Local Airbnb rules2026 19 sources cited

Is Airbnb Legal in Big Bear? 2026 Rules, Permits & Taxes

Airbnb is legal in unincorporated Big Bear with a San Bernardino County permit ($1,144 new, $550 to renew). Hotel tax is 7%, collected by Airbnb. Homes inside Big Bear Lake follow the city's own license.^{6,7,8,9,10,15}

Source: AirROI Reviewed by Jun Zhou, Founder @ AirROI Rules checked October 17, 2026

From 17 official sources and 2 Airbnb help pages. Not legal advice.

The short answer

Big Bear Airbnb Rules in Brief

A county permit is required for rentals of 30 days or less: $1,144 to apply, $550 to renew with no changes, valid one year.
No yearly night cap, but at most two permits per owner, one or two per parcel, and occupancy set by bedroom count (up to 12).
Hotel tax is 7% of the room price and cleaning fee, collected by Airbnb; the host still registers with the county Tax Collector.
Citations are $1,000, $2,000 and $5,000, and operating without a permit is fined $1,000 per violation per day. Homes inside Big Bear Lake follow the city's separate program.

Browse the live Big Bear Airbnb market Search by revenue, occupancy and neighborhood on an interactive map See Every Big Bear Listing

Revenue, occupancy and nightly rates are in the Big Bear Airbnb market report .

At a glance

Big Bear Airbnb Rules at a Glance

Permit required: Yes
Taxes on a stay: 7%
Fine for hosting without a permit: $5,000
Listings showing a permit number: 100%
Latest rule change: Jul 1, 2026

Listing figures: AirROI, 12 months to September 2026. A number on a listing doesn't prove the permit or license is valid, and a missing one doesn't prove there is none.

The rules in brief

The rules a Big Bear host meets first, each linked to the ordinance, statute or official page it comes from. Details and exceptions follow below.

Big Bear Airbnb Rules at a Glance
Topic	Rule
Permit	County permit required^7,10,14,17
Who can host	Whole homes, rooms and some accessory units^7,8,14
Where	Permits per parcel and per owner^8,10,11
Guests	Occupancy set by bedrooms, capped at 12^4,10,12
Listing display	Permit number on every listing^10,11
Platforms	Airbnb collects the 7% county tax; hosts still register^18,19
Safety	Detectors, extinguishers and no outdoor fire pits¹⁰
Neighbors	Park only on the property^8,10

Your home

Can You Host an Airbnb in Big Bear? It Depends on the Home

Whether you can host in Big Bear turns on whose home it is and whether you live there.

A second home or investment property you don't live in

Allowed with conditions

Allowed with a county permit issued to the owner. A 24-hour contact must be able to reach the home within one hour, each owner can hold at most two permits, and a parcel under 2 acres can have one.^8,10

A room in your home with you present

Allowed with conditions

The county permit can be limited to one or more rooms. It is still required, with the same inspection, occupancy limit and listing rules.^8,10

A condo

Allowed with conditions

Condominiums can be permitted, but the owners' association or CC&Rs may forbid short stays, so check them before applying.^7,19

A home with an accessory dwelling unit (granny flat)

Allowed with conditions

The county accepts some accessory dwelling units, and a separate permit is needed for each legal dwelling unit rented.^7,8

A rented house or apartment (tenant hosting)

Not allowed

Not allowed. Only the property owner can hold a county permit, and apartments in multi-family projects are not eligible. RVs, trailers, yurts and tents cannot be permitted either.^8,10

A home inside the City of Big Bear Lake

Allowed with conditions

The county permit does not apply inside the city limits (zip code 92315); those homes follow the city's own vacation rental license.^15,16

Permit

Do You Need a Permit for Airbnb in Big Bear?

Yes. Short-term rental hosts in Big Bear need the short-term residential rental unit permit from San Bernardino County Code Enforcement (Land Use Services). It costs $1,144 in the first year (A one-home host pays $1,144 for a new county permit and $550 a year to renew with no changes, plus a $259 notification fee if occupancy or the 24-hour contact changes.) and $550 a year to renew.^{6,7,8,9,10,15}

Who needs it: Every owner who rents a home, a room or an accessory unit for 30 days or less in unincorporated Big Bear. Homes inside the City of Big Bear Lake (zip code 92315) need the city's own license instead.^{6,7,8,9,10,15}
Issued by: San Bernardino County Code Enforcement (Land Use Services)
Valid for: One year, renewed annually. A renewal filed on time lets the owner keep operating while it is processed if there are no outstanding violations, and a renewal not paid within 45 days of expiration closes the permit. The permit does not pass to a new owner.
Processing: Staff review averages one week, then surrounding owners have 20 days to comment and 30 days to appeal before the permit issues.
On listings: The number must appear on every listing
Platform checks: The county requires its permit number on the listing on every hosting platform, and the advertised occupancy must match the permit.

Fees

Fees
Fee	Amount	When
New permitApplication fee $600, permit fee $285 and surrounding property owner notification fee $259, under the county fee schedule effective July 1, 2026. A one-time $150 credit applies when an approved outdoor noise monitoring device is installed.	$1,144	first year
Annual renewal, no changesRenewal with no change to the property, occupancy or management; renewals with changes cost $859 to $1,144.	$550	annual
Notification fee for occupancy or contact changesCharged when the maximum occupancy, the 24-hour contact or the property manager changes, because surrounding owners must be notified.	$259	per change

Who qualifies

Single-family homes, duplexes, rooms, guest houses, condominiums and some accessory dwelling units in the Mountain Region; apartments in multi-family projects, RVs, trailers, yurts and tents are not eligible
The applicant must be the property owner, with ownership shown on a recorded grant deed
One permit per parcel under 2 acres and up to two on parcels of 2 acres or more; at most two permits per owner
A separate permit for each legal dwelling unit used as a rental
The home must pass the county's exterior inspection and meet its safety, parking and trash standards

How to apply

Confirm the address is in unincorporated San Bernardino County; zip code 92315 is the City of Big Bear Lake, which has its own license.
Create an account on the county's EZ Online Permitting site, submit the application with proof of ownership, the signed owner acknowledgement and safety requirements and the transient occupancy tax form, and pay the fees when the county invoices them.
Pass the county's exterior inspection, then wait out the 20-day neighbor comment period and the 30-day appeal period; the permit issues on the first business day after the appeal period.
Post the permit, the evacuation map and the Good Neighbor brochure in the home, and put the permit number and maximum occupancy on every listing.
Apply for a county Transient Occupancy Tax Registration Certificate within 30 days of starting to rent.

Applications go through the San Bernardino County Code Enforcement (Land Use Services) application portal .

Permit rules

County permit required: Homes in Big Bear City, Fawnskin, Sugarloaf and the other unincorporated neighborhoods around the lake need a San Bernardino County short-term rental permit, issued by Code Enforcement, for any rental of 30 days or less. Advertising before the permit is issued is prohibited.^7,10,14,17 Applies to: Unincorporated Big Bear (county)
Permit lasts one year and does not transfer: A county permit is valid for one year and renews annually. It does not pass to a new owner or move to another property, so a buyer applies again.⁸ Applies to: Unincorporated Big Bear (county)
Late renewals close the permit after 45 days: A renewal paid after the expiration date carries a delinquent fee, and a renewal payment not received within 45 days of expiration closes the permit.⁸ Applies to: Unincorporated Big Bear (county)
Application: exterior inspection and neighbor notice: A new application goes through an exterior inspection, then a 20-day comment period for surrounding property owners and a 30-day appeal period; the permit issues on the first business day after the appeal period ends.⁹ Applies to: Unincorporated Big Bear (county)
Permit number on every listing: Every listing on a hosting platform must show the county permit number and the maximum number of occupants approved on the permit.^10,11 Applies to: Unincorporated Big Bear (county) · In force since July 2022
Airbnb collects the 7% county tax; hosts still register: Airbnb collects and remits the 7% county hotel tax on bookings in unincorporated areas, but the host still applies for a county Transient Occupancy Tax Registration Certificate and files the county's statements.^18,19 Applies to: Unincorporated Big Bear (county)
Homes inside Big Bear Lake follow the city's program: Homes inside the City of Big Bear Lake (zip code 92315) are not covered by the county permit; they need the city's own vacation rental license instead. The county's permit map shows only unincorporated addresses.^15,16 Applies to: City of Big Bear Lake
California: advertised price must include mandatory fees: Since July 1, 2024, California's Honest Pricing Law (SB 478) bars a host or platform from advertising a short-term rental price that leaves out mandatory fees; government taxes and fees may be listed separately.⁵ In force since July 1, 2024

Who can host

Who Can Host an Airbnb in Big Bear, and Where

California state law applies on top of Big Bear's own rules: the California short-term rental regulations page covers the state license and what cities and counties can and can't regulate.

Whole homes, rooms and some accessory units: A county permit can cover a whole home, an accessory dwelling or one or more rooms, and whole homes are rented by owners who live elsewhere: the county's 2023 study found that only 8% of Big Bear City short-term rental owners lived in the mountain region. Apartments in multi-family projects are not eligible, and neither are RVs, trailers, yurts or tents.^7,8,14 Applies to: Unincorporated Big Bear (county)
Permits go to the owner of record: Only the property owner can hold a permit, and a separate permit is needed for each legal dwelling unit. A buyer or a tenant cannot take over an existing permit; a new owner applies again once ownership shows on a recorded grant deed.^8,10 Applies to: Unincorporated Big Bear (county)
Permits per parcel and per owner: The county issues one permit for a parcel under 2 acres and up to two for a parcel of 2 acres or more, and an owner cannot hold more than two permits unless a permit predates the July 2022 ordinance update.^8,10,11 Applies to: Unincorporated Big Bear (county) · In force since July 2022

Operating rules

Operating Rules for Big Bear Short-Term Rentals

Occupancy set by bedrooms, capped at 12: The county sets each home's maximum occupancy from its bedroom count, checked against Assessor and building records, with a ceiling of 12 people; the code's examples run from four guests for a studio or one bedroom to twelve for five bedrooms. Advertisements must show that number and the rental may not exceed it; a later change to occupancy or the 24-hour contact costs a $259 neighbor notification fee.^4,10,12 Applies to: Unincorporated Big Bear (county) · In force since July 2022
Park only on the property: Every guest vehicle must park on the rental property and street or off-site parking is not allowed at any time; snow must be cleared so the parking area stays usable.^8,10 Applies to: Unincorporated Big Bear (county)
24-hour contact, on site within one hour: The owner or agent must be reachable by phone around the clock, answer Code Enforcement within 30 minutes and be at the property within one hour to fix a complaint.¹⁰ Applies to: Unincorporated Big Bear (county)
Quiet hours 10 p.m. to 7 a.m.: Quiet hours run from 10 p.m. to 7 a.m. with a 45-decibel limit, noise may not exceed 55 decibels at other times, and noise from any speaker is prohibited.¹⁰ Applies to: Unincorporated Big Bear (county)
Detectors, extinguishers and no outdoor fire pits: Each unit needs 5-pound fire extinguishers (one per floor) and smoke and carbon monoxide detectors, spas must be covered and locked when not in use, and in the Mountain Region outdoor solid-fuel fireplaces, chimineas, barbecues and fire pits are prohibited.¹⁰ Applies to: Unincorporated Big Bear (county)
Trash service and animal-proof containers: Trash collection service is required, with pull-out service where it is available, and in the Mountain Region the containers must be animal proof unless the county's refuse hauler discourages it.¹⁰ Applies to: Unincorporated Big Bear (county)
Permit and evacuation map posted at the front door: An emergency evacuation map and a copy of the permit must be posted on or beside the front door, with the 24/7 contact, maximum occupants, parking areas and the county's Good Neighbor brochure displayed inside.¹⁰ Applies to: Unincorporated Big Bear (county)
No weddings or events: A county-permitted rental cannot be used for weddings, receptions, corporate retreats, business meetings, filming or similar gatherings unless a separate county permit covers them.⁷ Applies to: Unincorporated Big Bear (county)

Taxes

How Much Are Airbnb Taxes in Big Bear?

About 7% on the nightly price and cleaning fee in unincorporated Big Bear.

Median nightly rate, booked nights: $280
Taxes on that night (7%): $20
Guest pays, before Airbnb and cleaning fees: $300

How Much Are Airbnb Taxes in Big Bear?
Tax	Rate	Collected by
San Bernardino County transient occupancy tax 7% of the gross receipts including cleaning fees, on stays of 30 nights or fewer in unincorporated areas	7%^3,18,19	Airbnb

Total on a stay 7% · All by Airbnb

At Big Bear's median booked rate of $280 a night, the taxes collected on a booking come to about $20 a night.

What the host still handles

A Transient Occupancy Tax Registration Certificate from the San Bernardino County Tax Collector within 30 days of starting to rent
The quarterly statements the county mails to certificate holders, filed even though Airbnb collects and remits the 7% (bookings made outside Airbnb are the host's to collect)^1,3,18,19

Fines

How to Avoid Airbnb Fines in Big Bear

Fines in Big Bear fall on hosting without the approvals described above, or outside the rules. With them in hand and the rules followed, none of the fines below apply.

Administrative citations of $1,000 for a first violation, $2,000 for a second and $5,000 for a third or later, with suspension or revocation of the permit possible.^8,10
Operating without a permit draws an administrative fine of $1,000 per violation per day, or up to six months in county jail, or both.⁸
A permit is suspended after two citations for the same type of violation and revoked for a violation severe enough to require immediate vacating; no new application is accepted for 12 months after a revocation becomes final.¹⁰

Changes

What's Changed in Big Bear's Airbnb Rules

No change was scheduled when the rules were checked on October 17, 2026; the most recent are listed first.

July 1, 2026
County fee schedule: $1,144 new, $550 renewal
The county's short-term rental fee schedule effective July 1, 2026 lists $1,144 for a new permit and $550 for a renewal with no changes.⁸
October 13, 2025
California adopts the Short-Term Rental Facilitator Act
SB 346 was signed on October 13, 2025. It lets a city or county that adopts an ordinance require booking platforms to report each rental's address and show the host's local license number and tax certificate in the listing.²
June 11, 2024
County receives its short-term rental housing study
The Board of Supervisors received the county's Housing Element Program 4 study of how short-term rentals affect housing supply in the Mountain and Desert regions, which counted 1,987 active short-term rentals in the Bear Valley area in June 2023.^13,14
July 28, 2022
County tightens its short-term rental ordinance
San Bernardino County's amended short-term rental ordinance took effect, with new notification rules for surrounding owners. The Board had introduced a limit of two permits per person, an occupancy cap of 12, limits by parcel size, permit numbers on hosting platforms and an end to automatic transfers when a property sells.^11,12

Listing data

What Big Bear's Listings Show

AirROI, a short-term-rental data firm, counted 161 active Airbnb listings in Big Bear over the 12 months to September 2026. 100% of them displayed a permit, license or registration number.

Minimum stay set on Big Bear listings

Share of active listings by the shortest stay they accept

35%

63%

Minimum stay in numbers

Minimum stay set on Big Bear listings
Shortest stay accepted	Share of listings
1 night	35%
2 nights	63%
4–6 nights	1%

What officials report

1,987: Active short-term rentals in the unincorporated Bear Valley area · as of June 2023The county's 2023 study counted 1,987 active short-term rentals in the Bear Valley Community Plan Area, the neighborhoods around Big Bear Lake outside the city.¹⁴
1,400: Active short-term rentals in Big Bear City · as of June 2023Big Bear City had 1,400 active short-term rentals in June 2023, 21% of its single-family homes; Sugarloaf had 428, or 14%.¹⁴

Earnings

What Could a Big Bear Short-Term Rental Earn?

The rules shape the numbers: a permit that costs $1,144 in the first year and taxes of 7% that Airbnb adds to guests' bills. For a specific address, the Airbnb profit calculator estimates revenue, occupancy and nightly rate from comparable listings, so you can test the numbers before applying.

Estimate what a Big Bear home could earn

FAQ

Big Bear Airbnb Rules: Frequently Asked Questions

Is Airbnb legal in Big Bear?

Yes, with a permit. Homes in the unincorporated communities, such as Big Bear City and Sugarloaf, need a San Bernardino County short-term rental permit for rentals of 30 days or less; homes inside the City of Big Bear Lake follow the city's own license program.^6,7,15

Do I need a permit for Airbnb in Big Bear?

Yes. The county requires a short-term rental permit from Code Enforcement, and advertising before the permit is issued is prohibited.^7,10

How much is the Big Bear short-term rental permit?

A new county permit costs $1,144 (application $600, permit $285, neighbor notification $259) and a renewal with no changes costs $550, under the fee schedule effective July 1, 2026.⁸

Is my Big Bear home in the city or the county?

Homes in zip code 92315 are in the City of Big Bear Lake and follow the city program; homes outside it register with San Bernardino County, whose permit map covers only unincorporated areas.^15,16

Can I rent a Big Bear home I don't live in?

Yes. The county permits whole-home rentals by owners who live elsewhere, as long as a 24-hour contact can reach the home within one hour; its 2023 study found that only 8% of Big Bear City short-term rental owners lived in the mountain region. An owner can hold at most two permits.^8,10,14

Is there a limit on nights per year in Big Bear?

The county's rules set no yearly night cap. The limits are on guests (set by bedroom count and capped at 12), on permits per owner (two) and on permits per parcel (one under 2 acres, two on larger parcels).^8,10,11

How many guests can stay at a Big Bear rental?

The county sets the maximum from the home's bedroom count, checked against Assessor and building records, with a ceiling of 12 people. The listing must show that number and may not be advertised above it.^10,11

Does Airbnb collect hotel tax in Big Bear?

Yes. Airbnb collects and remits the 7% San Bernardino County tax on bookings in unincorporated areas, but the host still applies for a county Transient Occupancy Tax Registration Certificate and files the county's statements.^18,19

What is the hotel tax in unincorporated Big Bear?

It is 7% of the gross receipts including cleaning fees, for stays of 30 nights or fewer. Homes inside the City of Big Bear Lake pay the city's own taxes.^3,18

What is the fine for an illegal Airbnb in Big Bear?

Operating without a permit is fined $1,000 per violation per day, and citations for violations by permitted rentals are $1,000, $2,000 and $5,000 for a first, second and third violation.⁸

Do I need to show my permit number on my Airbnb listing in Big Bear?

Yes. The county requires its permit number on the listing on every hosting platform, and the advertised occupancy must match the permit.¹⁰

How long does it take to get a Big Bear short-term rental permit?

County staff review averages one week, then surrounding owners get 20 days to comment and 30 days to appeal; the permit issues on the first business day after the appeal period.⁹

How many Big Bear Airbnbs are registered?

In AirROI's listing data, 100% of the 161 Big Bear Airbnb listings active in the 12 months to September 2026 displayed a permit, license or registration number. A number on a listing shows the host entered one; it doesn't confirm the permit is valid.

How much does an Airbnb make in Big Bear?

The average Big Bear listing earned $30,100 in the 12 months to September 2026, according to AirROI, averaged across every active listing including those booked for only part of the year. The Big Bear Airbnb market report breaks it down by month, property size and neighborhood.

Method

How These Rules Were Checked

Each rule on this page was checked in October 2026 against the official source cited beside it: the ordinance or statute, the permit office's own pages and the tax authority. Airbnb's help pages are cited on their own only for what Airbnb itself does, such as the taxes it collects and the permit checks it runs, and otherwise only beside an official source; news reports only for when a change was announced. Rules that could not be confirmed on an official page are left out. The California Revenue and Taxation Code section, the SB 346 bill page and the San Bernardino County transient occupancy tax code were read from Internet Archive copies.

Rules change with council votes, court rulings and new state laws, so the page is rechecked every three months and whenever a scheduled change takes effect. It summarizes the rules for information and is not legal advice; the San Bernardino County Code Enforcement has the final word on any application.

Listing figures come from AirROI's tracking of 161 active Big Bear Airbnb listings over the 12 months to September 2026.

Sources

Each rule above links to the source it comes from. Official ordinances, statutes and government pages come first, then Airbnb's own help pages.

1. California Revenue and Taxation Code section 7280 - Occupancy taxes · California Legislative Information
2. SB 346 - Local agencies: transient occupancy taxes: short-term rental facilitator · California Legislative Information
3. San Bernardino County Code section 14.0203 - Uniform Transient Occupancy Tax · San Bernardino County
4. San Bernardino County Code section 84.28.060 - Occupancy Standards · San Bernardino County (American Legal Publishing)
5. SB 478 - Hidden Fees (Honest Pricing Law) · California Attorney General
6. Short-Term Rentals · San Bernardino County Code Enforcement
7. About Short-Term Rentals · San Bernardino County Code Enforcement
8. Short-Term Rentals FAQs · San Bernardino County Code Enforcement
9. Getting Started - Short-Term Rentals · San Bernardino County Code Enforcement
10. Short-Term Rental Program Operational Standards Guide · San Bernardino County Code Enforcement
11. Press release: Board of Supervisors Votes to Reform Short-Term Rental Ordinance (June 14, 2022) · County of San Bernardino
12. Changes Requiring Notification (revised June 2025) · San Bernardino County Code Enforcement
13. 2024 Countywide Policy Plan annual progress report (Housing Element Program 4, Short-Term Rental Study) · San Bernardino County Land Use Services
14. Housing Element Program 4 - Short-term Rental Outreach and Study Findings (technical memorandum, November 2023) · San Bernardino County Land Use Services
15. Vacation Rental Program · City of Big Bear Lake
16. Permitted STR Properties · San Bernardino County Code Enforcement
17. Notice of Availability: Moon Camp Project draft environmental impact report · San Bernardino County Land Use Services
18. Occupancy tax collection and remittance by Airbnb in California · Airbnb Help Center
19. San Bernardino County, CA - Airbnb Help Center · Airbnb Help Center