Calabasas real estate sits at the top of the west San Fernando Valley market, and it earns that position with guard-gated enclaves, Las Virgenes Unified schools and a small-city feel that begins where the 101 leaves Woodland Hills and climbs into the Santa Monica Mountains. Per Redfin, the median sale price was about $1.83 million in June 2026, with condos and townhomes starting in the high $600,000s and estates in The Oaks and Calabasas Park trading well into eight figures. Buyers are established families, entertainment and finance professionals, and move-up owners from Encino and the Westside who want privacy, space and a real downtown at The Commons. What makes it distinct is the combination: gated tracts, a lake, open-space trails and a school district shared only with Agoura Hills and Hidden Hills. James Malcom has sold homes here for years from his Woodland Hills office five minutes down Topanga Canyon.
Calabasas Real Estate Market Overview
Calabasas is a small, tightly held market where 60 to 70 homes close in a typical month. Per Redfin, June 2026, the median sale price was $1,829,005, up about 3 percent year over year, at a median of $640 per square foot with 42 median days on market. Zillow’s typical home value as of July 31, 2026 was $1,720,048, up just under 1 percent for the year, with homes going pending in about 39 days and a median list price near $2.27 million, a gap that shows how much high-end inventory sits unsold.
Direction: flat to slightly up on price, with more inventory than 2022 and buyers taking their time above $3 million. Well-priced homes under $2 million still move in two to four weeks with multiple offers.
The mix is roughly 70 percent single-family, with townhomes and condos concentrated around Old Town and Calabasas Lake. Price bands as of summer 2026: entry, $650,000 to $1.2 million for condos and townhomes; mid, $1.5 million to $3 million for single-family homes in Mulwood, Calabasas Hills and Vista Pointe; top, $3.5 million to $20 million and up for guard-gated estates in The Oaks, Calabasas Park Estates and Mountain View Estates. Market data last reviewed August 2026.
Homes for Sale in Calabasas
Most Calabasas homes for sale come from three building waves. The 1960s and 1970s produced the ranch and split-level tracts of Mulwood and the first Calabasas Park streets around the lake, typically 1,800 to 3,000 square feet on 8,000 to 12,000 square foot lots. The late 1980s through the early 2000s brought the Mediterranean tract estates of Calabasas Park Estates, Mountain View Estates, Vista Pointe and The Oaks, with 4,000 to 12,000 square foot plans and half-acre to acre-plus view lots along Parkway Calabasas and Park Vista. The third wave is happening now: studs-out remodels and custom rebuilds inside the gates, usually modern farmhouse or warm contemporary.
Nearly every subdivision has an HOA, and the premium ones are guard-gated around the clock. Dues run from about $150 a month in Mulwood to $600 or more in The Oaks. Original-condition homes in the gates are the value play, since the lot and view cannot be rebuilt. Condos and townhomes cluster in Old Town and around Calabasas Lake, where some units carry lake rights. Hillside parcels in Calabasas Highlands off Old Topanga Canyon Road offer acreage and a rustic character.
Calabasas Neighborhoods and Enclaves
The Oaks of Calabasas
The city’s marquee guard-gated community off Lost Hills Road, built in the early 2000s with roughly 550 estates on Prado de la Felicidad and surrounding cul-de-sacs. Homes run 5,000 to 15,000 square feet with resort backyards and a private clubhouse. Pricing starts around $4.5 million and reaches $15 million to $25 million for celebrity-grade rebuilds.
Calabasas Park and Calabasas Park Estates
The heart of the city around Calabasas Lake, the Calabasas Country Club course and Parkway Calabasas. Non-gated lake streets hold 1970s single-story and two-story homes from $1.6 million to $2.5 million, while guard-gated Calabasas Park Estates above the course runs $2.5 million to $6 million for 1990s Mediterranean estates on view lots.
Mountain View Estates
A guard-gated enclave of roughly 300 homes on the west side of Parkway Calabasas near Park Sorrento. Homes are 1990s and 2000s traditional and Mediterranean builds of 4,000 to 8,000 square feet, many with mountain views. Pricing generally lands between $3 million and $7 million, with renovated homes pushing higher.
Mulholland Heights and Calabasas Hills
South of the 101 off Mulholland Highway and Las Virgenes Road, these 1980s and 1990s tracts deliver 2,500 to 4,500 square foot family homes with canyon views. Mulholland Heights is the more affordable gated option in the city, and Calabasas Hills is walkable to Calabasas High and De Anza Park. Expect $1.7 million to $3 million.
Old Town and Downtown Calabasas
The historic core along Calabasas Road, home to the Leonis Adobe, Sagebrush Cantina and the Saturday farmers market. Housing is mostly townhomes and condos on Park Granada. Per Redfin, July 2026, the median sale price was about $1.46 million with 27 days on market, making it the entry door to living in Calabasas for many first-time buyers.
Mulwood
The tract neighborhood between Mulholland Drive and the Woodland Hills border, feeding Chaparral Elementary. Homes are 1960s and 1970s ranch and two-story plans of 2,000 to 3,200 square feet on flat lots with pools. It is the classic first single-family purchase in Calabasas, typically $1.5 million to $2.2 million, with remodeled homes on streets like Alizia Canyon at the top of that range.
Schools in Calabasas
Calabasas is served by the Las Virgenes Unified School District, which also covers Hidden Hills, Agoura Hills and part of Westlake Village. The district is consistently well regarded on GreatSchools, and it is the main reason families cross the Woodland Hills line. Public elementary schools inside the city are Bay Laurel, Chaparral and Lupin Hill, with Round Meadow just over the Hidden Hills boundary. Middle schoolers attend A.C. Stelle Middle School on Mulholland Highway, and Calabasas High School is a well regarded campus known for academics, arts and athletics. Private options include Viewpoint School in Calabasas, Chaminade in West Hills, Sierra Canyon in Chatsworth and Oaks Christian in Westlake Village. Confirm boundaries before writing an offer, since a few eastern-edge streets fall into Los Angeles Unified.
Lifestyle: Parks, Dining and Things to Do
The Commons at Calabasas is the social center, with Erewhon, Edelweiss Chocolates, Marmalade Cafe, Toscanova, Sugarfish and a cinema, and the Calabasas Lake path a short walk away. Old Town on Calabasas Road has the Saturday farmers market, the Leonis Adobe Museum, Sagebrush Cantina and Pedalers Fork. Calabasas Country Club has a private 18-hole course, and the city-run Calabasas Tennis and Swim Center has lap pools and courts.
Open space is the real amenity. Malibu Creek State Park sits at the south end of Las Virgenes Road with the Rock Pool, Century Lake and the M*A*S*H set trail. De Anza Park has the fields and skate park, Gates Canyon Park has the dog park, and Stunt Road is the cycling route to the coast. Annual events include the Calabasas Pumpkin Festival in October, summer concerts at the Commons and Fourth of July fireworks at Calabasas High.
Commute and Location
Calabasas straddles the 101 Freeway between Woodland Hills and Agoura Hills, with exits at Mulholland Drive, Parkway Calabasas, Las Virgenes Road and Lost Hills Road. Warner Center is 10 to 15 minutes east. Burbank’s studios run 40 to 55 minutes on the 101 in normal traffic. Downtown Los Angeles is about 45 minutes off-peak and up to 90 minutes at rush hour. Santa Monica takes 40 to 60 minutes via the 405, and Malibu is 35 to 45 minutes over Las Virgenes Road to Pacific Coast Highway. LAX is 45 to 75 minutes. Transit is limited to Metro Line 161 on Ventura Boulevard, the G Line busway from Warner Center, and the Calabasas Trolley between the Commons, Old Town and the schools.
Who Buys in Calabasas and Why
Three buyer groups dominate: families moving up from Encino, Sherman Oaks and Woodland Hills for the Las Virgenes schools and a gated street where kids can ride bikes; entertainment, sports and finance professionals buying privacy in The Oaks or Calabasas Park Estates, often with cash; and empty nesters trading a big Valley lot for a townhome near the Commons.
Compared with Woodland Hills real estate, Calabasas costs roughly 30 to 50 percent more for a similar home, and you are paying for the schools, the gates and the setting; our guide on Calabasas versus Woodland Hills breaks that decision down street by street. Hidden Hills next door is the equestrian, acre-lot version at two to three times the price, with no commercial district. Westlake Village in the Conejo Valley offers newer construction and more house per dollar, at the cost of another 15 to 20 minutes on the 101.
Selling a Home in Calabasas
What sells fastest right now: updated single-family homes between $1.5 million and $2.5 million in Mulwood, Calabasas Hills and the lake streets, and clean townhomes near the Commons. Above $3.5 million, buyers are choosier, so the strategy shifts to landing inside the range where the last three comparable gate sales closed.
Seasonality matters. Family buyers want to close before school starts in August, so listings that hit the MLS February through May see the deepest pool, with fall as the second window. Our guide to the best time of year to sell in Los Angeles has month-by-month detail.
Prep that pays here: fresh exterior paint and landscaping, swapping dated travertine and iron in 1990s estates for lighter flooring and railings, pool resurfacing, and clear disclosures on wildfire insurance, which comes up in nearly every Calabasas escrow. James markets each listing with professional photography, cinematic video and drone footage, staging guidance or full staging for vacant homes, pre-listing inspections, and a pricing plan built to draw multiple offers in the first 10 days. Start with a free Calabasas home valuation and visit our sellers page for the full process.
Why Work With James Malcom in Calabasas
James Malcom is a Calabasas real estate agent who works the gates, the lake streets and Mulwood every week, not once a year. He knows which Oaks floor plans have the flag lot problem, which streets sit in the LAUSD pocket, and which HOAs take six weeks to approve a remodel. His Woodland Hills office at 6263 Topanga Canyon Blvd is about five minutes from the Commons, so showings, inspections and walkthroughs happen on your schedule. Buyers get an honest read on value in a market where list prices run well above what closes, and sellers get a marketing plan built for luxury and family homes alike. Read client testimonials, visit the Woodland Hills office page, or contact James to talk through your plans.
Calabasas Real Estate FAQ
Is Calabasas a good place to live?
Yes, for buyers who want a safe, family-oriented city with top public schools, gated privacy and open space at the doorstep. Trade-offs are the price of entry, HOA rules, wildfire exposure in the hills and a longer commute to Downtown LA or the Westside than Encino or Sherman Oaks.
How much does a house cost in Calabasas?
Per Redfin, the median sale price was about $1.83 million in June 2026, and Zillow’s typical home value was about $1.72 million as of July 2026. Condos and townhomes start in the high $600,000s, most single-family homes trade between $1.5 million and $3 million, and guard-gated estates in The Oaks and Calabasas Park Estates run $4 million to $20 million and beyond.
Is Calabasas expensive?
Compared with the rest of the San Fernando Valley, yes. Calabasas real estate typically costs 30 to 50 percent more than Woodland Hills for a similar home and sits above Encino and Sherman Oaks on a per-home basis. It is still less expensive than Hidden Hills, Malibu or Beverly Hills, which is why many buyers see it as the value play among LA luxury markets.
What are property taxes like in Calabasas?
California’s Prop 13 sets the base rate at 1 percent of the purchase price, and Los Angeles County adds voter-approved bonds and assessments that bring the effective rate in Calabasas to roughly 1.1 to 1.25 percent. Most of the city has no Mello-Roos, but a few newer tracts carry special assessments, so review the tax bill and title report on any home you consider.
What are the best neighborhoods in Calabasas?
It depends on budget and lifestyle. The Oaks and Calabasas Park Estates are the top guard-gated estate communities. Mountain View Estates and Vista Pointe offer gated living in the $2 million to $7 million range. Mulwood and Calabasas Hills are the best value for single-family homes near Chaparral and Calabasas High, and Old Town is the choice for walkable townhome living near the Commons.
Is Calabasas a buyer’s or seller’s market right now?
As of August 2026, it is a balanced market that tilts by price point. Under $2.5 million, well-priced homes still draw multiple offers, which favors sellers. Above $3.5 million, inventory is heavier and buyers have negotiating room. Redfin rates the city somewhat competitive with homes closing at roughly 98 percent of asking.
How do I find a realtor in Calabasas?
Look for a Calabasas realtor with recent closed sales in the specific enclave you are targeting, since gated communities have their own HOA rules, floor plans and pricing quirks. Ask to see their last 10 sales and marketing samples. James Malcom works Calabasas real estate from his Woodland Hills office and can be reached at (310) 595-0915 or through the contact page.
Thinking about buying or selling in Calabasas? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Calabasas seller questions
What do I need to do before selling a home in Calabasas?
Order your HOA disclosure package first, because nearly every Calabasas subdivision has an association and the guard-gated ones can take weeks to produce documents and approve anything. Then complete the California transfer disclosures and natural hazard report, assemble brush clearance and wildfire insurance information, and handle exterior paint, landscaping and pool resurfacing before photos. A pre-listing inspection avoids surprises on 1990s estates. James Malcom runs this checklist from the Woodland Hills office at (310) 595-0915.
Does Measure ULA apply to home sales in Calabasas?
No. Calabasas is its own incorporated city in Los Angeles County, not part of the City of Los Angeles, so the Measure ULA transfer tax does not apply to sales here. Sellers pay the Los Angeles County documentary transfer tax and no city transfer tax. That is a meaningful advantage over Encino, Tarzana or Woodland Hills estates across the city line, where high-value sales do trigger ULA.
How long does it take to sell a house in Calabasas?
Well-priced homes under the mid-market ceiling in Mulwood, Calabasas Hills and the lake streets typically go under contract in two to four weeks with multiple offers, followed by a 30 to 45 day escrow. Above the top of the mid band, buyers take their time, and gated estates priced above the last three comparable gate sales can sit for months. Pricing inside the range where comparable homes actually closed is what shortens the timeline.
What is the best month to list a house in Calabasas?
February through May is the strongest window, because Las Virgenes families want to close before the August school start and that is when the buyer pool is deepest. Fall is the second window, roughly September through early November. Luxury listings inside the gates are less seasonal but still benefit from a spring launch when relocation buyers are active.
Should I renovate before selling in Calabasas?
Targeted updates pay; full remodels rarely do. In 1990s Mediterranean estates, swapping dated travertine and iron for lighter flooring and railings, resurfacing the pool and refreshing paint and landscaping changes how buyers read the home. An original-condition house inside the gates can sell well as the value play, since the lot and view cannot be rebuilt. James will tell you which projects your specific enclave rewards.
Can I sell a house with tenants in Calabasas?
Yes. Calabasas is outside the City of Los Angeles rent stabilization ordinance, but California statewide just-cause and notice rules apply to most tenancies, and the lease follows the property to the buyer. Many HOAs also restrict leasing, so check the CC&Rs. Tenant-occupied homes mainly attract investors rather than the families and cash buyers who set prices here, so a negotiated move-out before listing usually nets more.
What disclosures are required when selling in Calabasas?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report, lead paint disclosure for pre-1978 homes, and smoke and carbon monoxide detector and water heater strapping compliance. Calabasas sellers must also deliver the full HOA package, including CC&Rs, financials, reserves, rules and any pending litigation or special assessments. Expect the hazard report to flag a Very High Fire Hazard Severity Zone on most hillside parcels, and disclose any insurance claims or non-renewals.
How does fire zone status affect selling a home in Calabasas?
Wildfire insurance comes up in nearly every Calabasas escrow, so treat it as a pre-listing task rather than a buyer problem. Most of the city, especially the hills south of the 101, Calabasas Highlands and the gated communities on view lots, sits in a Very High Fire Hazard Severity Zone. Have brush clearance records, defensible space documentation and a current insurance quote path ready, and disclose any past non-renewals. Buyers who can confirm coverage early close faster.
What schools serve Calabasas homes?
Calabasas is in the Las Virgenes Unified School District, shared with Hidden Hills, Agoura Hills and part of Westlake Village. Public elementaries inside the city are Bay Laurel, Chaparral and Lupin Hill, with Round Meadow just over the Hidden Hills line, feeding A.C. Stelle Middle School and Calabasas High School. Private options include Viewpoint, Chaminade, Sierra Canyon and Oaks Christian. Confirm boundaries before buying, since a few eastern-edge streets fall into LAUSD.
How long is the commute from Calabasas to Los Angeles?
Warner Center is 10 to 15 minutes east, the Burbank studios 40 to 55 minutes on the 101, Downtown Los Angeles about 45 minutes off peak and up to 90 at rush hour, and Santa Monica 40 to 60 minutes via the 405. Malibu is 35 to 45 minutes over Las Virgenes Road to Pacific Coast Highway. Transit is limited to Metro Line 161, the G Line busway from Warner Center and the Calabasas Trolley.
Calabasas vs Hidden Hills: which is right for you?
Hidden Hills is the equestrian, acre-lot version of Calabasas at roughly two to three times the price, with one guard-gated city and no commercial district. Calabasas offers the same Las Virgenes schools, several gated choices at different price points, a lake, Old Town and The Commons for daily life. Sellers in Calabasas reach a much larger buyer pool; sellers in Hidden Hills reach a smaller pool with bigger budgets.
Who is the best listing agent in Calabasas?
James Malcom of The Malcom Group lists homes across Calabasas, from Mulwood and the lake streets to The Oaks, from the Woodland Hills office at 6263 Topanga Canyon Blvd, about five minutes from The Commons. Judge any agent on recent closed sales inside your specific enclave, knowledge of HOA approval timelines and the LAUSD pocket, fluency on wildfire insurance, and a marketing plan built for both luxury and family homes. Call (310) 595-0915.