Can You Still Get a Vacation Rental Permit in Big Bear Lake in 2026?
Can You Still Get a Vacation Rental Permit in Big Bear Lake in 2026?
Can you still get a vacation rental permit in Big Bear Lake in 2026?
Yes — but the rules are tighter than they were before January 2024. The City of Big Bear Lake caps vacation rental licenses at 1,500 city-wide under Ordinance 2023-518, limits each owner to two permits maximum, and requires a Bear Valley Fire District inspection before a new license is issued. Applications are processed through GovPilot. Properties in San Bernardino County’s unincorporated area (zip code 92314) follow a separate Short-Term Residential Rental Permit process with different fees and no published license cap. Both jurisdictions require annual renewal and collection of the 15.25% combined TOT and BBLTBID tax.
I get this question constantly from buyers who are looking at Big Bear Lake as an investment — and from out-of-area investors who’ve heard rumors that permits are locked down, the market is closed, and no new STRs are being allowed.
That’s not quite right. But the process is more involved than it was before Ordinance 2023-518 took effect, and there are real limits in place that every investor needs to understand before they close escrow.
Here’s what the permit landscape actually looks like in 2026.
First: which jurisdiction are you in?
Big Bear Lake has two distinct permitting systems depending on which zip code your property is in — and this distinction matters more than most buyers realize.
92315 — City of Big Bear Lake: Properties within the city limits fall under the City’s Vacation Rental Program, governed by Ord. 2023-518. This is the more regulated system, with a city-wide license cap and the 2-per-owner limit.
92314 — San Bernardino County (unincorporated): Properties outside city limits — including parts of Big Bear City, Sugarloaf, and Fawnskin — are subject to the county’s Short-Term Residential Rental Permit (STRRP) program instead. Different application, different fees, different rules.
When you’re evaluating a property, the zip code tells you which system you’re dealing with. A Moonridge or Boulder Bay cabin is almost certainly in the city. A Sugarloaf or Big Bear City property is likely county. Confirm with the listing before assuming either way.
The City permit process under Ord. 2023-518.
Ordinance 2023-518 went into effect on January 18, 2024. It was the most significant change to Big Bear’s vacation rental framework in years — and it created the regulatory structure that anyone applying for a new city permit is navigating today.
The 1,500-license cap
The city limits the total number of active vacation rental licenses within city limits to 1,500. Once that number is reached, no new licenses are issued until existing licenses lapse or are not renewed. As of early 2026, the city hasn’t officially announced that the cap has been hit — but the number of active licenses has grown steadily. If you’re planning to apply for a new permit, contact the Vacation Rental Program office directly to confirm current availability before you close.
Phone: (909) 866-5831 x116
The 2-per-owner limit — and the LLC workaround that doesn’t work
Each individual owner may hold a maximum of two vacation rental licenses within the city. The ordinance specifically closes the entity workaround: you can’t place properties in separate LLCs, trusts, or corporate entities to get around this limit. The city looks at beneficial ownership, not just the name on the deed.
If you already own two permitted vacation rentals within city limits and want a third, you have a problem the ordinance doesn’t solve — other than buying in the county instead.
Bear Valley Fire District inspection
New license applications require a fire safety inspection by the Bear Valley Fire Protection District. This covers standard fire safety equipment — smoke detectors, carbon monoxide detectors, fire extinguishers — as well as exterior compliance requirements like defensible space under California PRC Section 4291. Properties in high fire hazard severity zones (most of Big Bear qualifies) need to meet brush clearance standards before an inspection passes.
Budget time for this. If your property has deferred exterior maintenance or hasn’t had fire clearance work done recently, you may need to complete that before the inspection before the license application moves forward.
Application, fees, and timeline
Applications are submitted through GovPilot, the city’s online permitting portal. You’ll need proof of ownership, documentation of all beneficial owners if the property is held in an entity, and proof of current liability insurance covering vacation rental use.
The fee runs $550–$675 depending on the property and application type. Processing typically takes around four weeks from the time the application is complete — meaning all required inspections passed and all documents submitted. Annual renewal is required; the city sends a reminder 45 days before expiration.
You can access the application and owner/agent certification exam at the city’s GovPilot portal: bigbearlake.gov.
The County STRRP — the 92314 alternative.
If your property is in San Bernardino County’s unincorporated area (zip code 92314), you’re dealing with the county’s Short-Term Residential Rental Permit program, not the city’s.
As of mid-2026, the county has not published a license cap equivalent to the city’s 1,500-unit limit. The permit fee is $667, and the inspection is exterior rather than the full fire inspection required by the city. The county program has its own set of operational requirements, and enforcement is handled separately from the city’s compliance team.
Properties in Sugarloaf, Big Bear City, and parts of Fawnskin often fall under county jurisdiction. If you’re specifically looking for a property where the permit competition might be lower or the process somewhat less restrictive, the county area is worth exploring — though verify current county requirements directly before relying on any specific detail here, as county rules can update independently of the city’s program.
The 15.25% tax obligation — before you run the numbers.
Whatever jurisdiction you’re in, every Big Bear Lake vacation rental operator owes Transient Occupancy Tax. Within city limits, that’s currently 14% TOT plus 1.25% BBLTBID (Big Bear Lake Tourism Business Improvement District), for a combined rate of 15.25% of gross rental revenue.
This is collected from guests and remitted to the city monthly. Platforms like Airbnb and VRBO collect and remit TOT on your behalf for stays booked through their platforms in most cases — but if you take any direct bookings, that obligation falls on you personally. Failure to remit is a compliance violation that can result in fines and jeopardize your license renewal.
When you’re modeling the investment math on a Big Bear property, build 15.25% into your revenue baseline. It’s not optional, it’s not negotiable, and it’s higher than the rate in many comparable mountain markets.
What to verify before you close escrow on an STR.
If you’re buying a property that already has an active vacation rental license, there are a few things to verify in due diligence that your agent should be helping you track down.
The vacation rental license under Ord. 2023-518 is non-transferable. When a property sells, the license does not convey to the new owner. The buyer has to apply for a new license — which means they’re subject to the 1,500-cap check, the fire inspection, and the full application process. This is a material fact that can affect whether the investment pencils out, and it should be disclosed and verified before you make an offer, not after.
Also verify the property’s fire compliance status. If the inspection will be required on your new application, knowing whether the property already meets defensible space standards saves you from unexpected costs post-close.
Already have a good handle on the permit situation and working through what the full investment looks like? Check out What to Look for When Buying a Vacation Rental in Big Bear Lake for the full buyer’s lens on STR acquisitions.
Frequently Asked Questions
As of early 2026, the city has not publicly announced that the cap has been reached, but the number of active licenses has grown steadily since Ord. 2023-518 took effect in January 2024. The only way to confirm current availability is to contact the City’s Vacation Rental Program office directly at (909) 866-5831 x116 before you close escrow on a property where permit availability is part of your investment thesis.
Yes. Ordinance 2023-518 specifically addresses beneficial ownership - not just the name on the deed. You can't place multiple properties in separate LLCs or trusts to work around the two-license limit. The city evaluates who actually owns and controls the entity, and the 2-permit cap applies per individual beneficial owner regardless of how the property is titled.
No. Under Ord. 2023-518, vacation rental licenses in the City of Big Bear Lake are non-transferable. When the property sells, the license does not convey to the buyer. The new owner must apply for a fresh license, go through the fire inspection, and be subject to the current cap count. This is a critical due diligence point - if the cap is full when you close, the investment may not be feasible as a short-term rental.
The combined rate is 15.25% - 14% Transient Occupancy Tax plus 1.25% Big Bear Lake Tourism Business Improvement District (BBLTBID) assessment. It applies to all gross rental revenue from stays of 30 days or less. Platforms like Airbnb and VRBO typically collect and remit TOT for bookings made through their systems. For direct bookings, the operator is responsible for collecting from the guest and remitting to the city monthly.
City permits (for zip code 92315) fall under Ord. 2023-518, with a 1,500-license cap, a 2-per-owner limit, a Bear Valley Fire District inspection, and a $550-$675 fee. County permits (for zip code 92314 - Big Bear City, Sugarloaf, parts of Fawnskin) fall under San Bernardino County's Short-Term Residential Rental Permit program - no published cap as of mid-2026, $667 fee, exterior inspection. Both jurisdictions require annual renewal and compliance with their respective operational rules.
The permit is step one. Know it before you buy.
Vacation rental investing in Big Bear Lake still works - the market produces strong rental income, demand is consistent year-round, and properties in the right neighborhoods hold their value. But the permit is no longer a formality. It's a gated process with a cap, a fire inspection, and non-transferability built in.
If you're evaluating a property as an STR investment, I walk every buyer through the permit status, the fire compliance picture, and the realistic revenue math before we write an offer. You want to know that information before you're in escrow, not after.
Call or text me anytime at 909.744.2190, or reach me through buyinbigbearlake.com. Happy to walk through any specific property with you.
This post is for informational purposes only. Vacation rental ordinance requirements, permit caps, fees, and availability change. Verify current requirements directly with the City of Big Bear Lake Vacation Rental Program at (909) 866-5831 x116 or San Bernardino County before making investment decisions. Rachael Smith-Meadors is a licensed California Real Estate Broker Associate and does not provide legal or permitting advice.
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