This guide covers Big Bear City (unincorporated, San Bernardino County). Neighboring markets often confused with Big Bear City include:
- Big Bear Lake: Separate incorporated city with its own STR ordinance, higher taxes, and stricter enforcement.
- Fawnskin: Unincorporated area on the north shore of Big Bear Lake, also under San Bernardino County STR rules.
- Sugarloaf: Unincorporated community southeast of Big Bear City, regulated by San Bernardino County.
- Baldwin Lake & Erwin Lake: Unincorporated areas east and southwest of Big Bear City, respectively, both under County STR rules.
Legality Verdict
Short-term rentals are legal in Big Bear City under San Bernardino County’s STR ordinance. Permits are required, with clear occupancy and operational rules. No city-level bans or moratoriums are in effect.
- Legality Status: 4/5
- License Availability: 4/5
- Compliance Cost (% revenue): 5/5
- Regulatory Stability: 4/5
- Enforcement Climate: 4/5
TL;DR
Big Bear City STRs are regulated by San Bernardino County, not a city. A county permit is required for any rental of 30 days or less. The total effective lodging tax is 7% (TOT only), with no city-level tax. Occupancy is capped by bedroom count, maxing at 12. The main investor risk is future county tax increases (Measure K could raise TOT to 11%). The biggest gotcha: Big Bear City is not Big Bear Lake—rules and taxes differ sharply.
Quick Facts
| Item | Detail |
|---|---|
| STR Definition | Rental of 30 days or less Colleen Horgan Real Estate |
| Registration Required | Yes, San Bernardino County STR permit Big Bear Experiences |
| Permit Cost | Not codified — San Bernardino County fee applies Big Bear Experiences |
| Annual Renewal | Not codified — San Bernardino County renewal fee applies Big Bear Experiences |
| Permit Transferability | Not transferable Colleen Horgan Real Estate |
| License Cap | Not codified — County parcel/owner caps apply Big Bear Experiences |
| Occupancy Cap | 4 (studio/1BR), 6 (2BR), 8 (3BR), max 12 Colleen Horgan Real Estate |
| Parking Requirement | All guest vehicles must be parked on-site Colleen Horgan Real Estate |
| Inspection Requirement | Mandatory exterior inspection for licensing ActiveRain |
| Primary Residence Rule | Not codified — no owner-occupancy required Colleen Horgan Real Estate |
| Minimum Night Stay | Not codified — owners may set minimums Colleen Horgan Real Estate |
| HOA/Condo Override | Not codified — private covenants may apply Colleen Horgan Real Estate |
| Local Contact Requirement | 24/7 local contact required Colleen Horgan Real Estate |
| Enforcement Penalties | Not codified — County penalties apply San Bernardino County Code Enforcement |
| State Sales Tax | Not generally applied to STRs in this jurisdiction Airbnb Help Center |
| County/District Tax | 7% Transient Occupancy Tax (TOT) Airbnb Help Center |
| Local Accommodations Tax | Not codified — no city-level lodging tax Airbnb Help Center |
| Total Effective Lodging Tax | 7% (TOT only) Airbnb Help Center |
| Tax Remittance | Airbnb collects/remits; direct hosts must remit Airbnb Help Center |
| Primary Regulator | San Bernardino County Land Use Services Big Bear Experiences |
| Last Updated | June 11, 2026 |
Regulatory Impact Snapshot
Underwriters should model compliance costs at 7.0% of gross revenue, with median Big Bear City, CA STRs earning $36,113 at an average daily rate of $277 and 23% occupancy. The binding constraint is the 7% county TOT, as there are no city-level lodging taxes or high permit fees documented. Permit and renewal fees default to county rates, which are not separately codified for Big Bear City. Investors should monitor for possible TOT increases (Measure K). Run this market in our Airbnb Calculator →
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Frequently Asked Questions
Basics
What is considered a short-term rental in Big Bear City?
A rental of 30 days or less is considered a short-term rental under San Bernardino County rules Colleen Horgan Real Estate.
Who regulates STRs in Big Bear City?
San Bernardino County regulates all STRs in Big Bear City, as it is an unincorporated area ActiveRain.
Is Big Bear City the same as Big Bear Lake?
No. Big Bear City is unincorporated and under county rules; Big Bear Lake is a separate city with its own stricter STR ordinance Destination Big Bear.
Licensing
Is a permit required to operate an STR in Big Bear City?
Yes, a San Bernardino County STR permit is required for each dwelling rented for 30 days or less Colleen Horgan Real Estate.
Are STR permits transferable to new owners?
No, permits are not transferable; new owners must apply for their own permit Colleen Horgan Real Estate.
Is there a cap on the number of STR permits?
County parcel and owner caps apply, but there is no city-level cap Colleen Horgan Real Estate.
What is the permit application fee?
Not codified — San Bernardino County fee applies Big Bear Experiences.
Taxes
What is the total lodging tax rate for STRs?
The total effective lodging tax is 7% (county TOT only) Airbnb Help Center.
Do I need to collect and remit TOT if I use Airbnb?
Airbnb collects and remits the 7% TOT for you in Big Bear City Airbnb Help Center.
Do I need a TOT certificate?
Yes, hosts must apply for a Transient Occupancy Tax Registration Certificate with the county Airbnb Help Center.
Does state sales tax apply to STRs?
State sales tax is generally not applied to STRs in this jurisdiction Airbnb Help Center.
Operations
What is the occupancy cap for STRs?
Occupancy is capped at 4 for a studio/1BR, 6 for 2BR, 8 for 3BR, and a maximum of 12 Colleen Horgan Real Estate.
Are there parking requirements?
Yes, all guest vehicles must be parked on-site Colleen Horgan Real Estate.
Is a local contact required?
Yes, a 24/7 local contact phone number must be provided Colleen Horgan Real Estate.
Is there a minimum night stay?
No minimum night stay is codified; owners may set their own Colleen Horgan Real Estate.
Are inspections required?
Yes, a mandatory exterior inspection is required for licensing ActiveRain.
Enforcement
Who enforces STR rules in Big Bear City?
San Bernardino County Code Enforcement handles STR enforcement San Bernardino County Code Enforcement.
What are the penalties for violations?
Penalties are not separately codified for Big Bear City; county penalties apply San Bernardino County Code Enforcement.
Are there recent enforcement changes?
No Big Bear City-specific STR enforcement amendments or detection changes were found between 2024 and June 2026 San Bernardino County Code Enforcement.
Does California have statewide STR enforcement?
No, enforcement is set by each city or county; state law provides a framework but does not override local rules PermitByState.
Permit Process
Big Bear City STRs require a San Bernardino County permit for any rental of 30 days or less. Each dwelling must have its own permit, and permits are not transferable to new owners. The application is handled through the County’s Land Use Services Department Colleen Horgan Real Estate.
Permit and renewal fees are not separately codified for Big Bear City; county rates apply. A mandatory exterior inspection is required for initial licensing, and periodic inspections may occur ActiveRain.
Zoning
Big Bear City is governed by San Bernardino County’s STR ordinance (Chapter 84.28). Parcels under 2 acres can have one STR permit; parcels 2 acres or larger can have up to two. An owner generally cannot hold more than two active STR permits, with limited exceptions Colleen Horgan Real Estate.
There is no city-level zoning overlay; county zoning and parcel rules apply. Owners should verify permitted zones with the County Land Use Services office.
Taxes and Remittance
The only lodging tax for STRs in Big Bear City is the 7% county Transient Occupancy Tax (TOT). There is no city-level lodging tax or additional district tax. State sales tax is generally not applied to STRs in this jurisdiction Airbnb Help Center.
Airbnb collects and remits the 7% TOT for hosts. Direct-booking hosts must apply for a TOT Registration Certificate and remit taxes quarterly to the county Airbnb Help Center.
Enforcement and Recent Actions
San Bernardino County Code Enforcement is responsible for STR enforcement in Big Bear City. Penalties for violations are set by county code, not separately by Big Bear City San Bernardino County Code Enforcement.
In 2025, the Big Bear City CSD updated its solid waste ordinance, adding fines for littering and improper ash disposal starting on the third offense KBHR 93.3.
Recent Changes and Pending Legislation
No Big Bear City-specific STR enforcement amendments or detection changes were found between 2024 and June 2026. The main legislative risk is Measure K, which could raise the county TOT from 7% to 11% California Choices.
California SB 346 (2025) requires platforms to collect and remit TOT but does not preempt local ordinances or rates PermitByState.
Comparable Markets
- Big Bear Lake, CA: Consider if you want a city with stricter caps and higher taxes.
- Joshua Tree, CA: Consider for a desert market with county-level STR rules.
- Lake Arrowhead, CA: Consider for a similar mountain market under San Bernardino County.
- Idyllwild, CA: Consider for a forested, unincorporated STR market in Southern California.
Sources
- San Bernardino County Code Enforcement: https://lus.sbcounty.gov/code-enforcement/
- KBHR 93.3 and 102.5 – Big Bear News: https://kbhr933.com/big-bear-news-kbhr-93-3-102-5/big-bear-city-csd-updates-solid-waste-ordinance/
- Airbnb Help Center: San Bernardino County, CA: https://www.airbnb.com/help/article/2469
- Guide to Short-Term Rental Permits: Big Bear Lake City vs. County (ActiveRain): https://activerain.com/blogsview/5909025/guide-to-short-term-rental-permits–big-bear-lake-city-vs–county
- Colleen Horgan Real Estate Blog: https://colleenhorganrealestate.com/blog/short-term-rental-basics-for-big-bear-cabin-investors
- Big Bear Experiences (San Bernardino County Permitting Process): https://www.bigbearexperiences.com/property-management1/sb-county-permit-process
- California Choices – Measure K: https://www.californiachoices.org/san-bernardino-measure-k-2024
- PermitByState.com – Short-Term Rental Rules in California (2026 Guide): https://www.permitbystate.com/short-term-rental-rules-california
- Destination Big Bear: https://www.destinationbigbear.com/blog/need-know-big-bear-vacation-rentals/
- Marinaccio Law – California Rent Laws 2026: https://marinacciolaw.com/new-california-rent-laws-2026/
This page is research, not legal advice. Consult local counsel before acquiring or operating a short-term rental in San Bernardino County, California.
Ready to evaluate Big Bear City as an STR market?
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