Calabasas

Calabasas changes character between the Calabasas Road storefronts, the streets around the lake and the hillside neighborhoods beyond Parkway Calabasas. A house can put you close to dinner at The Commons, behind a controlled entrance or beside a canyon view. Those settings create different daily routines, different ownership questions and different comparable sales. Start with the part of Calabasas you would actually use every day.

For a broad starting point, Redfin reports a $1,824,086 median sale price for Calabasas homes across all home types in its narrative for the three months ending July 2026, calculated from MLS and/or public records. Its chart labels the observation July 2026; this guide retains the narrative's broader window. That citywide figure includes a mix of properties and cannot price a particular condominium, lake-area house or estate. The original Calabasas market report provides the source and reporting context.

This guide connects the neighborhoods to the questions that matter before an offer: which amenities come with the address, how the school boundary works, what a hillside lot demands and which part of the 101 corridor you need. Use the listings above to begin comparing homes, then narrow the search by those practical differences.

For a neighboring gated-city comparison, the Hidden Hills guide to homes, equestrian property and ownership costs explains the separate municipality and association, parcel-level tradeoffs and address-based school checks. Compare the actual properties rather than relying on a shared postal area.

Prepared for Justin Tye Real Estate Group. Sources substantively reviewed September 8, 2026. Market period: three months ending July 2026, as described by Redfin. Historical photographs are identified below.

Leonis Adobe anchors the historic Calabasas Road setting. Photograph: Los Angeles, 2008.

01 / The directory

The Neighborhoods of Calabasas

The useful distinction is between a neighborhood's name and the specific rights, streets and buildings attached to an address. Calabasas Park, Calabasas Park Estates and The Oaks belong in different comparison groups. A listing's mailing city also deserves a boundary check before you apply municipal rules or assume an amenity is included. The city's property and GIS resources are the starting point for that check.

Old Town and the central Calabasas area

Old Town Calabasas gives the city a historic commercial center along Calabasas Road. According to the city's planning summary, the Old Town Calabasas Master Plan was adopted in March 1994 to preserve that setting and guide its design. Buying nearby means examining the actual route to shops and restaurants, the street's traffic and the placement of outdoor living space. A location described as near Old Town still needs a block-by-block walk.

Calabasas Park and Classic Calabasas put lake-related questions at the center of the search. The Ridge community's Calabasas Park information identifies Calabasas Lake as privately owned by the Calabasas Park Homeowners' Association, with access through membership for qualifying residences. Being close to the water does not establish those rights. Confirm the parcel's association membership, current rules, charges and permitted access directly before assigning value to the lake.

Park Sorrento and Avanti are names to include when researching central Calabasas attached-home options. The city's Avanti project record identifies condominium housing at 23500 Park Sorrento. Its historical construction schedule is not a current completion report. For an individual residence, compare the legal ownership form, elevator or stair access, garage arrangement, outdoor space and shared-building responsibilities. A central location can simplify errands while giving you less control over roofs, exterior work or common facilities. Read the association package alongside the floor plan.

Parkway Calabasas and gated communities

The Oaks and the Estates of the Oaks are appropriate starting points for a search focused on gated Calabasas housing. A city planning report identifies both among the city's gated associations. Treat the individual community and house as the unit of comparison: lot utility, street position, privacy, maintenance obligations and improvements can outweigh the shared entrance. A gate does not establish a property's condition, insurance availability or resale value.

Calabasas Park Estates, Westridge and Vista Pointe should each have their own comparable-sales set. The city recognizes these as distinct communities, and its planning material identifies Westridge and Vista Pointe among gated associations. Before comparing asking prices, establish whether the houses offer similar usable outdoor areas, exposure, access and interior condition. The same bedroom count does not make a steep parcel and a broadly usable yard interchangeable. Ask for the association's actual rules instead of a summary copied from a neighboring listing.

For any controlled-entry community, test the details you will live with: guest entry, deliveries, contractor access, parking and the route from the gate to the home. Examine the scope of association maintenance and architectural review. These are worthwhile questions even when the house needs little work today, because landscaping, exterior repairs and later remodeling can change how you use it.

Mulwood, Park Moderne and the Highlands

Mulwood and Park Moderne bring a different part of Calabasas into focus. The city's historical account traces Park Moderne to a 1928 subdivision intended as a retreat for artists, craftspeople and writers. That is a neighborhood-origin date, not a construction date for every present-day home. Check the house's own permit history, additions and systems; the neighborhood name cannot tell you which work was completed or approved.

Calabasas Highlands belongs on the shortlist when your search is driven by hillside setting and the character of an individual street. Evaluate the approach, driveway, guest parking, retaining structures and drainage during the first serious visit. Separate the parcel's gross size from the areas that comfortably serve your plans. A slope may provide separation or a view while giving you a smaller practical entertaining area than the lot number suggests.

A renovation buyer should bring the intended project into the conversation early. An attractive older home is one decision; the feasibility and cost of adding space or changing its site is another. Compare permit records with current plans and speak to the city's planning staff about the actual parcel. Advice written for Los Angeles city hillside ordinances should not be automatically applied to an incorporated Calabasas property.

Las Virgenes, Lost Hills and western Calabasas

Steeplechase, Las Virgenes Village and the surrounding western neighborhoods warrant a separate search if Las Virgenes Road and US 101 fit your daily route. The city lists these communities in its residential inventory. Attached housing here requires the same building-level diligence as central Calabasas: ownership form, common insurance, reserves, parking, storage and exterior responsibilities. Tour the actual unit and outdoor space to understand road exposure and privacy.

Saratoga Hills, Saratoga Ranch and Mont Calabasas are additional named communities in the city's inventory. Compare their individual streets and available homes instead of using western Calabasas as one price category. If you also consider nearby Agoura Hills, keep city boundaries, association obligations and school assignments attached to each address. The most useful cross-city comparison uses the same housing type and similar daily destinations.

The city's Las Virgenes Gateway plan recognizes this corridor's role in serving western neighborhoods and routes toward Malibu Creek State Park, Pepperdine and the coast. Proximity on a regional map is only the start: the route you use on a weekday, its connection to the freeway and your specific arrival time deserve a separate check. A weekend drive to the coast is not a commute test.

For a coastal alternative, compare our Malibu homes and neighborhood guide. Keep beach access, property jurisdiction and the full daily route in the comparison.

Which Calabasas neighborhood fits my budget, commute and school needs?

Steeplechase and the western Calabasas hills. This 2003 photograph shows the setting, not current property condition. Photograph: Patrick Pelletier.

Buyers comparing planned communities farther west can explore our Westlake Village real estate guide, including First Neighborhood, Three Springs, attached homes and address-specific lake privileges.

02 / Prices

Calabasas Prices and What Moves Them

Price a Calabasas home against properties with similar ownership, location and usable space. The citywide median provides context, while a condominium association, a particular gated community or a hillside street provides a more relevant comparison set. Renovation quality, lot function, privacy and documented amenity rights need to be evaluated separately.

The market figure in this guide comes from Redfin's original city report, reviewed September 8, 2026. Its monthly chart and rolling-period narrative use different labels, so this guide does not blend their sales counts, marketing-time figures or competitiveness summaries into one snapshot. Ask for a fresh set of closed and competing listings with the property type, geographic boundary and closing window stated explicitly.

This is a due-diligence comparison, not a table of typical fees or promised price bands. Current charges, taxes and improvement obligations must be verified for the property. For attached housing terminology, our Los Angeles condo and townhome guide is a useful starting point; the recorded legal form still controls the individual purchase.

Compare the monthly cost and the next repair

Build the budget from the purchase you are considering: financing, an address-specific tax estimate, insurance quotes, association dues and property maintenance. Ask whether a second association or separately billed amenity is involved. An existing owner's tax bill is evidence of that owner's bill, not a promise of your future carrying cost. Have the appropriate professionals verify the tax treatment and financing assumptions before relying on a monthly estimate.

For a condominium, inspect the association budget and reserve information alongside the unit inspection. For a larger detached property, evaluate the roof, drainage, retaining work, pool equipment and landscaping as separate expenses. Our mortgage calculator can organize a financing scenario, but it cannot supply a missing insurance quote or identify a pending assessment.

The City of Calabasas identifies March 24, 2025 as the publication date of its latest listed local-responsibility fire-hazard map. Review the city's hazard information and obtain property-specific insurance advice early. A map classification is different from an insurance offer, a property's mitigation condition or a prediction about an individual house. Have an insurer evaluate the address and coverage while the purchase is still being assessed.

Send me comparable sales for the Calabasas homes I am considering.

03 / Schools

Schools in Calabasas

Verify school assignment by street address and enrollment year. Las Virgenes Unified serves Calabasas and surrounding communities, but a neighborhood label, nearby campus or listing description does not confirm a student's placement. Start with the district's Find Your School locator, available through its official parent resources, and confirm the result directly with the district.

Calabasas High School is a recognizable local campus, but proximity alone is not an attendance commitment. A useful school comparison starts with the student's actual needs: grade level, course sequence, specialized services, extracurricular participation and the practical route to campus. Ask the school for current program information. Rating badges can prompt further investigation; they cannot replace that conversation or a boundary check.

Pay particular attention when comparing an eastern neighborhood, a western Calabasas home and an Agoura Hills alternative. Maintain a separate address and school record for each property. If a seller mentions a school attended through a permit, distinguish that arrangement from the property's regular assignment. A previous family's experience does not establish a new applicant's eligibility.

LVUSD publishes a separate school-of-choice and interdistrict permit process. Treat a requested placement as conditional until the district confirms it. For a move that depends on enrollment timing, check documentation and deadlines before setting the transaction calendar. A school year, closing date and temporary housing plan should work together rather than being sorted out after the offer.

The native school list above can help identify nearby options, including schools outside the immediate city area. It is not an attendance map. After you have confirmed an eligible campus, test the trip at the time it will happen, including drop-off, walking crossings or any proposed transit connection. The shortest distance on a map may not produce the most workable daily route.

Calabasas High School, photographed in 2014. Verify current programs and address-specific enrollment with the district. Photograph: Patrick Pelletier.

04 / Commute

Getting Around Calabasas

Choose the home around the journey you actually make. US 101 is the major regional reference, while Calabasas Road, Parkway Calabasas, Mulholland Highway, Las Virgenes Road and Lost Hills Road affect the local approach. A property closer to your preferred freeway entrance can still have a slower first mile, a difficult turn or a different school-run pattern. Drive from the candidate address to the destination at your intended departure time.

The city's Mulholland corridor plan covers 1.7 miles between Mulholland Drive and the southern Old Topanga Canyon Road intersection. That is a defined planning corridor, not a travel-time estimate. When looking at a home nearby, inspect the actual sidewalk, crossing, grade and driveway connections along your route rather than assuming uniform conditions across the area.

Local transit and regional connections

As checked September 8, 2026, the city's Calabasas Flyer service page lists shared rides at $2.50 within Calabasas and $4 to designated outside destinations. The outside destinations include Metro's Canoga G Line Station. Service is booked and shared, so allow for the pickup process and possible additional stops when judging whether it works for a recurring trip.

The city transit directory identifies fare-free Line 1, school-year peak service on Lines 2 through 5 and seasonal Beach Bus service. Review current schedules and coverage before substituting those options for a car trip. A seasonal beach route does not establish year-round service, and a school-oriented route does not imply an all-day regional connection.

For work in Woodland Hills, the wider San Fernando Valley or Los Angeles, compare the complete trip including the final approach and parking. For coastal trips, inspect the planned route and current road conditions instead of treating the mountains as a straight-line shortcut. Airport planning also starts with the actual terminal, flight time and traffic conditions. This guide does not assign one universal commute or airport time to every Calabasas address.

It helps to keep a simple trip log during the search: property, destination, weekday, departure, arrival and unusual conditions. Repeat the journeys that would most affect your routine. Someone who works from home may weight a convenient errand route more heavily than a freeway entrance; someone with daily travel across the Valley may make the reverse decision. Use your actual pattern to compare Calabasas with the Los Angeles city guide.

05 / Daily life

Parks, Dining and Everyday Calabasas

Separate amenities you can use from amenities you can see. Calabasas has public recreation facilities, privately controlled community amenities and places whose access changes with their operating schedule. Confirm that distinction before using a park, lake or trail as the reason to choose a house.

The city's parks directory, reviewed September 8, 2026, identifies Freedom Park as a public park inside gated Braewood, with a pedestrian entrance at Mulholland Highway and Parched Drive. The same directory explains that Creekside Park has restricted public access during preschool hours. These are useful reminders that a gate or park label alone does not tell the whole access story.

Other options in that directory include Gates Canyon Park with Brandon's Village and Wild Walnut Park with separate small- and large-dog areas. Check the current facility details for the activity you want. For a home search, the practical question is whether the entrance, route and hours suit the way you would use the place.

Old Town and The Commons

Leonis Adobe Museum gives Old Town a specific historic destination at 23537 Calabasas Road. The museum requires a guided tour for entry into the house and allows visitors to explore the grounds during its open hours. Check its posted schedule for the day you plan to go. The photographs in this guide show the historic setting; they are not a promise that every building or area is open at all times.

For dining, use The Commons at Calabasas directory to confirm current tenants and individual hours. At the September 2026 review, it listed King's Fish House, Toscanova, Porta Via Calabasas and SUGARFISH, among other options. Compare the actual route from a candidate home to the places you will visit repeatedly. Living within an easy drive and living along a comfortable walk are different conveniences.

During a neighborhood visit, make an ordinary errand stop as well as touring the house. Locate the grocery trip, pharmacy, preferred recreation facility and any regular appointment. Notice where you would park, how you would return home and whether the route involves a hill or major crossing. Those details help distinguish homes that look similar in a listing search but produce different weekdays.

For outdoor plans beyond the immediate neighborhood, check the responsible park authority's conditions and access information before leaving. A view of open land from a home is not proof of a public trail entrance or a permanent right to cross it. If direct trail access is central to the purchase, establish the actual legal and physical connection rather than relying on a marketing description.

Plummer House at the Leonis Adobe grounds, photographed in 2008. Check the museum's current visitor schedule. Photograph: Los Angeles.

06 / Selling

Selling a Home in Calabasas

A strong Calabasas listing explains why the specific home deserves its position among the alternatives. For a lake-area property, document the rights and obligations that accompany the address. For a gated home, show the lot's usefulness and interior condition alongside the community setting. For an attached home, make the layout, parking and association responsibilities easy to understand. Buyers should be able to separate the house's real advantages from claims that apply loosely to the city.

Preparation begins with a property review and a sensible work plan. Address visible maintenance, organize available permits and receipts, and identify questions likely to emerge in inspections. A hillside property benefits from clear information about drainage and completed site work; an association property benefits from timely access to its governing and financial documents. Before commissioning a major renovation solely for resale, compare the likely buyer response with the cost, timing and disruption. Our guide to evaluating a remodeling contractor can help frame the selection process, while Calabasas staff must confirm the applicable local approvals.

Justin Tye Real Estate Group can help organize the comparable-sales review, preparation priorities, presentation and launch strategy around your address. The asking price should account for current competing inventory and the quality of the closest closed sales. Timing deserves the same property-level attention: an estate, an attached home and a house needing substantial work may attract different buyers. Review the market again when the home is ready, then track showing feedback and competing changes rather than treating the first price opinion as permanent.

Get your Calabasas home value

Use our seller consultation and home-value process to discuss your address, condition, timing and the alternatives buyers will compare.

07 / Why Justin

Work With Justin Tye in Calabasas

The team's documented closed-deal records contain one confirmed Calabasas home sale, a buyer-side closing in October 2021. That is a historical team transaction, not a current market sample or a claim that Justin personally represented every side. Our local advice starts with the evidence relevant to the property you are evaluating, including its neighborhood, condition and ownership documents.

Working with the team gives you a place to bring the comparisons together: which streets deserve a tour, which questions need an association or district answer, and how the current listings differ from recently closed homes. Learn about Justin Tye and the team, then bring the actual addresses, budget and timing into the conversation. A focused property search is more useful than a broad claim that every part of Calabasas fits the same buyer.

Call (949) 381-8581, send a note about your Calabasas plans, or search homes within the Calabasas city boundary and use Save search for updates. Justin Tye | CA DRE# 01728694. Active Realty, Inc. | DRE# 02022092.

08 / Questions

Calabasas Real Estate Questions

What does the Calabasas median home price tell me?

It provides a broad market reference across a mixed set of homes. Redfin's report gives $1,824,086 for all home types and describes the period as the three months ending July 2026. Use the original report for its scope, then compare your property with similar nearby homes. A city median does not establish the value of an individual estate or condominium.

Does buying near Calabasas Lake include lake access?

No automatic access should be assumed. The lake is private, and the community's published information ties use to association membership for qualifying residences. Ask the association to confirm the address, current access rights, fees and rules. A lake view, nearby path or Calabasas mailing address does not by itself answer that question.

Are all Calabasas neighborhoods gated?

Do not treat Calabasas as one gated community. Its named neighborhoods have different street and association arrangements. City planning material identifies The Oaks, Oaks Estates, Westridge and Vista Pointe as gated associations. Confirm the precise development and address before relying on that description, then examine guest access, maintenance and architectural rules separately.

How do I confirm schools for a Calabasas home?

Enter the complete address in LVUSD's official locator and confirm enrollment with the district for the relevant school year. The native nearby-school list and an agent's marketing description are not attendance assignments. If your preferred campus requires a permit, review the district's separate process and obtain its answer before relying on the placement.

What should I check before buying a hillside home?

Review access, driveway usability, drainage, retaining structures, permits and the amount of usable outdoor space. Obtain appropriate inspections and an address-specific insurance quote. Use the city's property information to identify the relevant planning resources. A large lot or attractive view does not confirm that a future addition, pool or grading project is feasible.

Can I use Calabasas parks inside a gated neighborhood?

Check the specific park's public-access rules. The city identifies Freedom Park in Braewood as public and provides a pedestrian entrance at Mulholland Highway and Parched Drive. Its parks directory gives the current details. That example does not make every private community facility public.

Should I compare Calabasas with Agoura Hills or Los Angeles?

Yes, when the available homes meet the same practical requirements. Compare ownership form, usable space, condition, school assignment and the complete trip to your regular destinations. Keep the jurisdiction and association attached to each address. A shared regional setting does not make two homes equivalent in ongoing cost or renovation options.

How should I prepare a Calabasas home for sale?

Begin with the closest comparable properties, a condition review and the documents buyers will need. Explain verified lake or community rights, organize permits and maintenance information, and weigh improvements against cost and timing. Request an address-specific strategy through the seller link above, or start with the existing home valuation page.

The Lost Hills and Las Virgenes exits mark distinct approaches to Calabasas. Photograph: Clotee Pridgen Alloc… (2015).

Get your Calabasas home value

Continue through our Los Angeles region guide, compare Agoura Hills, or explore more buying and selling guides. For a move with several possible locations, use the neighborhood directory to keep the comparisons organized around your priorities.

Photo credits: aerial by brewbooks, CC BY-SA 2.0, cropped and resized. Leonis Adobe and Plummer House by Los Angeles, CC BY-SA 4.0. Steeplechase and hills by Patrick Pelletier, CC BY-SA 3.0. Calabasas High School by Patrick Pelletier, CC BY-SA 4.0. US 101 by Clotee Pridgen Alloc…, CC BY-SA 3.0. All web copies resized and JPEG compressed; only the aerial is cropped.