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The celebrity headlines grab attention, but median home prices in Calabasas have increased by 25.52% year-over-year, and now stand at $1,820,000 in 2026, revealing what living in Calabasas California actually costs for regular families. Beyond the paparazzi photos and gated estates, this Santa Monica Mountains community offers excellent schools, low crime rates, and genuine neighborhood charm that attracts residents for reasons that have nothing to do with fame.

What Is the Median Home Price in Calabasas in 2026?

The Calabasas real estate market tells the story of sustained demand and premium pricing. While the median sale price is $1,820,000 (up 25.52% year-over-year), the real story is in the market's slowdown . Homes are sitting on the market for 96 days, there's a 1.33-month supply of inventory, and sales are up 55.17% year-over-year . The median sale price of a home in Calabasas was $1.4M last month, up 25.8% since last year according to Redfin, while other sources show higher figures. Calabasas Median Sold Price: $1,775,000 · Calabasas Median New Listing Price: $2,410,000 · Calabasas Active Median Price: $2,699,000 · Calabasas Sale-to-List Price Ratio: 96% based on January 2026 data. The market dynamics favor buyers currently. With the sale-to-list price ratio at 95.2% in January 2026, the key indicator is weakening seller pricing power. Only 11.11% of homes sold over asking price (down from 11.11% last year), the sale-to-list ratio increased 1.44% year-over-year, and houses in Calabasas with price reductions increased from 66.67% to 77.78% . If you're considering selling your home in Calabasas, these market conditions require careful timing and pricing strategies.CalabasasWestlake VillageThousand OaksAgoura Hills$1.82M$1.60M$993K$1.19MMedian Home Prices by Community (2026)

Source: Redfin, Zillow, February 2026

How Good Are Calabasas Schools and How Safe Is the Area?

Education quality drives many family relocations to Calabasas. Calabasas High School has received feedback and ratings, with a Niche grade of A and a GreatSchools Rating of 9 out of 10. The average GPA is 3.68, the graduation rate is 95%, and average standardized test scores include an SAT score of 1330 and an ACT score of 30 . Calabasas High School is ranked 439th within California. The AP® participation rate at Calabasas High School is 57% , offering robust college preparation opportunities. It serves students across 17 schools. A larger number of schools in this district are rated above average in school quality within the Las Virgenes Unified School District. Safety statistics support the family-friendly reputation. In broad terms, Calabasas has an overall crime rate that is 26% lower than the national average. When we take a look at crime on a daily basis, this translates into 1.07 daily occurrences, comprising 0.09 violent crimes and 0.98 property crimes . In the case of Calabasas, there were 33 reported violent crimes, equivalent to 146 per 100,000 individuals, 60.6% lower than the national average. Additionally, Calabasas recorded 356 property crimes, amounting to 1573 per 100,000 residents, 19.5% lower than the U.S. average . Notably, Calabasas reported a murder rate of 0 , contributing to its reputation as a safe community. Calabasas is safer than 83% of every city located within California along with 58% of the all the cities located in the United States , according to comprehensive crime data analysis.

What Amenities and Local Businesses Make Calabasas Attractive?

The Commons at Calabasas serves as the community's social and commercial heart. With its beautiful open-air layout, distinctive Mediterranean architecture, lavish landscaping and dynamic fountains, The Commons at Calabasas is the ultimate in shopping, dining and entertainment . The center is undergoing significant expansion in 2026. Construction will begin in January 2026. The new residential building will be completed in Fall 2027; however, we plan to open the new shops and restaurants first, about midway through the project . The addition of a dozen or more curated shops and dining destinations, mostly on the north side of the center's main thoroughfare known as Commons Lane, will accompany 80 apartment homes . Current dining options at The Commons include established favorites. Popular dining spots include Sugarfish by Nozawa for sushi, King's Fish House for seafood, and Marmalade Cafe for American fare . The center also features Barnes & Noble, See's Candies, and Lululemon among its retail options. For outdoor recreation, Calabasas offers exceptional access to hiking and nature. Malibu Creek State Park, located in Calabasas, CA within the Santa Monica Mountains, and former site of the 20th Century Fox movie ranch. Park features hiking, fishing, bird watching, mountain biking, rock climbing and horseback riding opportunities . The park is located four miles south of Highway 101 on Las Virgenes/Malibu Canyon Road. 1925 Las Virgenes Road, Calabasas, CA 91302 . AllTrails has 42 scenic trails in the Calabasas area. Enjoy hand-curated trail maps, along with reviews and photos from nature lovers like you . Popular trails include the Rock Pool and Century Lake Trails with an average 4.6 star rating from 1,972 community reviews .

Metric Calabasas Westlake Village Thousand Oaks
Median Home Price $1,820,000 $1,600,000 $993,633
Crime Rate vs National Avg 26% Lower Not specified Not specified
Days on Market 96 days 70 days Not specified
School District Rating 9/10 (High School) Above Average Above Average

How Does Living in Calabasas Compare to Nearby Westlake Village and Thousand Oaks?

Price differences between neighboring communities are significant. At the time of this post, the median sold home price for a single-family home in the past 12 months in Westlake Village was about $1.75 million, with many houses selling for $3-4 million or more. Compare that to the other towns in the Conejo Valley: Thousand Oaks median home price was $1,025,000, and Newbury Park was $950,000 . Westlake Village commands premium pricing due to its amenities. The entire Conejo Valley is beautiful, but Westlake Village takes the cake. It's like the "Beverly Hills" of the Conejo Valley. There is attention to detail everywhere you turn . However, Everyone from all over the place descends upon this town to enjoy the amazing restaurants, theaters, shopping, etc. You did your research online and you think you're moving to a small town, but the 400,000 residents from the surrounding areas all want a piece of the Westlake Village action . Calabasas offers a middle ground between Westlake Village's premium positioning and Thousand Oaks' more accessible pricing, while maintaining excellent schools and safety ratings. The community benefits from proximity to both areas without some of the congestion issues that affect Westlake Village's commercial areas.

What Is Daily Life Actually Like in Calabasas?

The demographic profile shapes community character. Calabasas is a small town with a population of about 22,869. The median age of residents is 42.9, skewing somewhat older, common in established suburban communities . About 69% of residents here own their homes , indicating stability and long-term investment in the community. Housing costs reflect the premium location. The median home in Calabasas is valued at $1,688,281. With 20% down and a 6.5% mortgage rate, you'd be looking at roughly $8,537/month for principal and interest alone , before property taxes and insurance . The effective property tax rate is 0.71%. On a home worth $1,688,281, that translates to roughly $11,987 per year in property taxes . Community feedback reveals both positives and challenges. The schools are fantastic and outdoor activities are highly encouraged because of the safety and low crime rate paired with the exquisite surroundings. However, the city of Calabasas recently revoked all low-income housing , indicating limited economic diversity. The natural setting provides significant recreational opportunities. It's such a beautiful area nestled in the Santa Monica Mountain ranges. It's a half hour drive to LA (without traffic, of course) and a 15 minute drive to the coastal beaches of Malibu . Weather considerations include increasing heat risk. Calabasas is expected to see a 185% increase in the number of days over 98ºF over the next 30 years. Calabasas is expected to experience 8 · hot days this year, and 20 days above 98ºF in 30 years .

Frequently Asked Questions About Living in Calabasas California

Is Calabasas really as celebrity-focused as the media suggests?

While celebrities do live in the area and are occasionally spotted at The Commons, the day-to-day reality focuses on excellent schools, outdoor recreation, and family life. The Las Virgenes Unified School District's high performance and proximity to hiking trails in the Santa Monica Mountains drive most residential decisions, not celebrity sightings. However, if you're curious about how celebrity neighbors might impact property values, nearby Hidden Hills offers insights into this phenomenon.

What's the job market like if you don't work in entertainment?

Many residents commute to nearby employment hubs. The location provides access to Thousand Oaks corporate centers (including Amgen headquarters), Westlake Village business districts, and Los Angeles proper within reasonable commuting distances. The median age of 42.9 suggests established professionals who can afford the premium housing costs.

How does wildfire risk affect daily life and insurance?

Wildfire risk is a reality in the Santa Monica Mountains. Recent California legislation has introduced Assembly Bill 888 with grants for fire-resistant improvements and "Zone Zero" rules requiring five-foot ember-resistant perimeters around homes. Many properties have implemented fire-hardening measures, and insurance considerations are part of homeownership planning in the area.

What's the best way to get involved in the Calabasas community?

The Community Services, Parks and Recreation Department offers programs for all ages. Local hiking groups use trails like the popular Rock Pool and Century Lake Trails, and The Commons hosts community events. Many families connect through school activities given the high-performing Las Virgenes Unified School District.

Thinking About Buying or Selling in Calabasas?

Davis Bartels and the DB Real Estate Group have helped nearly 1,000 families navigate the local market since 2009. Whether you're exploring your options or ready to make a move, reach out for a no-pressure conversation about your goals.

Contact Davis: davisbartels.com