Bear Valley, CA 95223 Real Estate Market Report

ZIP Code: 95223
Report Date: June 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Bear Valley CA are approximately 6.6%, which is 0.6% higher than the 6.0% rates available to property owners earlier in 2026.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. median sold price: $419,988 — The median sold price is the most reliable indicator of current market value and points to modest appreciation consistent with the reported price year-over-year trend being up; this level should be treated as the representative recent sale benchmark for underwriting and comps.

2. median days on market: 412 — Very long median days on market suggests slower sales velocity and increased time to transact, which may indicate pricing friction between seller expectations and buyer activity despite the neutral market temperature; sellers should consider staging, pricing discipline, or incentives to accelerate closings.

3. median listing price: $562,000 and median sold price: $419,988 — The spread between asking and transaction prices implies a meaningful gap between seller expectations and actual sale outcomes, which may pressure sellers to revise pricing or terms if they want faster liquidity; buyers can use this gap when negotiating.

4. median price per square foot: $281 and median market rent: $1,700 — With rent trending down while price trends are up, investors should exercise caution and validate cash-flow assumptions; moderate interest rate pressure (moderate) at roughly 6.6% compared to earlier 6.0% also suggests financing costs are a material consideration for near-term acquisitions.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.

Bear Valley, CA 95223 Real Estate Market Report

ZIP Code: 95223
Report Date: June 2026
Market Temperature: NEUTRAL
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

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Property Taxes

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Liquidity & Velocity

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Bear Valley CA are approximately 6.6%, which is 0.6% higher than the 6.0% rates available to property owners earlier in 2026.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. median sold price $217,500 is the primary indicator of recent market value in Bear Valley and, together with a median price per square foot $312, suggests that recent transactions are anchoring pricing around this level; neutral market temperature and the up price year-over-year trend imply modest upward pressure but not aggressive bidding dynamics.

2. Despite upward yearly price direction, liquidity appears more balanced: the market temperature is described as neutral, and the sample of recent transactions (total sold properties analyzed 47) suggests moderate transaction volume and somewhat longer time-to-sale compared with hotter markets, which may indicate increased negotiation room for buyers relative to peak-seller conditions.

3. Rental context is a soft signal for investors: the median market rent $1,700 combined with a median price per square foot $312 points to modest rental rates versus sales pricing; however, rent year-over-year trend is down, which may pressure short-term rental income expectations and warrants careful underwriting on cash-flow assumptions.

4. Interest rate dynamics are a notable constraint: interest rate pressure moderate and the property rate comparison states: Current 30-year fixed mortgage rates in Bear Valley CA are approximately 6.6%, which is 0.6% higher than the 6.0% rates available to property owners earlier in 2026; this moderate rate pressure may temper buyer purchasing power and contribute to the observed market cool-down.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.