Calabasas Hills Townhomes Neighborhood Guide | Calabasas, CA Homes

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Quick Facts: Calabasas Hills Townhomes at a Glance

Calabasas Hills Townhomes is the most affordable point of entry into Calabasas's top-ranked school district, making it one of the most strategically positioned communities in the entire Conejo Valley.

What Is Calabasas Hills Townhomes Known For?

If you ask me what defines Calabasas Hills Townhomes, the answer is access. Access to elite public schools, access to the Santa Monica Mountains foothills, and access to one of the most sought-after zip codes in Los Angeles County at a price point that simply does not exist anywhere else in Calabasas. I have shown homes throughout this community for years, and the buyers I work with here are almost universally motivated by the same insight: the city's median home price sits well above $1.5 million, and this tract is the only way into LVUSD territory for a family working with a $700,000 to $900,000 budget. The attached townhome format, the mature landscaping along the interior drives, and the community pool all reinforce a neighborhood that was thoughtfully designed for people who want Calabasas without the sprawl of the larger estate tracts to the north.

The community was built in the 1980s, and that era shows up in all the ways that matter: solid wood-framed construction, reasonable unit density, and a layout that favors privacy over maximizing square footage on every parcel. The architecture follows a low-profile Mediterranean and California Contemporary vernacular common to Southern California tract development of that period, with stucco exteriors, tile rooflines, and patio or courtyard spaces that serve as private outdoor living areas. Unlike some 1980s complexes that feel dated and forgotten, Calabasas Hills Townhomes has aged with genuine dignity. The HOA has maintained the grounds and pool consistently, and many individual owners have invested meaningfully in interior renovations. In my experience, buyers here typically skew young to mid-career: dual-income households, new parents prioritizing school enrollment over square footage, and occasional downsizers coming out of larger Calabasas single-family homes who want to stay in the district without the maintenance burden.

Floor Plans and Home Styles in Calabasas Hills Townhomes

The homes in Calabasas Hills Townhomes are two-story attached townhomes built in a handful of repeating floor plan configurations, which is typical for a 1980s California tract development of this size. The majority of units are two-bedroom, two-bathroom layouts running roughly 1,100 to 1,250 square feet. These are the entry-level plans, and they move fast when priced correctly. The living area and kitchen occupy the ground floor, with bedrooms upstairs. Most units have a small private patio or courtyard accessible from the main level, a detail that adds genuine livability even in a more compact floor plan. Ceilings in the living rooms tend toward the vaulted side, which helps the smaller square footage read larger than the numbers suggest.

The three-bedroom plans, ranging from roughly 1,350 to 1,600 square feet, are considerably more popular with families and represent the upper end of the price range. These units typically follow a similar two-story format but add a third bedroom on the upper level and in some cases a half bath on the ground floor, making them genuinely functional for a household with children. Garages are attached in most configurations, either single or tandem, and laundry is typically found in the garage or a dedicated closet space depending on the unit. End units command a small premium because they gain a side window or additional light exposure that interior units do not have.

Renovation activity in this community has been meaningful over the last decade. Buyers have updated kitchens with quartz countertops, recessed lighting, and stainless appliances, and primary baths have been refreshed with modern tile and fixtures. Original condition units are still available periodically and represent an opportunity for buyers willing to do the work, since comparable renovated units in the same complex consistently justify the investment. What I tell every buyer I bring through here is to look past the finishes and evaluate the bones: the framing, the HVAC, and the roof. Those are the things that move the needle on your inspection report.

What Is It Like to Live in Calabasas Hills Townhomes?

Saturday mornings in Calabasas Hills Townhomes are quiet in the best possible way. By eight o'clock you have dog walkers on the interior drives, parents loading kids into SUVs for soccer, and the occasional neighbor heading out in workout gear toward the Anza Loop trailhead off Calabasas Road, which is less than two miles from the community. The neighborhood sits in a part of Calabasas that feels insulated from the busiest commercial corridors while still being a short drive from everything. There is no through-traffic cutting across the interior, and because the community is not gated, there is no intercom delay getting in or out, which residents genuinely appreciate.

The social texture here leans family-forward. Young couples buying their first Calabasas home, families who just had their first or second child and locked in school enrollment as the deciding factor, and a scattering of empty-nesters who sold larger homes nearby and wanted to stay in the school district for grandchildren or simply out of affection for the community. It is genuinely diverse in age even if united by the priority of the schools. Dogs are everywhere. The community pool area becomes a reliable gathering point from late spring through early fall, and it has the informal social energy of a small resort rather than a formal HOA amenity.

For daily errands, the Commons at Calabasas is roughly a five-minute drive and covers almost everything: a Ralph's grocery store anchors the center, and the open-air Mediterranean layout means you can grab coffee at Starbucks, pick up a gift at Williams Sonoma, or grab a sit-down dinner at Sugarfish, all in one loop. For something more casual and neighborhood-feeling, the local coffee scene around Calabasas Road has options that draw regulars who prefer something quieter than the Commons parking lot on a weekend. Families drive north on Las Virgenes Road to reach the schools, a commute that takes under ten minutes in non-peak hours.

Noise is worth an honest conversation. Units that back or face toward the 101 Freeway corridor will have more ambient road noise than interior-facing units, and I always tell buyers to visit the specific unit they are considering at different times of day before submitting an offer. Units oriented inward toward the courtyard or pool area tend to be the quietest. The wildfire risk disclosure is standard for this part of Los Angeles County and should be reviewed carefully during due diligence, though the community itself has maintained its defensible space and the City of Calabasas has a strong record on fire preparedness. The surrounding hills of the Santa Monica Mountains National Recreation Area provide the kind of natural backdrop that most of the country cannot buy at any price.

Calabasas Hills Townhomes Market Snapshot

Calabasas Hills Townhomes operates in its own micro-market within Calabasas, and it behaves differently than the broader city stats would suggest. The city's overall median sits well above $1.5 million, dominated by large single-family homes in gated communities. The townhome segment, and this community specifically, attracts a narrower buyer pool with different financing profiles: more conventional loans and FHA-eligible buyers who are stretching into the city intentionally. That creates a market where demand is consistent but not frenzied, and where a well-prepared buyer with clean financing can occasionally negotiate from a position of real strength.

Inventory in this community is genuinely tight. Roughly 100 units, low natural turnover, and strong demand from first-time Calabasas buyers means that when a home comes to market in good condition, it does not stay there long. Sellers who price correctly typically see offers within two to three weeks. Sellers who overprice by even five percent tend to sit, and that is the opening a patient buyer needs.

The negotiation dynamic here rewards preparation over aggression. This is not a community where sellers routinely field five competing offers, but it is also not a buyer's market in any meaningful sense. Clean offers with solid pre-approval letters and a 21 to 30 day close timeline tend to win. Appraisals can be a constraint given the limited comparable sales volume inside the tract, and buyers should discuss appraisal gap strategy with their lender before going into contract. Compared to the broader Calabasas market where all-cash and large-down-payment buyers dominate, the townhome segment is more accessible but requires more preparation from buyers who are financing.

Who Should Look in Calabasas Hills Townhomes?

First-time buyers priced out of single-family Calabasas. This is the community's defining buyer. If you have a household income that would qualify you for a $750,000 to $850,000 purchase and your priority is the Las Virgenes Unified School District, Calabasas Hills Townhomes may be the only realistic path. With the city's single-family median above $1.5 million, the math on getting into LVUSD via a detached home simply does not work for most first-time buyers. This tract does.

Young families who need school enrollment now. In California, school enrollment is tied to the address on your deed or lease. Families who are planning ahead, expecting a child, or have a kindergartener entering in the next one to two years often make the move here specifically to establish residency in the LVUSD boundary. The three-bedroom units are well-suited for a household with one or two children, and the community's layout is safe and walkable within its own footprint.

Empty-nesters downsizing within Calabasas. I work with a meaningful number of longtime Calabasas homeowners who have sold their four and five-bedroom homes in Mont Calabasas or Calabasas Park Estates and want to stay in the city without the maintenance demands of a large single-family property. The townhome format, the HOA maintenance coverage, and the familiar community identity make this an appealing landing spot. The price point also frees up capital for retirement planning or investment.

Investors seeking stable rental demand. The rental market for LVUSD-zoned homes is genuinely durable. Families who cannot yet purchase but want school enrollment drive consistent rental demand in this community. A three-bedroom townhome here can command rents that produce reasonable returns relative to the purchase price, particularly compared to the compressed cap rates you see on larger Calabasas single-family rentals. Investors should review the HOA rules on rentals carefully before purchasing, as some associations impose waiting periods or limits on the percentage of units that can be rented.

Pros and Cons of Calabasas Hills Townhomes

Pros:

• Most affordable entry point into the Las Virgenes Unified School District in Calabasas proper
• Well-maintained community pool and common areas managed by the HOA
• Attached garage on most units, a genuine rarity at this price point in the city
• Short drive to the Commons at Calabasas, Ralph's, and a broad dining and retail corridor
• Immediate access to Santa Monica Mountains hiking trails, including the Anza Loop, within minutes of home
• Stable, long-term owner community with low turnover and a genuine neighborhood feel
• Meaningful appreciation history tracking with broader Calabasas market trends
• No gate means no intercom wait, no access code frustration for guests and delivery

Cons:

• Units facing or backing toward the 101 Freeway corridor will have ambient traffic noise, particularly at night
• Guest parking is limited and street parking can be tight on weekend evenings
• HOA approval is required for any exterior modifications, which limits personalization
• Older construction means buyers should budget for potential deferred maintenance items: original HVAC systems, roofing, and plumbing components are all age-appropriate for inspection attention

Schools Serving Calabasas Hills Townhomes

Calabasas Hills Townhomes falls within the Las Virgenes Unified School District (LVUSD), one of the most consistently high-performing public school districts in Los Angeles County.

• Elementary Schools (K-5):
  • Chaparral Elementary School
  • Bay Laurel Elementary School
  • Round Meadow Elementary School
• Middle Schools (6-8):
  • A.E. Wright Middle School
  • Alice C. Stelle Middle School
• High School (9-12):
  • Calabasas High School

Families relocating from other parts of Los Angeles are often genuinely surprised by what LVUSD delivers. The district offers programs ranging from AP Capstone and International Baccalaureate to dual language immersion and a Public Waldorf School, which gives it a breadth uncommon for a district of its size. Calabasas High in particular draws favorable comparisons to private schools in the West Valley, and parents in this community frequently cite school quality as the single most important reason they bought here rather than in a neighboring city. Nearby private options include Viewpoint School in Calabasas and the various faith-based schools in the broader West Valley corridor, though the overwhelming majority of Calabasas Hills Townhomes families choose the public school path.

Nearby Amenities and Local Favorites

Grocery:

• Ralph's at The Commons at Calabasas (4754 Commons Way) – approximately 1.2 miles. Full-service grocery anchor at the Commons, consistently well-stocked. thecommonsatcalabasas.com
• Trader Joe's (Agoura Hills) – approximately 4.5 miles north on Kanan Road. The closest TJ's for residents who shop there regularly.

Coffee and Cafes:

• Starbucks at The Commons – approximately 1.2 miles. Reliable and perpetually busy on weekend mornings.
• Peet's Coffee (Calabasas) – approximately 1.5 miles. A solid alternative for buyers who prefer a slightly calmer environment than the Commons Starbucks on a Saturday.

Restaurants:

• Sugarfish at The Commons – approximately 1.2 miles. One of the most popular dinner destinations in the area, no-reservation omakase format. shopcommons.com
• Toscanova at The Commons – approximately 1.2 miles. Reliable Italian for date nights and family dinners alike.
• Saddle Peak Lodge – approximately 4 miles via Malibu Canyon Road. A landmark Calabasas dining experience in a converted hunting lodge. Worth knowing for special occasions.

Parks and Trails:

• Anza Loop Trail / Juan Bautista de Anza Trailhead – approximately 1.5 miles. A 3.8-mile loop trail through Santa Monica Mountains Conservancy parkland with sweeping valley views, no permit required, free parking. hikespeak.com
• Malibu Creek State Park – approximately 3 miles south on Las Virgenes Road. One of the premier day-hike destinations in the greater Los Angeles area.
• Juan Bautista de Anza Park – approximately 2 miles, at 3701 Lost Hills Road. City-managed park with sports facilities, hiking access, and open green space.

Fitness:

• Calabasas Tennis and Swim Center – approximately 1.8 miles. City-operated facility with courts, pools, and fitness classes at accessible membership rates for Calabasas residents.

Shopping:

• The Commons at Calabasas – approximately 1.2 miles. The city's primary retail and dining hub, an open-air Mediterranean-style center with Barnes and Noble, Lululemon, Williams Sonoma, and dozens of other tenants. shopcommons.com

What to Expect When Buying in Calabasas Hills Townhomes

The buying process here has some specific nuances that differ from purchasing a single-family home in Calabasas, and I want to walk through them honestly. First, the HOA due diligence is important. At $350 per month, the dues are reasonable for what they cover, but buyers should request and review the HOA's financials, reserve fund study, and minutes from recent board meetings before removing contingencies. Underfunded reserves in an older community are a real concern, and any special assessment history in the last five years should be scrutinized. I request these documents early in every transaction here.

On the inspection side, 1980s construction in Southern California comes with a predictable checklist. Buyers should expect their inspector to flag age-appropriate items: original HVAC systems that may be at end of useful life, water heaters, and potentially original plumbing components. The roofing on many units has been updated over the years, but it is worth confirming the age and condition of the specific unit's roof before closing. Electrical panels from this era should be reviewed for capacity, particularly in units that have not had recent renovations. None of these are deal-breakers in my experience, but they are legitimate negotiating points or repair requests that an experienced buyer's agent will pursue.

Financing considerations are worth addressing specifically. Lenders will classify townhomes in this community as attached condominiums for loan-purpose purposes in most cases, which means the project's HOA needs to be warrantable under Fannie Mae or Freddie Mac guidelines, or your lender will require a non-warrantable condo product at less favorable terms. I always recommend buyers get their lender to confirm project eligibility before we go deep into a transaction. The community generally meets warrantability thresholds, but confirming this upfront protects everyone's time. Buyers using FHA financing should also confirm current FHA condo project approval status, which can change. Budget for standard California closing costs: title, escrow, and loan fees typically run two to three percent of purchase price on the buyer's side.

Frequently Asked Questions About Calabasas Hills Townhomes

Is Calabasas Hills Townhomes a good investment?

For the right buyer, yes. The combination of a tight supply of approximately 100 units, strong and consistent rental demand from LVUSD-focused families, and Calabasas's long track record of appreciation makes this community a durable hold. It is not a high-velocity appreciation play the way luxury single-family Calabasas can be, but it is a stable, income-producing asset with genuine upside as the city's overall value floor continues to rise.

What are the HOA fees in Calabasas Hills Townhomes?

HOA dues run approximately $350 per month. These fees cover maintenance of the community pool, landscaping of common areas, exterior building insurance, and general community upkeep. Buyers should review the HOA's reserve fund and budget documents carefully to confirm that dues are keeping pace with the community's long-term maintenance needs.

How are the schools in Calabasas Hills Townhomes?

They are excellent, and this is the primary reason most buyers choose this community. Las Virgenes Unified School District is one of the top-performing public districts in Los Angeles County, with programs ranging from AP Capstone and International Baccalaureate at the high school level to dual language immersion at the elementary level. Calabasas High School consistently ranks among the best public high schools in California.

Is Calabasas Hills Townhomes family-friendly?

Very much so. The community's owner profile skews toward young families and school-focused buyers, the pool and common areas serve as casual gathering spaces, and the surrounding streets are quiet and low-traffic. It is not a gated community, but the layout naturally limits through-traffic, and the overall environment feels safe and community-oriented.

How close is Calabasas Hills Townhomes to the 101 Freeway?

The community sits very close to the 101, which is both its advantage and its only meaningful tradeoff. Freeway access is fast and convenient for commuters, but units oriented toward the freeway corridor will have audible road noise. Interior-facing units are substantially quieter. Visit your specific target unit at multiple times of day before committing.

What is the commute to Los Angeles from Calabasas Hills Townhomes?

Off-peak, downtown Los Angeles is roughly 30 to 35 minutes via the 101 East. During peak commute hours, that can stretch to 50 to 70 minutes or more. Westside destinations like Santa Monica and Culver City via the 101 to the 405 South are similarly variable. Many residents in this community work in Warner Center or Woodland Hills, which is a genuinely easy 15 to 20 minute drive in most conditions.

Are pets allowed in Calabasas Hills Townhomes?

Generally yes, though specific pet policies including size and breed restrictions are governed by the HOA's CC&Rs and rules. Buyers with pets should confirm the current pet policy directly with the HOA before entering into contract, as these rules can vary and change over time.

Can I rent out my unit in Calabasas Hills Townhomes?

Rental activity is generally permitted, but the HOA may have rules governing the minimum lease term, the percentage of units that can be rented at any given time, and any required HOA approval process for tenants. Investors should request and review the complete rental restrictions section of the CC&Rs during their due diligence period, and should not assume rental activity is unrestricted.

Similar Communities to Calabasas Hills Townhomes

Calabasas Hills Townhomes is a distinct entry-point community, and buyers who are either ready to move up in price or simply want to compare options before deciding will find a broad range of alternatives in Calabasas and the surrounding area. The communities below span from the immediately adjacent price tier all the way through the city's most prestigious gated estates, so there is something meaningful here for every buyer at every stage of their Calabasas search.

• Park Calabasas – Similar because it offers townhome and condo-format living in Calabasas at a comparable price range of approximately $700,000 to $1,000,000, making it the closest direct competitor to Calabasas Hills Townhomes.
• Calabasas Park Estates – Similar because it offers established single-family homes in Calabasas with LVUSD schools, though at a higher price point of $1.2 million to $2 million and a more traditional detached home format.
• Creekside – Similar because it is a gated Calabasas community with a townhome and attached home format, though larger floor plans and a higher price range of $1.5 million to $2.5 million put it in the next tier up for move-up buyers.
• Mulholland Park – Similar because it is a Calabasas community with strong LVUSD school access, though Mulholland Park features larger single-family homes starting around $2 million and appeals to buyers ready for more space.
• Mont Calabasas – Similar because of its Calabasas identity and shared school district, though Mont Calabasas is a significant step up at $2 million to $4 million with a more custom, hillside single-family home profile.
• The Oaks of Calabasas – Similar in city location and school district access, though The Oaks is a guard-gated luxury community ranging from $3 million to over $10 million and represents a fundamentally different lifestyle tier.
• Hidden Hills Estates – Similar in regional proximity and LVUSD access, though Hidden Hills is a separately incorporated equestrian-focused city with estate properties ranging from $3 million to over $25 million.
• Calabasas Highlands – Similar because it offers an accessible Calabasas address in the Santa Monica Mountains foothills with school district access, appealing to buyers who want a hillside community feel.

About Davis Bartels

Davis Bartels is the founder of the DB Real Estate Group with Pinnacle Estate Properties (CA DRE #00905345). He has personally closed nearly 1,000 transactions in the Conejo Valley since 2009 and consults on residential sales, investment purchases, 1031 exchanges, and estate-level real estate strategy. DRE #01933814.

Last updated: 2026-04-18

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