Buying a home in Calabasas in 2026 requires a budget starting near $1.8 million, the citywide median sale price over the trailing three months, according to Redfin. Homes are selling in about 41 days with buyers receiving roughly two offers on average, a meaningfully more balanced market than the frenzy of 2021 through 2023. Gated estate communities like The Oaks and Mountain View Estates push well past $2.5 million, while Downtown Calabasas condos offer an entry point closer to $666,000.
Key Takeaways
- Calabasas citywide median sale price was $1.8 million over the three months ending May 2026, down 6.3% year over year, according to Redfin.
- Homes in Calabasas sold in about 41 days in 2026 with sellers averaging two offers, a more balanced market than 2021 through 2023.
- Downtown Calabasas condos offered the lowest entry point at a $666,000 median sale price, with homes selling in about 27 days.
- Calabasas Park Estates posted a $2.6 million median sale price, though homes there averaged 116 days on market, longer than the citywide pace.
- Mountain View Estates contains 476 homes averaging 5,848 square feet, typically with six bedrooms and six bathrooms, with private trail access.
If you are searching for a straight answer on buying a home in Calabasas right now, here it is: this is no longer a market where you need to waive every contingency and bid $200,000 over asking within 48 hours. Over the three months ending May 2026, the median sale price sat at $1.8 million, down 6.3% from the same period last year, according to Redfin's Calabasas housing market data. That is a real shift, and it changes how you should approach negotiations, inspections, and pricing strategy. I have worked Conejo Valley and western San Fernando Valley transactions since 2009, through short sales, double bidding wars, and now this more measured 2026 market, and Calabasas today rewards buyers who come prepared with financing and local knowledge rather than raw speed.
What is the median home price in Calabasas in 2026?
Calabasas home prices in 2026 vary enormously depending on which of the city's roughly two dozen neighborhoods and gated communities you are targeting. Citywide, the median sale price over the trailing three months was $1.8 million, with the median price per square foot at $706, down 3.7% year over year, according to Redfin. Zillow's home value index, which smooths for property mix, puts the average Calabasas home value at $1,727,018, up just 0.6% over the past year, with homes going to pending in around 23 days, per Zillow Research. The gap between these figures and eye popping list prices you see in places like luxury listing aggregates showing a $3.28 million median list price tells you something important: Calabasas is not one market, it is a collection of very different submarkets stacked inside one zip code.
Inventory has also loosened. Homes in Calabasas now sell after roughly 41 days on the market, up slightly from 40 days a year ago, and sellers are fielding an average of two offers rather than the multiple offer stampedes of a few years back, Redfin reports. This mirrors what is happening across the broader region. If you are also weighing nearby Conejo Valley options, it is worth comparing how the Conejo Valley's $1.1 million median stretches further in Westlake Village or Thousand Oaks than a comparable budget does in Calabasas proper.
Calabasas Median Sale Price by Neighborhood Tier, 2026
$0$700K$1.4M$2.1M$2.8M$666K$1.8M$2.2M$2.6MDowntown CondosCitywide MedianCalabasas ParkPark Estates
Source: Redfin neighborhood housing market data, May and March 2026.
What are the best neighborhoods to buy in Calabasas?
Calabasas neighborhoods split roughly into four tiers, and picking the right one matters more here than in almost any other Conejo Valley adjacent city. Downtown Calabasas, centered around Old Town along historic Calabasas Road, is the most accessible entry point, with a median sale price of $666,000 and homes moving fast, in about 27 days, in what Redfin classifies as a very competitive submarket, according to Redfin's Downtown Calabasas data. This is largely condo and townhome inventory, walkable to the Calabasas Farmers' Market and the shops along Calabasas Road.
Calabasas Hills sits in the middle tier, with a median sale price around $1.8 million, up 10.1% year over year, and median price per square foot near $779, per Redfin. Calabasas Park, one of the larger single family neighborhoods, posted a median of $2.5 million last month, though that figure jumped 53.8% year over year on a thin sample of just four closed sales, a reminder that neighborhood level medians can swing hard on low volume, Redfin notes. If you want to see how first time buyers are approaching similarly priced Conejo Valley submarkets, the breakdown in this Conejo Valley first time buyer guide walks through financing timelines that apply just as well here.
How much do gated community homes in Calabasas cost?
This is where Calabasas earns its reputation. The city has more than twenty privately gated communities and over ten with 24 hour guard gates, ranging from Mountain Park and Mureau Estates to The Oaks, home to some of the largest and most amenity rich estates in the western San Fernando Valley. Mountain View Estates alone contains 476 residences averaging 5,848 square feet, typically with six bedrooms and six bathrooms, and residents get private access to trails including the Henry Ridge Trail, which connects to the Summit to Summit trail with ocean and valley views. Calabasas Park Estates, one of the most exclusive enclaves, posted a median sale price of $2.6 million, though homes there took an average of 116 days to sell, longer than the citywide pace, per Redfin's neighborhood data. Expect HOA dues in these communities to run from several hundred to over a thousand dollars a month, and budget extra time; gated estate inventory is thin, and well priced listings in The Oaks or Bell Canyon can still draw quick interest even in a cooler market.
Buyers eyeing this price tier should also understand how Calabasas luxury pricing compares to nearby Westlake Village, where luxury values have shown their own distinct trajectory, detailed in this analysis of Westlake Village luxury price performance. And if a 2026 purchase at this rate level feels tight given where mortgage rates sit, a temporary rate buydown structured properly can materially change your first two years of payments, a strategy explained in this guide to 2-1 buydowns.
| Neighborhood / Segment | Median Sale Price | YoY Change | Typical Days on Market |
|---|---|---|---|
| Downtown Calabasas (condos) | $666,000 | +11.0% | 27 days |
| Calabasas Hills | $1,800,000 | +10.1% | Not specified |
| Citywide median | $1,800,000 (3 mo. avg) | -6.3% | 41 days |
| Calabasas Park | $2,500,000 | +53.8%* | 123 days |
| Calabasas Park Estates | $2,600,000 | -10.2% | 116 days |
*Calabasas Park's year over year figure reflects only four closed sales and should be read as directional, not statistically stable.
How good are Calabasas schools for home buyers?
Schools are frequently the single biggest driver of neighborhood choice in Calabasas, and the data backs up the reputation. Calabasas sits entirely within the Las Virgenes Unified School District, which ranks 165 out of 1,568 districts statewide and carries a 4 out of 5 star rating from SchoolDigger. Arthur E. Wright Middle School carries a 9 out of 10 GreatSchools rating and ranks 141st out of 2,777 California middle schools. Calabasas High School, located on Mulholland Highway and home to the Coyotes, holds a 9 out of 10 GreatSchools rating, a 95% graduation rate, and an average SAT score of 1330. Calabasas High also posts a 95.1% four year graduation rate against a 4.3% dropout rate, both better than the state average, according to SchoolDigger's district profile.
For families whose top priority is elementary boundaries specifically, it is worth comparing Las Virgenes Unified's feeder pattern against nearby options; families cross shopping Thousand Oaks often look closely at boundary specific resources like this Wildwood Elementary boundary and home value guide before deciding between the two markets.
What should buyers expect during the Calabasas purchase process?
Financing conditions in 2026 are the backdrop for everything else. The 30 year fixed mortgage averaged 6.58% for the week ending July 23, 2026, up from 6.55% the prior week, according to Freddie Mac's Primary Mortgage Market Survey. That is nearly identical to a year earlier, when the 30 year FRM averaged 6.74%, so rate relief has been modest at best. A standard Calabasas escrow runs 30 to 45 days from accepted offer to close, in line with typical Southern California timelines, and buyers should get fully underwritten pre-approval before writing offers in gated communities where inventory is thin and sellers can be choosy even in a more balanced market.
Property taxes are the other number buyers consistently underestimate. Los Angeles County's base rate under Proposition 13 is capped at 1% of assessed value, but once voter approved bonds and special assessments are layered in, most Calabasas buyers should plan on an effective rate between 1.1% and 1.35%, according to the Los Angeles County Assessor's office. On a $1.8 million purchase, that translates to roughly $19,800 to $24,300 in annual property tax, plus a one time supplemental bill that typically arrives two to six months after closing to true up the assessment to your purchase price. If you are also weighing whether to buy now or wait out rate movement, it is worth reading a candid local take in why some Conejo Valley clients are rethinking their 2026 move timeline before locking in a strategy.
Lifestyle matters just as much as spreadsheets here. Weekend routines in Calabasas often start at the Old Town Calabasas Farmers' Market on Calabasas Road, followed by a hike at Malibu Creek State Park, an 8,215 acre park with 15 miles of streamside trail just off Las Virgenes Road. Dinner options range from the Old Town strip, home to spots like Superba Food + Bread in The Commons, to the upscale storefronts at The Commons at Calabasas itself. Buyers evaluating rental potential alongside personal use should also look at how comparable Conejo Valley properties are performing as investments in this rental market analysis for Thousand Oaks and Westlake Village.
Frequently Asked Questions About Buying a Home in Calabasas
Is Calabasas a buyer's market or a seller's market in 2026?
Calabasas is trending toward balance. Days on market have crept up to roughly 41 days citywide, sellers are averaging closer to two offers rather than bidding wars, and the median sale price is down 6.3% year over year over the trailing three months, according to Redfin. Some neighborhood specific reports still describe a slight seller's advantage given persistently low inventory in gated communities, so conditions vary block by block more than most outside analyses suggest.
How much do I need to earn to buy a home in Calabasas?
At the citywide median of $1.8 million, with a 20% down payment and a 30 year fixed rate near 6.58%, per Freddie Mac's latest survey, principal and interest alone runs approximately $9,150 a month before taxes, insurance, and HOA dues. Most lenders want housing costs at or below roughly 35 to 40% of gross monthly income, which puts the realistic household income needed in the $300,000 to $350,000 range for a median priced Calabasas home.
What is the best Calabasas neighborhood for families with school age children?
Any neighborhood within Las Virgenes Unified School District boundaries works well academically, since the district ranks in the top 11% statewide, but families frequently target the areas feeding into Bay Laurel, Chaparral, Lupin Hill, or Round Meadow elementary schools before Arthur E. Wright Middle School and Calabasas High School, given Wright's 9 out of 10 GreatSchools rating and its ranking among the top 5% of California middle schools.
Do I need a local Calabasas real estate agent, or can I use an out of area buyer's agent?
Local expertise matters disproportionately in Calabasas because pricing varies so sharply between submarkets just streets apart, gated community HOA rules and rental restrictions differ community to community, and off market opportunities in tightly held neighborhoods like Mountain View Estates rarely surface on public portals. A Calabasas real estate agent who tracks these micro markets daily will typically save a buyer more in negotiation and due diligence than any convenience gained from using an agent unfamiliar with the area.
Thinking About Buying or Selling in the Conejo Valley?
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. 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 or (805) 341-6125
