong community bonds among year-round residents, and a peaceful remove from the main village bustle. One of BBL's most beloved quiet addresses.
Character: Peaceful · Community · Pine-shaded · Known for: Quiet east-shore cabin living · Elevation: 6,790 ft · Home style: Classic mountain cabin · A-frame · Residency: Mixed
Ironwood Estates
Ironwood Estates is one of Big Bear Lake's premier custom home communities, set above Sunburst Circle on the southern slopes. Generous lots, architectural diversity from craftsman to contemporary, and elevated terrain provide genuine privacy and long-range views.
Character: Premier · Custom · Upscale · Known for: Hillside estate living above Sunburst Cir · Elevation: 7,000 ft · Home style: Custom estate · Contemporary · Craftsman · Residency: Year-round
Summit Estates
Summit Estates sits above Summit Boulevard within view of the Snow Summit lifts, offering dramatic ridgeline vistas and premium hillside real estate on the southern slopes. One of the most coveted addresses for ski-access buyers.
Character: Premium · Elevated · Ski-close · Known for: Ridgeline views & Snow Summit proximity · Elevation: 7,250 ft · Home style: Premium mountain home · Custom · Residency: Mixed
Winter Park
Winter Park is a quiet residential neighborhood on the eastern south shore, centered above Winter Park Drive. Pine-shaded streets, easy lake access, and proximity to Boulder Bay make it a comfortable, unpretentious year-round community.
Character: Quiet · Residential · Pine-shaded · Known for: East lake living & Boulder Bay access · Elevation: 6,770 ft · Home style: Classic cabin · Ranch · Residency: Mixed
High Timber Ranch
High Timber Ranch occupies the forested slopes south of the lake near Bear Mountain, with equestrian-friendly lots, generous parcel sizes, and a rural mountain character distinct from the denser neighborhoods closer to the village. Larger properties and true privacy at ski-resort elevation.
Character: Equestrian · Rural · Spacious · Known for: Large parcels & horse properties · Elevation: 6,950 ft · Home style: Ranch · Custom · Equestrian · Residency: Year-round
Alpine Woods
Alpine Woods is a charming Fox Farm enclave named for its distinctive German-themed streets — Feldstrasse, Alpenweg, Haupstrasse, and Tannenbaum — lending an unexpected Bavarian mountain village character to this pine-forested neighborhood. One of Big Bear's most unique address stories.
Character: Bavarian · Charming · Distinctive · Known for: Unique German-named streets & community feel · Elevation: 6,840 ft · Home style: Rustic cabin · A-frame · Mountain chalet · Residency: Mixed
Castle Glen
Castle Glen sits above Glenwood Drive in the Fox Farm area, with elevated terrain, dense wooded character, and a compelling mix of rustic cabins and newer mountain homes. The treetop setting and slightly elevated position above the valley floor give it a distinctive sense of enclosure and privacy.
Character: Wooded · Elevated · Rustic-to-refined · Known for: Treetop privacy & Fox Farm character · Elevation: 6,825 ft · Home style: Cabin · Custom mountain home · Residency: Mixed
Eagle Point
Eagle Point is a coveted lakeside enclave above Eagle Drive with direct access to Big Bear Lake's south shore. Prized for its waterfront proximity, panoramic lake views across to the north shore, and the tranquil atmosphere of a genuine lakeshore community away from the main village.
Character: Lakeside · Panoramic · Coveted · Known for: Direct south shore lake access · Elevation: 6,760 ft · Home style: Lakefront cabin · Custom waterfront · Residency: Mixed
Eagle Point Estates
Eagle Point Estates is clustered above Eagle Drive, Eureka Drive, and Condor Drive — one of Big Bear Lake's most coveted residential pockets. Exceptional lake proximity, a wooded private setting, and larger lots distinguish this from more densely packed neighborhoods.
Character: Premier · Lakeside · Wooded · Known for: Eagle, Eureka & Condor Dr waterfront lots · Elevation: 6,770 ft · Home style: Custom lakefront · Cabin estates · Residency: Mixed
Gilner Point
Gilner Point is a quiet north-shore enclave above Gilner Drive, offering some of Big Bear's most spectacular south-facing lake views looking across the water toward the ski slopes. An off-the-beaten-path character and genuine seclusion make this one of the lake's hidden treasures.
Character: Quiet · Scenic · Hidden gem · Known for: North shore panoramas & serene seclusion · Elevation: 6,850 ft · Home style: Rustic cabin · Lakefront retreat · Residency: Seasonal / Vacation
Boulder Bay
Boulder Bay sits above Cove Drive and Rueda Lane, overlooking one of Big Bear Lake's most photographed stretches where massive granite boulders rise dramatically from the shoreline. Boulder Bay Park anchors the neighborhood as a beloved public gathering space, while the surrounding homes enjoy one of the lake's most scenic settings.
Character: Iconic · Granite · Lakefront · Known for: Boulder Bay Park & dramatic granite lakeshore · Elevation: 6,760 ft · Home style: Lakefront cabin · Cottage · Residency: Mixed
Papoose Bay Estates
Papoose Bay Estates occupies the far western tip of Big Bear Lake between Talbot Drive and Cove Drive, with the most secluded cove access on the lake. Some of the valley's quietest waterfront properties and unobstructed western lake views define this peaceful enclave at the water's edge.
Character: Secluded · Cove · Waterfront · Known for: Western cove access & lake tip seclusion · Elevation: 6,840 ft · Home style: Lakefront cottage · Cabin retreat · Residency: Seasonal / Vacation
The Pines
The Pines is Big Bear Lake's newest subdivision, centered above Pine Meadow Court and Talmadge Road. Walking distance to the Village, the lake, and the Alpine Slide, it backs directly to the National Forest with two conservation areas. Custom homes of 2,000+ sq ft minimum signal the premium standard set for this emerging community.
Character: New · Premium · Forest-backed · Known for: Walking distance to Village · National Forest backing · Elevation: 6,820 ft · Home style: New construction · Custom · 2,000+ sq ft minimum · Residency: Year-round
Eagles Knoll
Eagles Knoll is a prestigious gated lakefront community centered above Eagles Nest Drive and Meadow Circle Drive in Big Bear Lake. Custom estates with lake views, shared boat docks, and tennis court make this one of the most exclusive addresses in the valley. A true enclave — no short-term weekend rentals allowed.
Character: Exclusive · Gated · Lakefront estates · Known for: Gated lakefront community on Eagles Nest Dr · Elevation: 6,780 ft · Home style: Custom lakefront estate · Luxury mountain home · Residency: Year-round
Knickerbocker Ridge
Knickerbocker Ridge is a Big Bear Lake neighborhood centered above Seneca Trail on the southern slopes, with an elevated position that delivers mountain views and direct National Forest adjacency. The quiet, wooded character and proximity to Snow Summit make this a well-positioned address for ski-oriented residents.
Character: South slope · Wooded · Ski-adjacent · Known for: Above Seneca Trail · South BBL slope · Elevation: 6,950 ft · Home style: Custom · Cabin · Mountain retreat · Residency: Mixed
Big Bear City
Bear Loop
Bear Loop is a tight-knit neighborhood centered above Bear Loop Drive, with classic mountain cabin homes set among mature pines in the western BBC corridor. Its compact, community-oriented layout creates strong neighbor familiarity — one of BBC's most recognizable and loved smaller neighborhoods.
Character: Cabin character · Community · Classic · Known for: Central BBC location & cabin-style homes · Elevation: 6,760 ft · Home style: Classic cabin · A-frame · Residency: Mixed
Big Bear City
Big Bear City is the unincorporated community east of Big Bear Lake city — a sprawling, independent residential area with distinct local character, its own airport, lower land costs, and a grounded sense of community that long-time residents fiercely appreciate.
Character: Residential · Local character · Value · Known for: Value properties & authentic local vibe · Elevation: 6,740 ft · Home style: Ranch · Cabin · Mixed residential · Residency: Year-round
Erwin Lake
Erwin Lake is a self-contained residential community centered around a small private lake in eastern BBC, offering a quieter, slower-paced alternative to busier areas of the valley. The intimate lake setting creates genuine neighborhood identity and a sense of community rare at this price point.
Character: Quiet · Lakeside · Self-contained · Known for: Private lake setting & community identity · Elevation: 6,760 ft · Home style: Ranch · Cabin · Lakefront cottage · Residency: Year-round
Baldwin Lake
Baldwin Lake is a dry alkaline lake bed community at the far northeast end of Big Bear Valley — seasonally flooded in wet years, surrounded by wide-open high-desert terrain that feels worlds apart from the dense pine forests to the west. A frontier character and extraordinary open sky define this remote outpost.
Character: Desert · Open sky · Remote · Known for: Seasonal alkaline lake & open high-desert terrain · Elevation: 6,720 ft · Home style: Ranch · Desert homestead · Residency: Year-round
Lake Williams
Lake Williams is a tranquil residential community in eastern Big Bear City centered on a small private lake, known for its quiet setting, community parks, and year-round residents who value the slower pace of valley life away from the tourist centers.
Character: Tranquil · Private lake · Community · Known for: Private lake living & community parks · Elevation: 6,780 ft · Home style: Ranch · Custom · Lakefront · Residency: Year-round
Forest Springs
Forest Springs is a pleasant mid-city BBC neighborhood with well-established tree cover, a comfortable mix of permanent homes and seasonal cabins, and the approachable character that defines the best of Big Bear City living.
Character: Tree-covered · Balanced · Approachable · Known for: Established pines & mixed year-round community · Elevation: 6,820 ft · Home style: Cabin · Ranch · Mixed · Residency: Mixed
Hamilton Ranch
Hamilton Ranch is a large BBC neighborhood with HOA structure, covering a broad swath of pine-forested residential land centered above Erwin Ranch Road, State Lane, and Country Lane. The HOA maintains community standards across a mix of permanent homes and vacation properties on the valley floor.
Character: HOA Community · Pine-forested · Organized · Known for: Pine forest community with HOA amenities · Elevation: 6,870 ft · Home style: Ranch · Cabin · Custom · Residency: Mixed
Maple Ridge
Maple Ridge offers a refined, well-maintained character unusual for the mountain setting, with established landscaping, larger homes, and a suburban sensibility that appeals to buyers seeking comfort alongside the mountain lifestyle.
Character: Suburban · Manicured · Refined · Known for: Well-maintained homes & established landscaping · Elevation: 6,850 ft · Home style: Custom · Ranch · Newer construction · Residency: Year-round
Meadowbrook
Meadowbrook sits in a gentle meadow on the valley floor, offering unobstructed open-sky views that provide a refreshing contrast to the dense pine forests of neighboring areas. Mountain panoramas in all directions and a quieter, spread-out character define this open-air neighborhood.
Character: Open meadow · Sky views · Spacious · Known for: Unobstructed mountain panoramas · Elevation: 6,760 ft · Home style: Ranch · Custom · Single-story · Residency: Year-round
North Shore East
North Shore East runs along the upper north shoreline above BBC, a quiet corridor of scattered cabins and forest service road access points. Genuine seclusion, minimal development, and a back-country feel make this one of the valley's most off-grid residential addresses.
Character: Remote · Secluded · Back-country · Known for: North shore seclusion & forest service access · Elevation: 6,920 ft · Home style: Rustic cabin · Forest retreat · Residency: Seasonal / Vacation
Pinewood Estates
Pinewood Estates lives up to its name above Belmont Drive — dense ponderosa pines shelter upscale mountain homes on generous parcels in western BBC. The combination of tree canopy, larger lots, and well-maintained homes makes this one of BBC's most desirable residential addresses.
Character: Upscale · Pine canopy · Generous parcels · Known for: Above Belmont Dr · Ponderosa pine setting · Elevation: 6,910 ft · Home style: Custom · Craftsman · Upscale cabin · Residency: Year-round
Ponderosa Ranch
Ponderosa Ranch carries a Western heritage in both name and spirit, with open land, larger parcels, and classic mountain homestead character throughout. Fewer deed restrictions and a ranching sensibility attract buyers who want space and authenticity without HOA constraints.
Character: Western · Open · Homestead · Known for: Open land & authentic ranch character · Elevation: 6,840 ft · Home style: Ranch · Homestead · Custom · Residency: Year-round
Shay Meadow
A historic meadow community on the eastern valley floor, Shay Meadow is cherished for its open space, unobstructed mountain vistas, and a gentler, more pastoral character than its forested neighbors. One of BBC's original settlement areas.
Character: Historic · Open space · Pastoral · Known for: Valley floor mountain vistas & open character · Elevation: 6,750 ft · Home style: Ranch · Classic cabin · Original homestead · Residency: Year-round
Tanglewood
Tanglewood's winding street layout gives the neighborhood its evocative name — a maze of pine-shaded lanes lined with cabin-style homes at every turn. The meandering streets naturally slow traffic and create a sense of deliberate discovery that residents treasure.
Character: Winding lanes · Pine-shaded · Cabin character · Known for: Wooded privacy & distinctive winding streets · Elevation: 6,870 ft · Home style: Cabin · A-frame · Rustic mountain · Residency: Mixed
Valley View
Valley View commands elevated hillside positions on the southern slopes of BBC, with sweeping panoramas of the entire Big Bear Valley floor, the lake surface, and the mountain ridges beyond. The combination of elevation and southerly exposure creates genuinely dramatic sightlines.
Character: Panoramic · Elevated · Dramatic · Known for: 360° valley & lake panoramas · Elevation: 6,980 ft · Home style: Custom · Mountain modern · View homes · Residency: Mixed
Whispering Forest
Among Big Bear City's most picturesque neighborhoods, where dense old-growth ponderosa pines create an enchanted canopy over the homes below. The scale and age of the trees distinguish this from more recently developed areas — a rarer and rarer character in the valley.
Character: Enchanted · Old-growth canopy · Atmospheric · Known for: Old-growth pine canopy & fairy-tale atmosphere · Elevation: 6,920 ft · Home style: Cabin · A-frame · Forest retreat · Residency: Mixed
Peter Pan
Peter Pan is a whimsically named BBC neighborhood in the north-central corridor, characterized by a mix of modest cabins and mid-century mountain homes tucked among the pines. The name captures a timeless, unhurried quality that residents celebrate.
Character: Timeless · Unhurried · Wooded · Known for: Cabin character & quiet north BBC setting · Elevation: 6,810 ft · Home style: Mid-century cabin · A-frame · Residency: Mixed
Gold Mountain
Gold Mountain is a residential BBC neighborhood centered above Nadina Drive, with an elevated position on the valley's central slopes and the kind of honest mountain character that draws buyers seeking value without sacrificing the Big Bear lifestyle.
Character: Elevated · Residential · Value · Known for: Above Nadina Dr · Central BBC hillside · Elevation: 6,900 ft · Home style: Cabin · Ranch · Mixed residential · Residency: Mixed
Sky Valley Estates
Sky Valley Estates occupies open, elevated terrain above Wagon Wheel Drive and Rodeo Drive in eastern BBC, with broad valley views and a Western-inflected identity in keeping with its street names. The open setting provides sky and space that denser neighborhoods can't offer.
Character: Open sky · Western · Elevated · Known for: Above Wagon Wheel & Rodeo Dr · Valley views · Elevation: 6,860 ft · Home style: Ranch · Custom · Open parcel · Residency: Year-round
Moonloaf
Moonloaf occupies a unique position between Moonridge and Sugarloaf on the south-facing slopes above South Saw Mill Drive — a quietly coveted pocket that blends ski-resort proximity with the independent character of the greater Sugarloaf community. The name itself captures the playful personality residents have long claimed.
Character: Ski-adjacent · Rustic · Independent · Known for: Above South Saw Mill Dr · Moonridge–Sugarloaf corridor · Elevation: 7,050 ft · Home style: Cabin · A-frame · Mountain rustic · Residency: Mixed
Fawnskin
Fawnskin
The quiet, artsy hamlet on Big Bear Lake's north shore. Known for its laid-back atmosphere, community theater, local art scene, and stunning south-facing lake views directly across to the ski slopes. Far fewer tourists than the south shore make this a true locals' sanctuary.
Character: Quiet · Artsy · Bohemian · Known for: North shore lake views & community theater · Elevation: 6,827 ft · Home style: Rustic cabins · Craftsman · A-frame · Residency: Mixed
Sugarloaf
Sugarloaf
Sugarloaf is a self-contained mountain community just south of Big Bear City at over 7,000 feet, with its own distinct identity, rustic character, and fierce local pride. Far enough from the tourist centers to feel genuinely independent, yet close enough to ski resorts to be highly practical. One of the highest-elevation communities in the valley.
Character: Rustic · Independent · Mountain community · Known for: Distinct local identity & ski resort proximity · Elevation: 7,096 ft · Home style: Cabin · Ranch · Rustic mountain · Residency: Mixed
Ready to explore homes in any of these neighborhoods? Contact Paula Osborn at (909) 747-5949 or visit paulaosborn.com.