In Hidden Hills, where a home sits inside the gates matters almost as much as getting through them. The median sale price of a home in Hidden Hills was $7.8M as of March 2026, up 3.7% year over year, according to Redfin. The median sale price per square foot was about $1,320, up 30.2% over the same period. Ashley Ridge Road is the address that typically sits at the top of that range. How far above Round Meadow Road it lands on a per-square-foot basis depends heavily on the age and condition of the house on the lot, as the sales below show.
Key Takeaways
- Ashley Ridge Road commands approximately $1,800 per square foot compared to $1,320 per square foot for the Hidden Hills average.
- A benchmark sale on the street, 25067 Ashley Ridge Road, closed for $17,000,000 in December 2020 at $1,078 per square foot.
- Round Meadow Road properties sell at lower per square foot prices, with 5460 Round Meadow Road selling for $985 per square foot in November 2024.
- Ashley Ridge properties benefit from elevated positioning and panoramic views that Round Meadow's flatter, interior locations cannot replicate.
- Hidden Hills homes have averaged roughly 193 days on market, with about 29 active listings as of early 2026.
Ashley Ridge Road in Hidden Hills sells for approximately $1,800 per square foot, compared to a community median of about $1,320, with the most recent Round Meadow Road closed sale at roughly $985 per square foot. The premium reflects elevated lot positioning, panoramic views, and larger acreage, with Ashley Ridge parcels typically spanning 1.6 to 3 or more acres.
What Makes Ashley Ridge Road Hidden Hills' Most Valuable Street?
The Ashley Ridge section of Hidden Hills consistently produces some of the highest values in the community. Two closed sales set the reference points: 25045 Ashley Ridge Rd sold for $6,050,000 on July 9, 2018, and 25067 Ashley Ridge Rd sold for $17,000,000 on December 11, 2020. Both are several years old, and the community median has moved up sharply since, so treat them as floor references rather than current values. The Ashley Ridge enclave offers several distinct advantages that justify premium pricing. Nestled in Hidden Hills' most coveted enclave, Ashley Ridge, this stunning grand estate offers an extraordinary opportunity at the lowest price per square foot for a property of its scale. Properties here typically feature:
Source: Redfin, March 2026
Lots on Ashley Ridge typically run 1.6 to 3 or more acres, and the street's higher elevation gives many of them pastoral and city light views that the flatter interior lots on Round Meadow generally cannot match.
How Do Round Meadow Road Prices Compare to Ashley Ridge?
Round Meadow Road is where many buyers find their entry point into Hidden Hills. The most useful recent comp is 5460 Round Meadow Rd, a 5-bedroom, 6-bathroom home that sold for $5,025,000 on November 14, 2024, or about $985 per square foot. Listings show how much the land itself carries. 5854 Round Meadow Rd, a 3-bedroom, 3-bath, 2,449-square-foot house on 2.0 acres, was listed at $6,645,000, roughly $2,714 per square foot. At that number the buyer is paying for the lot, not the house. 5840 Round Meadow Rd (MLS# 25528761) was listed at $5,999,000 for a 5-bedroom, 6-bathroom ranch estate on 1.6 acres at the end of a cul-de-sac. Keep in mind these are asking prices, not closed sales, and Hidden Hills listings routinely sit for months.
| Street | Sale or List Price | Square Footage | Price per Sq Ft | Lot Size |
|---|---|---|---|---|
| 25067 Ashley Ridge Rd | $17,000,000 | 15,771 sqft | $1,078 | 1.86 acres |
| 25045 Ashley Ridge Rd | $6,050,000 | 7,478 sqft | $809 | 1.79 acres |
| 5460 Round Meadow Rd | $5,025,000 | 5,100 sqft | $985 | 1.08 acres |
| 5854 Round Meadow Rd | $6,645,000 (Listed) | 2,449 sqft | $2,714 | 2.0 acres |
What Drives the Price Difference Between These Hidden Hills Streets?
Topography does most of the work. Ashley Ridge sits higher, and elevation buys views and separation from the community's main roads; Round Meadow is flatter and more interior. Both streets are inside the guard-gated Hidden Hills community, so the privacy difference is one of degree, not kind. The top of the market tells its own story. Homes in the $12M to $20M range have often traded under $1,500 per square foot, which looks like a bargain to buyers coming from Bel Air, Beverly Hills, Malibu and the Palisades. Ashley Ridge is where those trophy buyers tend to land. Schools are a wash. Both streets are served by the Las Virgenes Unified School District (LVUSD), ranked among the nation's top districts according to GreatSchools, with 15 schools from preschool through high school serving Agoura Hills, Calabasas, Hidden Hills, Bell Canyon and Westlake Village, along with well regarded music, art and athletics programs.
What Are Current Hidden Hills Market Conditions for Luxury Homes?
Hidden Hills is a slow, deliberate market. Homes have averaged about 193 days on market, which is normal for an ultra-luxury community: most properties sit for months, while a sharply priced or celebrity-owned home can go quickly. Supply is the other half of the equation. The number of lots is fixed and new construction is heavily regulated, so inventory stays low. As of early 2026, Redfin showed 29 active listings, 6 new, 1 sold, and a median of 81 days on site for the active inventory. Some demand comes from well outside the region: about 4% of searches for Hidden Hills homes came from buyers in other metros, led by Houston, then Washington and Boston. On asking prices, the median listing price in Hidden Hills reached $11.5 million in March 2025, up 31.1% from the prior year, with a median of $1,500 per square foot, according to realtor.com. That pace outruns Los Angeles County as a whole and keeps Hidden Hills in the same conversation as other ultra luxury enclaves.
Frequently Asked Questions About Hidden Hills Real Estate Streets
Which street offers better long-term investment potential, Ashley Ridge or Round Meadow?
Ashley Ridge tends to hold its value because of the views and lot sizes, but it is also the more expensive ticket in. Round Meadow offers lower entry pricing and more room to add value through renovation or expansion. Which is the better investment depends on your hold period and appetite for a project, and past appreciation on either street is no guarantee going forward.
What's the minimum lot size on each street?
Ashley Ridge properties typically range from 1.6 to 3 or more acres, while Round Meadow lots generally start at around an acre. Both streets exceed Hidden Hills' minimum acre requirement, but Ashley Ridge commands premium pricing for larger, more dramatic sites.
Are there HOA restrictions that differ between Ashley Ridge and Round Meadow?
Both streets fall under the same Hidden Hills Community Association guidelines. All properties must meet architectural committee approval for construction or major renovations, maintaining the community's aesthetic standards regardless of street location.
What's the typical time to sell on each street?
Neither street has enough sales to support a reliable street-level average, so plan on the broader Hidden Hills pattern: well over six months on average, longer at the higher price points. Pricing and presentation matter more than the street name. For more on timing, see our guide to Hidden Hills' luxury market.
Thinking About Buying or Selling in Hidden Hills?
Davis Bartels and the DB Real Estate Group have closed more than 500 transactions in the area since 2009. If you are weighing a move inside the gates, or trying to decide between streets, happy to talk it through if it is relevant to you.
Contact Davis: davisbartels.com
