Selling a home in Calabasas in 2026 means selling into a market with mixed signals. As of February 2026, the median home price sat at $1,896,500, inventory was thin at 1.33 months of supply, and yet homes were averaging 96 days on market. That combination punishes guesswork on price and timing, which is where most sellers get into trouble.
Key Takeaways
- Calabasas median home price reached $1,896,500 in February 2026 with homes averaging 96 days on market and 1.33 months of inventory supply.
- Single-family homes in The Oaks of Calabasas start at $2.5 million while Calabasas Hills properties typically sell for under $2 million.
- Staged homes sell about 73% faster on average and command 5 to 10% higher prices than comparable unstaged properties, according to industry data.
- Calabasas carries severe wildfire risk, with essentially every property facing some exposure over the next 30 years, which affects insurance rates and availability.
- Las Virgenes Unified School District ranks #48 in California with Calabasas High School earning National Blue Ribbon School designation.
As of February 2026, the median home price in Calabasas is $1,896,500, with homes averaging 96 days on market and 1.33 months of inventory. Selling well means pricing competitively (the share of listings taking a price cut rose from 66.67% to 77.78%), staging (staged homes sell about 73% faster on average), and understanding how neighborhoods differ, from Calabasas Hills to The Oaks.
What Are Current Market Conditions in Calabasas?
As of January 2026, the median price for a single-family home is $1,922,500, while condos cost around $629,000, a wide gap between the two property types. As of January 2026 there were 93 active listings, 36 new listings, and 15 homes sold over the prior 30 days. Current market metrics reveal a sale-to-list price ratio of 95.2% as of January 2026, inventory levels at 1.33 months of supply, and only 11.11% of homes selling over asking price. Read together, the picture is mixed: inventory is thin, but a sale-to-list ratio below 96% and long marketing times mean buyers are negotiating hard on anything priced ambitiously, while well-presented homes still sell near asking.
| Metric | Value (as of Jan 2026) | Year-over-Year Change |
|---|---|---|
| Median Home Price | $1,896,500 | +25.52% |
| Days on Market | 96 days | +12 days |
| Inventory Level | 1.33 months | -0.1 months |
| Price per Square Foot | $704-$722 | -6.8% |
| Sale-to-List Ratio | 95.2% | +1.44% |
What makes Calabasas different is its concentration of luxury gated communities and the Las Virgenes Unified School District, ranked #48 in Best School Districts in California. Single-family detached homes account for 61.28% of the city's housing units, and more than 20 privately gated communities with 24-hour guards give sellers something buyers will pay for.
How Should You Price Your Calabasas Home for Maximum Profit?
Pricing strategy requires understanding micro-market dynamics between neighborhoods. The Oaks of Calabasas sees smaller houses starting at around $2.5 million, while larger estate homes range from $8 million to over $35 million, as of early 2026. Calabasas Hills sits at the more accessible end, with most homes selling for under $2 million as of early 2026. The Oaks has about 500 homes and amenities buyers pay up for: a clubhouse with heated pools, basketball and tennis courts, an indoor gym, a 24-hour guarded gate, and multiple parks. In early 2026 the share of Calabasas listings taking a price reduction rose from 66.67% to 77.78%. That is the market correcting ambitious list prices, usually after weeks of lost momentum, so the first price needs to be the right one. In a guard-gated enclave like The Ridge at Calabasas, roughly fifty estate homes priced between $2.3M and $4.7M as of early 2026, the comps need to account for the amenities and privacy buyers are paying for.
How Long Does It Take to Sell a Home in Calabasas?
With homes averaging 96 days on market as of early 2026, Calabasas sellers should plan for a longer runway than during the peak years. Hot homes can sell for around list price and go pending in around 45 days, while properties requiring price adjustments may take considerably longer. A realistic timeline looks like this. Pre-market preparation (2 to 4 weeks): Full staging of a 3,000 to 4,000 square foot home typically costs $4,000 to $8,000 for the first month, but staged homes sell 73% faster on average and command 5 to 10% higher prices than comparable unstaged properties. Active marketing (60 to 120 days): Expect 60 to 90 days for well-priced homes in desirable communities, longer for anything that needs a price correction. Timelines in neighboring Thousand Oaks run similarly. Escrow and closing (30 to 45 days): The standard window for luxury transactions in California.
What Preparation Strategies Do Calabasas Sellers Need?
HOA and gated community requirements: Many Calabasas single-family homes sit within gated communities. When you sell, the HOA charges transfer fees to update its records, provide disclosure documents to the buyer, and issue new access credentials. Request those documents early so they do not hold up escrow. Wildfire and insurance: Calabasas has a severe wildfire risk rating, with 100% of properties having some risk of being affected over the next 30 years. That drives insurance rates, some properties need a separate fire policy, and several large carriers have pulled back from California's home insurance market. Expect buyers and their lenders to ask about insurability early. School district marketing: Las Virgenes Unified is known for strong schools, smaller class sizes, and engaged parents. Calabasas High School has earned an A from Niche and a National Blue Ribbon School designation, which is worth stating plainly in your marketing if your home falls in its boundary. Disclosure obligations: If your home lies in a mapped natural hazard zone, California requires you to disclose it, and any Mello-Roos or other special tax assessments must be disclosed as well. Get these in front of buyers early rather than letting them surface mid-escrow, and confirm the specifics with your agent or a real estate attorney.
Why Does a Local Calabasas Expert Make the Difference?
Calabasas is a collection of distinct micro-communities, each with its own buyer pool and pricing logic. The Ridge, for example, is less than a mile from Old Town Calabasas, the Calabasas Farmers' Market and Pedalers Fork, a walkability point that matters to some buyers and not others. Neighborhood-specific expertise: The Highlands is one of the lower entry points in town, with good views and prices averaging around $875,000 as of early 2026, while The Clairidge gated community features luxury homes ranging from 3,000 sq ft to 5,000 sq ft priced from $1.6M to $3.7M as of early 2026. Calabasas Hills consists of 490 homes ranging from 1,540 to 5,312 square feet and is within walking distance to Bay Laurel Elementary School as well as Calabasas Hills Park. Highlands homes are built into the hillside on ungraded lots, which appeals to buyers who want nature over flat yards. Nearby King Gillette Ranch, 588 acres of trails and the visitor center for the Santa Monica Mountains National Recreation Area, is a selling point for that same buyer. Market timing: August to December is typically the best stretch for buyers in Calabasas, when supply is high and demand is low. For sellers the logic runs the other way: listing outside that window, when there is less competition on the market, generally puts you in a stronger position. The same seasonal pattern shows up in Westlake Village and Lake Sherwood, while Newbury Park has its own considerations.
Frequently Asked Questions About Selling in Calabasas
What are the total costs to sell a home in Calabasas?
Total selling costs in Calabasas typically range from 8% to 12% of the sale price, including real estate commissions (often 5 to 6% combined, though commissions are negotiable), county transfer tax ($1.10 per $1,000), title insurance and escrow fees ($5,000 to $7,000 combined), HOA transfer fees, and pre-sale preparation. On a $1.8 million home, that is roughly $144,000 to $216,000 before mortgage payoff and before any capital gains tax, which is a conversation for your CPA.
How long does it take to sell a home in Calabasas?
Market conditions as of early 2026 showed homes sitting on the market for 96 days, though this varies significantly by price point and condition. Hot homes can sell for around list price and go pending in around 45 days.
Do gated community homes sell faster than non-gated properties?
Not automatically, but gated homes draw a specific buyer who values security and amenities, and that buyer tends to be decisive. In The Oaks, the heated pools, tennis courts and 24-hour guarded gate support premium pricing; whether a home sells faster still comes down to price and presentation.
How do Mello-Roos assessments affect my sale?
Buyers who discover Mello-Roos late in a transaction often feel blindsided because it was not prominently featured in the listing. Disclose these assessments upfront to avoid deal complications. Mello-Roos districts have defined end dates, often 20 to 40 years from formation, so check your district's documents; a short remaining term can actually be a selling point.
Should I worry about wildfire insurance affecting my sale?
Yes, plan for it. Calabasas carries a severe wildfire risk rating, with 100% of properties having some exposure, and insurability is now one of the first questions buyers and lenders ask. Have your current policy details and premium ready, and consider defensible-space and home-hardening work that can lower premiums and widen your buyer pool.
The short version: price to the current data rather than to last year's headlines, get the HOA, insurance and disclosure paperwork in order before you list, and market the specific things your neighborhood offers, whether that is a guarded gate, a school boundary, or proximity to The Mulholland and The Commons at Calabasas. If you are weighing a sale and want a second opinion on value or timing, Davis is happy to walk through it with you, no obligation: davisbartels.com or (805) 341-6125.
Thinking About Buying or Selling in Calabasas?
Davis Bartels and the DB Real Estate Group have closed 500+ transactions across the Conejo Valley and west Los Angeles since 2009. If any of this applies to your situation, reach out for a no-pressure conversation.
Contact Davis: davisbartels.com
