Photo: shadowhound · CC BY-SA 2.0565 homes sold in Lake Arrowhead in the last year, at a typical $606K
Almost every sale is a house. Below: what each kind of home sells for, what your budget buys, the best months to buy, how hard you’ll have to bid, and a shortcut to every site where Lake Arrowhead homes are listed.
Every place Lake Arrowhead homes are listed, in one stop
We don’t copy listings: the agents’ sites have the photos and the latest price changes. Set what you want once and we open each site already filtered to Lake Arrowhead.
For sale
Rent
New, land & open houses
Links open the listing sites; TownRatings isn’t paid for them and doesn’t rank one above another. Rentals and government-owned homes come from sources outside the MLS.
3% of Lake Arrowhead’s sales are condos, at $32K less than a house
537 houses and 17 condos sold in the year to May 2026. Houses draw more bidding wars.
typical sale · 537 sold in 12 months
- Per square foot
- $339CA $494
- Days to sell
- 103
- Sold over asking
- 14%
- Listings with a price cut
- 24%
typical sale · 17 sold in 12 months
- Per square foot
- $398CA $561
- Days to sell
- 102
- Sold over asking
- 6%
- Listings with a price cut
- 20%
Townhouses: 11 sold, typical $1.1M
Too few sales in 12 months for reliable figures.
Fewer homes sell than before 2021, at twice the 2016 price
565 sales in the last year, against 1,161 in 2020 and a low of 499 in 2023. The typical sale went from $313K in 2016 to $606K.
Source: Redfin Data Center, MLS sales. Typical price and $/sq ft are the monthly medians, weighted by sales.
What $600K buys in Lake Arrowhead
Check a listing against what Lake Arrowhead homes sold for
Against the town’s median price per square foot over the last 12 months. A rough check: condition, lot and location within town move a price more than this can see.
Bidding wars in Lake Arrowhead are back to pre-pandemic levels, and more homes are for sale
We read every month of Lake Arrowhead’s home sales since 2012 so you don’t have to. Each figure covers 12 months, because a single month in a town is too few sales to mean much. Latest: the year to May 2026, 565 sales.
If you’re buying in Lake Arrowhead
- Shop in July. It brings about 91 new listings a month, close to the busiest month, with fewer bidding wars (21% over asking).
- Some room to negotiate. 24% of listings cut their price, about as many as before the pandemic.
- Offer under asking. Buyers paid 96.3% of the list price on average; 14% paid over.
- You’ll usually have time. Only 18% of homes go under contract within two weeks; the typical one takes 103 days.
Spring brings both the most homes and the most bidding wars
May has the most new listings (about 113 a month), and the most competition: 24% close over asking. June and July offer nearly as much choice with fewer homes bid up (22%). December has the least competition (19%) but only about 27 new listings.
Averages for each calendar month, 2015 on.
Calmer than the 2021 frenzy, and calmer than California
| Lake Arrowhead now | 2017–19 | 2021 peak | CA now | |
|---|---|---|---|---|
| Sold over askingShare of sales that closed above the list price | 14% | 11% | 43% | 36% |
| Gone within two weeksShare of homes under contract within 14 days | 18% | 7% | 15% | 31% |
| Listings with a price cutShare of homes for sale that cut their price | 24% | 21% | 21% | 24% |
| Price paid vs. askingAverage sale price ÷ list price | 96.3% | 96.4% | 101% | 99.7% |
| Days to sellMedian days from listing to contract | 103 | 132 | 47 | 44 |
425 homes for sale on a typical day
That’s 2.8 times the 2021 low (154) and 38% more than in 2017–19.
1 in 4 listings has cut its price
24% in the last year, against 21% in 2017–19 and 24% across California.
Since 2019, houses are up 64%, condos 76%
A house typically sold for $605K in the last year (537 sales), a condo for $573K (17).
Median sale price, weighted by sales each month. Years with fewer than 4 sales of a type are left out.
Lake Arrowhead ranks 520th of 555 busy California markets for bidding wars
Share of sales over asking in the last year, among towns with 60 or more sales. Lake Arrowhead is one of the state’s calmer markets.
Source: Redfin Data Center, city market tracker, January 2012 to May 2026 (MLS sales, not seasonally adjusted). Ratios are weighted by homes sold; price cuts by homes for sale.
Owning the typical Lake Arrowhead home costs about $3,537 a month
Price: Lake Arrowhead’s typical sale, last 12 months. Property tax at Lake Arrowhead’s 0.7% (median bill ÷ median value, Census ACS); insurance at 0.35% of price a year. Before PMI, HOA dues, upkeep and the tax deduction. Whether Lake Arrowhead is affordable on local pay is on Cost of living.
Six things worth knowing
New listings in May
The month with the most choice. December has the fewest, about 27.
Best time to buyProperty tax, a year
Of a home’s value: the median bill over the median home value. On a $606K home, about $4,500 a year.
Taxes vs. neighborsSchools
The schools grade for Lake Arrowhead, from test results, graduation and how much students grow.
Schools in Lake ArrowheadTypical commute
The average one-way trip to work for people who live in Lake Arrowhead.
Work & commuteCheck the flood map
Flood insurance isn’t in a standard policy, and lenders require it in FEMA flood zones. Check the address before you make an offer.
Natural hazardsLook up any property
Assessed value, lot size and every past sale of a home you’re eyeing are public, at the town or county assessor and the registry of deeds.
Running Springs, Crestline, Highland and Hesperia sell for less a square foot
The busier markets within 25 miles of Lake Arrowhead, by what sold. Prices, taxes and how far a paycheck goes next door are on Cost of living.
| Sold | Typical sale | $/sq ft | Over asking | Days to sell | |
|---|---|---|---|---|---|
| San Bernardino | 1,117 | $505K | $352 | 47% | 53 |
| Hesperia | 978 | $475K | $258 | 40% | 58 |
| Lake Arrowhead | 565 | $606K | $341 | 14% | 103 |
| Highland | 349 | $574K | $325 | 43% | 49 |
| Crestline | 290 | $358K | $272 | 30% | 76 |
| Running Springs | 183 | $351K | $285 | 22% | 86 |
| Muscoy | 34 | $491K | $397 | 38% | 50 |
Redfin Data Center, June 2025 to May 2026. Towns with fewer than 20 sales are left out, and Redfin doesn’t report every town separately.
Post your home to Lake Arrowhead, free
Selling it yourself, renting out an apartment or looking for a roommate? Post it to Lake Arrowhead. People who follow the town see it, and so do people comparing Lake Arrowhead with their own town. No commission, no listing fee.
Questions about buying a home in Lake Arrowhead
What do homes sell for in Lake Arrowhead, CA?
565 homes sold in the year to May 2026 at a typical $606K, $341 a square foot. Houses sold for about $605K, condos for about $573K.
Is Lake Arrowhead a buyer’s or seller’s market?
A buyer’s market: 483 homes were for sale in May 2026 and 33 sold, about 14.6 months of supply. Buyers paid 96.3% of asking on average, and 24% of listings cut their price.
When is the best time to buy in Lake Arrowhead?
May brings the most new listings. The sales history shows which months have fewer bidding wars.
How much are property taxes in Lake Arrowhead?
About 0.7% of a home’s value a year. On a $606K home that’s near $4,500.
Where can I see homes for sale in Lake Arrowhead?
Zillow, Redfin, Realtor.com and Homes.com all carry Lake Arrowhead’s MLS listings; the search links above open each one filtered to Lake Arrowhead.
Sales, prices, days on market and listings: Redfin Data Center (MLS, monthly, not seasonally adjusted). Property tax rate: Census American Community Survey. Two-bedroom rent: HUD Fair Market Rent. Typical home value: Zillow Home Value Index. Schools grade: TownRatings (how grades work).