Calabasas

Just northwest of Los Angeles, Calabasas blends Southern California glamour with the warmth of a close-knit community. Once a quiet ranching town, it has become one of Los Angeles County’s most desirable places to live, known for scenic hills, luxury homes, excellent schools, and a relaxed lifestyle.

The story of Calabasas unfolds along winding roads framed by the Santa Monica Mountains. Its sought-after neighborhoods include The Oaks, The Estates at The Oaks, Westridge, Mountain View Estates, and Mont Calabasas. Residents also enjoy peaceful trails, beautiful parks, upscale shopping, local dining, and convenient access to Malibu, the San Fernando Valley, and Los Angeles.

Calabasas may be famous for its celebrity residents, but its appeal goes much deeper. Families are drawn to the highly regarded Las Virgenes Unified School District, while professionals value the privacy, security, and proximity to Los Angeles. From Friday night football games to mornings at the farmers market, Calabasas offers a rare balance of prestige and genuine community spirit.

Our connection to Calabasas is personal. It is where we live, work, raise our families, support local schools, and build lasting relationships with our neighbors. We understand the communities, the lifestyle, and the details that make each neighborhood unique because we experience them every day.

For those seeking Calabasas luxury real estate, natural beauty, excellent schools, and a quieter lifestyle near Los Angeles, this remarkable city feels less like an escape and more like home.

Calabasas Housing Market Overview

The Calabasas housing market is balanced but highly segmented. Buyers remain active, but higher borrowing costs and growing inventory have cooled the rapid price growth of prior years, shifting leverage back toward selective buyers. Homes priced well from the first day continue to sell, while ambitious pricing is met with longer listing times.

The overall pace has softened compared to recent peak years, with median days on market ranging from about 33 to 63 days. Typical home values sit between roughly $1.68 million and $2.01 million, while median list prices range from about $2.17 million to $2.37 million. Standard residential properties trade at around $680 to $732 per square foot, rising to $870 or more per square foot in the city’s ultra-luxury enclaves.

Competition varies sharply by price tier. Entry-level homes under $1.5 million, found in areas like Calabasas Highlands and Mulwood, have held stable with a median near $1.28 million, though buyer discipline has lengthened their time on market. The core mid-market, between $1.5 million and $2.5 million in neighborhoods such as Calabasas Park Estates and Calabasas Hills, sees the highest transaction volume and steady buyer interest, with slight softening in price per square foot. The upper tier, from $2.5 million to $3.5 million, is split: turnkey homes move quickly while dated inventory lingers. At the top, luxury enclaves like The Oaks and Mountain View Estates, ranging from $3.5 million to well over $10 million, generate strong total sales volume but average more than 50 days on market as high-net-worth buyers hold firm on value.

Calabasas Real Estate Trends

After the sharp spikes of the post-pandemic years, Calabasas home values have settled into slow and steady appreciation, posting a modest year-over-year gain of about 1.3%. The market has moved away from frenzied bidding toward a more measured, value-conscious rhythm.

Pricing discipline has returned. Sellers who overreach are facing price reductions or extended listing periods, with one in four lower-tier homes and more than 35% of luxury estates now taking 90 days or longer to close.

Performance is also diverging by micro-market. Gating and prestige increasingly determine how a home performs. Guard-gated communities like The Oaks continue to command premium prices thanks to high-profile demand and security, while un-gated tracts see quieter activity that is more sensitive to interest rates.

Looking ahead, Calabasas is expected to stay on a healthy, balanced path. The natural supply limits of the Santa Monica Mountains help protect against severe downturns, while elevated mortgage rates keep appreciation from running away, pointing toward continued price stability in the mid-single digits.

Buying a Home in Calabasas

Buying in Calabasas means understanding both the local market and the specifics of California purchase contracts.

Competitiveness depends on price and condition. Ultra-luxury properties often allow room to negotiate, but turnkey homes under $2.5 million within desirable school boundaries still attract strong interest. Multiple-offer situations are common for updated homes, although buyers are no longer waiving key protections as aggressively as they did at past market peaks.

California contracts use an active removal process, meaning contingencies remain in place until the buyer signs them off in writing. The physical inspection period typically runs 14 to 17 days and is especially important in Calabasas for evaluating hillside stability, soil conditions, pool structure, and brush clearance compliance for wildfire safety. The appraisal and loan contingency usually runs 17 to 21 days, as lenders compare value against recent neighborhood sales; in the luxury tiers, jumbo loan underwriting requires thorough asset verification. Because most Calabasas neighborhoods are governed by homeowners associations, buyers also receive a review period for CC&Rs, HOA budgets, architectural guidelines, and gate fees. Given the proximity to brush zones, securing affordable homeowners and wildfire insurance is a standard condition before contingencies are removed.

Property types in Calabasas span a wide range. Gated luxury estates in The Oaks, Mountain View Estates, and neighboring Hidden Hills offer custom architecture, large lots, and around-the-clock security, appealing to high-net-worth buyers, executives, and those who prize privacy. Master-planned single-family homes in Calabasas Park Estates, Calabasas Hills, and Westridge typically offer three to five bedrooms along with HOA amenities and lake or park access, making them a favorite among families focused on schools and safety. Entry single-family and mountain homes, including non-gated properties in Mulwood and rustic hillside homes in Calabasas Highlands, offer varied lots and architectural styles for first-time Calabasas buyers, entry-level luxury buyers, and renovators. Townhomes and condominiums in communities like Oak Park, Las Virgenes Village, and Avanti offer low-maintenance living with shared amenities, appealing to downsizers, young professionals, and investors.

Selling a Home in Calabasas

Homes in Calabasas are bought on emotion, security, and school prestige, yet today’s luxury buyers are highly sensitive to price. A successful sale pairs lifestyle-driven marketing with disciplined pricing.

Staging expectations are high. Buyers look for a resort-style feel, so presentation should highlight open floor plans, seamless indoor-outdoor living, and modern finishes, with neutral palettes and high-end furnishings performing best. Outdoor spaces such as pools, outdoor kitchens, fire pits, and covered patios function as additional living rooms and strongly influence perceived value.

Preparation goes beyond appearance. Sellers should address defensible space and Los Angeles County brush clearance requirements before listing photos are taken, which helps avoid red flags during buyer inspections. Digital presentation also matters, since many high-net-worth buyers prescreen homes online. Premium listings call for professional video tours, 3D walkthroughs, and drone footage that captures lot topography and privacy.

How quickly a home sells depends heavily on its tier. Correctly priced, turnkey homes between $1.5 million and $2.5 million in core family neighborhoods typically go pending within 30 to 45 days. Luxury and gated properties above $3.5 million move more slowly, averaging 60 to 115 or more days on market. In communities like The Oaks and neighboring Hidden Hills, many sales happen through private showings or off-market exclusives rather than open houses.