Calabasas real estate in 2026 shows median home prices around $1.82 million, up 25.52% year-over-year , in one of California's top-rated school districts with a 10/10 testing ranking . Homes are averaging 96 days on market, giving buyers more negotiating room than in recent years despite inventory of just 1.33 months , creating opportunities for negotiation in this Las Virgenes Corridor luxury market.
Key Takeaways
- Calabasas median home price reached $1.82 million in 2026, up 25.52% year over year, according to Houzeo data.
- Calabasas homes averaged 96 days on market in early 2026, giving buyers more negotiating room even with inventory at just 1.33 months.
- Las Virgenes Unified School District earned a 10 out of 10 testing ranking on GreatSchools, ranking among California's top districts.
- Hidden Hills entry prices start around $4 million, while Calabasas spans $700,000 condos to estates above $20 million.
- Calabasas buyers faced mortgage rates between 6.4% and 6.9% in early 2026.
The Calabasas real estate market in 2026 remains one of the most desirable luxury corridors in Los Angeles County, blending gated hillside estates with highly rated Las Virgenes schools. Calabasas home values continue to climb even as national mortgage rates hover near 6.5%, and buyers researching the Calabasas real estate market in 2026 need current data on pricing, inventory, and neighborhood performance. For a deeper dive into neighborhoods, schools, and lifestyle considerations, see the complete guide to buying in Calabasas.
What is the median home price in Calabasas in 2026?
Current market data reveals significant variation in Calabasas pricing depending on source methodology and timeframe. Houzeo reports a median home price of $1.82 million, up 25.52% year over year, while Redfin shows a $1.4 million median sale price with a 25.8% annual increase. The gap comes down to small sample sizes in a luxury market and different data collection methods, so treat any single citywide median as a rough guide rather than a precise value.
Pricing also varies by neighborhood. Calabasas Hills posted a median sale price of $1.8 million as of early 2026, up 10.1% from a year earlier, while Calabasas Park shows a $2.5 million median with a 53.8% annual increase, a figure driven in part by a small number of sales. Recent MLS snapshots show a $1.775 million median sold price, with new listings at a $2.41 million median and active inventory at $2.699 million.
| Data Source | Median Price | Annual Change | Days on Market |
|---|---|---|---|
| Houzeo | $1,820,000 | +25.52% | 96 days |
| Redfin | $1,400,000 | +25.8% | 71 days |
| Local MLS | $1,775,000 | n/a | 40 days |
| Calabasas Hills | $1,800,000 | +10.1% | n/a |
Calabasas Median Home Prices by Neighborhood (2026)
Source: Redfin Data Center, Houzeo, February 2026
Buyers are gaining leverage after years of seller dominance. The sale to list price ratio sits at 95.2%, only 11.11% of homes are selling over asking, and 77.78% of listings have taken a price reduction. Those three numbers point to the same thing: sellers are adjusting to meet buyers.
How are Calabasas schools rated in the Las Virgenes district?
Las Virgenes Unified School District achieves a 10/10 testing ranking, placing it in the top 10% of public schools in California. District students post 54% math proficiency versus the California average of 34%, and 68% reading proficiency compared to the state average of 47%.
The district serves roughly 9,600 students across 17 public schools for the 2026 school year, with about 40% minority enrollment.
Proficiency figures vary a bit by source and testing year (some reports put district math proficiency closer to 59% and the state reading average closer to 43%), but every source shows Las Virgenes students well ahead of California averages in both subjects.
Individual schools within the district maintain high standards. Yerba Buena Elementary, for example, ranks #280 among California's public elementary schools in rankings that weigh academic metrics and parent reviews.
For families exploring educational options, GreatSchools provides detailed school ratings and performance data. School quality shows up in home values here. Buyers in the Las Virgenes boundaries have historically paid a premium, often cited in the 10% to 15% range, for access to these schools, though the exact figure depends on the neighborhood and the comparison set.
What is shaping the Calabasas real estate market in 2026?
The Calabasas real estate market is being shaped by three converging forces in 2026: constrained resale inventory, persistently elevated mortgage rates, and sustained demand from buyers relocating within Los Angeles County for the Las Virgenes Unified School District. According to the Federal Reserve Bank of St. Louis, the average 30 year fixed mortgage rate has held in the 6.4% to 6.9% range through early 2026, a level that has tempered bidding wars compared to the sub 4% environment of 2021 while still allowing well qualified buyers to transact. See FRED mortgage rate data for the underlying series.
Census data shows Calabasas households report a median income well above the Los Angeles County average, a factor that continues to support pricing at the upper end of the local range even as national home price appreciation has moderated. The National Association of Realtors reported that median existing home prices nationally rose at a slower pace in late 2025 than in prior years, yet Calabasas outpaced that national trend with median price growth above 25% year over year, reflecting the premium buyers place on Las Virgenes school access, gated community security, and proximity to the 101 corridor. See NAR housing statistics for national context.
Locally, the Calabasas real estate market remains segmented: condominiums and townhomes near The Commons trade in the $700,000 to $1.1 million range, while single family homes in Calabasas Park Estates and Mulholland Heights routinely exceed $2.5 million. This bifurcation means buyers and sellers should evaluate the Calabasas real estate market by micro neighborhood rather than relying solely on citywide medians.
| Area | Median Home Price | Price per Sq Ft | Avg Days on Market |
|---|---|---|---|
| Calabasas (citywide) | $1,820,000 | $685 | 96 |
| Calabasas Park Estates | $2,650,000 | $720 | 62 |
| The Oaks of Calabasas | $3,100,000 | $740 | 58 |
| Hidden Hills | $5,400,000 | $910 | 74 |
| Westlake Village | $1,550,000 | $610 | 48 |
| Agoura Hills | $1,280,000 | $560 | 41 |
What luxury neighborhoods does Calabasas offer buyers?
Calabasas luxury runs from guard gated communities to hillside estates, with a spread from $700K condos in Calabasas Park to $20M+ estates in The Oaks and Mountain View Estates and a single family median around $1.85 million. The practical upside is that buyers at very different price points share the same schools and amenities.
The Oaks represents Calabasas' premier gated community. The Oaks (Estates Collection and Estates Premier) is gated and guarded, with homes from roughly $3M to $15M, double gated security, and large estate lots. Most homes feature Mediterranean Revival architecture with red tiled roofs and white exteriors, which gives the community a consistent look.
Mountain View Estates and Calabasas Hills provide elevated luxury options. Calabasas Hills posted a $1.8 million median sale price with 10.1% annual appreciation, and both areas are known for views and larger lots. These neighborhoods attract buyers who prioritize privacy and scenery.
Calabasas Park offers a different luxury proposition. With a $2.5 million median sale price and a 53.8% annual increase, this area commands premium pricing. A jump that large in a neighborhood with limited inventory usually says as much about which homes happened to sell as it does about underlying appreciation, so read it with some care.
When comparing to adjacent luxury markets, buyers should consider Calabasas vs Westlake Village options, as both offer distinct advantages. Calabasas tends to emphasize hillside privacy and gated estate living, while Westlake Village focuses more on lakefront luxury with resort-style amenities.
How do days on market compare in Calabasas neighborhoods?
Market timing varies significantly across Calabasas neighborhoods, reflecting different buyer demographics and inventory levels. Citywide, homes average 96 days on market with a 1.33 month supply of inventory. That is an unusual pairing: low supply, yet homes are sitting. In practice it gives buyers time for due diligence and negotiation on anything that is not priced sharply.
Redfin data shows homes selling after 71 days on market, compared to 46 days a year earlier. The longer timeline lets buyers evaluate properties properly, complete inspections, and negotiate without the pressure of a weekend deadline.
Local MLS reports show a median of 40 days on market, though this varies by price segment and neighborhood. Premium properties above $3 million often require longer marketing periods due to the smaller buyer pool, while well-priced homes in desirable gated communities may move more quickly.
In Calabasas Park, homes average 123 days on market compared to just 17 days a year earlier, a reminder that higher price points carry longer marketing times. Part of that is the smaller buyer pool and the time luxury buyers take on financing and due diligence; part of it is sellers taking longer to meet the market on price.
For sellers, the lesson is that pricing matters more than timing. A listing needs to be priced correctly from day one, because buyers have options and time to compare. Those considering how to sell your home in Calabasas in 2026 should prepare for longer marketing cycles and focus on presentation and pricing strategy.
Where can residents enjoy local amenities in Calabasas?
Dining, shopping, and recreation in Calabasas cluster around The Commons and the surrounding open space. Sugarfish at 4799 Commons Way is known for its Nozawa Trust Me selection and has outdoor seating, delivery, and vegan options. Next door, Toscanova serves Italian with handmade pastas and fresh seafood.
Pedalers Fork is the local gathering spot: a scratch kitchen, bar, 10 Speed Coffee Shop, and bike shop under one roof, serving breakfast, lunch, dinner, and weekend brunch.
Outdoor recreation centers around King Gillette Ranch, 588 acres in the heart of the Malibu Creek Watershed with archaeological, cultural, and historic sites on the grounds. The Gillette Ranch Loop Trail and Inspiration Loop offer scenic hiking, and a short, somewhat steep climb to Inspiration Point delivers 360 degree views that take in the rock formations of Malibu Creek State Park.
Shopping convenience comes through proximity to multiple retail centers. Residents access The Commons at Calabasas for upscale retail, while Westlake Village's Promenade and Thousand Oaks provide additional shopping variety. For those comparing shopping destinations, The Oaks of Calabasas vs The Commons offers detailed analysis of luxury retail options.
The combination of fine dining like restaurants from Sugarfish to Toscanova, outdoor recreation at King Gillette Ranch, and shopping at The Commons means most daily needs and weekend plans can be handled without a drive into central Los Angeles.
Frequently Asked Questions About Calabasas Real Estate 2026
Is Calabasas more expensive than neighboring Hidden Hills?
Hidden Hills is uniformly upper tier: the entire city is gated and horse zoned, and entry level pricing starts around $4 million. Calabasas offers a far wider range, from $700K condos to $20M+ estates, with a median around $1.85 million. Most Hidden Hills sales fall between roughly $5M and $35M, while Calabasas luxury segments run about $2M to $15M, so Calabasas offers more entry points for luxury buyers.
What mortgage rates should Calabasas buyers expect in 2026?
As of early 2026, rates on a 30 year fixed have held between 6.4% and 6.9%, with the exact quote depending on credit profile and lender. Those rates have cooled competition compared to 2021 and 2022, which means more deliberate decisions and more room to negotiate for qualified buyers.
When is the best time to buy or sell in Calabasas?
February to July is typically the best time to sell a house in Calabasas, when demand is high and homes spend fewer days on the market. That said, with homes sitting longer and fewer bidding wars, buyers have had leverage in every season of 2026, so the calendar matters less than it did a few years ago.
How does Calabasas compare to Westlake Village for families?
The choice often comes down to lifestyle priorities: Calabasas offers hillside privacy, a bit of celebrity cachet, and gated estate living, while Westlake Village centers on lakefront living and resort style amenities. Both have top rated schools. Mean commute times run about 34.1 minutes for Calabasas versus 25.2 minutes for Westlake Village, since many Westlake residents work in the Conejo Valley.
Is the Calabasas real estate market currently a buyer's or seller's market?
With homes averaging 96 days on market in early 2026, the Calabasas real estate market leans toward buyers compared to the highly competitive conditions of 2021 and 2022, even though inventory remains tight at 1.33 months. Homes priced correctly inside the Las Virgenes school boundaries still attract multiple offers. Sellers who price at or near recent comparable sales in their specific neighborhood, such as Calabasas Park Estates or The Oaks, continue to see faster absorption than citywide averages suggest.
Thinking About Buying or Selling in Calabasas?
Davis Bartels and the DB Real Estate Group have served families across the Conejo Valley and Ventura County since 2009, with 500+ closed transactions and nearly $500 million in career sales volume, including a career-best 100 closings and $103M+ in 2025. If any of this applies to your situation, Davis is happy to talk it through, no pressure.
Contact Davis: davisbartels.com or (805) 341-6125
