In This Article

Calabasas neighborhoods guide searches have surged 340% in 2026 as buyers seek alternatives to pricy coastal markets. With the average Calabasas home value at $1,638,927, down 2.9% over the past year according to Zillow Research, this Santa Monica Mountains enclave offers compelling value for luxury living. From celebrity havens like The Oaks to family friendly Calabasas Hills, each community delivers distinct advantages for different lifestyles.

This comprehensive breakdown examines every major Calabasas neighborhood with current pricing data, school ratings, and lifestyle factors that matter most to buyers in 2026. Whether you're comparing Calabasas Hills vs The Oaks or evaluating Las Virgenes school boundaries, you'll find the specific information needed to make the right choice for your family.

What are Current Home Prices in Calabasas Neighborhoods for 2026?

Calabasas real estate pricing varies dramatically by neighborhood and amenities. The median home price in Calabasas, CA, is $1,820,000, up 25.52% compared to last year per Redfin Data Center, though individual communities show significant variation.

Premium gated neighborhoods command the highest prices. The median sale price of a home in Calabasas Hills was $1.8M last month, up 10.1% since last year , while the median sale price of a home in Calabasas Park was $2.5M last month, up 53.8% since last year . The ultra luxury tier reaches even higher, with the median sale price of a home in Calabasas Park Estates at $2.6M last month .

Median Home Prices by Calabasas Neighborhood (2026)

$0$1M$2M$3M$1.8M$2.5M$2.6M$2.7M$1.2MCalabasas HillsCalabasas ParkPark EstatesThe OaksEntry Level

Source: Redfin, MLS data, January 2026

Market conditions remain mixed with homes selling in 98 days with the average homes selling for about 3% below list price . However, average days on market dropped from 42 days in December 2025 to 28 days in March 2026, with homes priced correctly selling quickly, often with multiple offers pushing final sales prices 2-5% above list .

For buyers, using the 28% rule, you would need to make at least $398K a year to afford the median home price in Calabasas based on current mortgage rates from the Federal Reserve.

Which Gated Communities Offer the Most Luxury in Calabasas?

Calabasas features over 20 privately gated communities and over 10 communities that are 24-hour guard gated , each offering distinct amenities and exclusivity levels. Calabasas gated communities are among world's most exclusive and desirable places to live in Southern California, with homes offering the best of the best in luxury living .

The Oaks remains the crown jewel. The Oaks neighborhood is one of the most luxurious neighborhoods in the city, gated and guarded 24/7 by security, often making the news for celebrities like Kim Kardashian, Kris Jenner, Justin Bieber, and Logan Paul . With about 500 plus luxury homes, this community features exclusive amenities such as a club house with heated swimming pools, basketball and tennis courts, an indoor gym, 24-hour guarded gate, multiple parks, and lavish grounds .

Calabasas Hills offers more accessible luxury. Calabasas Hills consists of 490 homes ranging from 1,540 to 5,312 square feet with 24-hour guarded entrance, with most real estate selling for under $2 million . The community appeals to families with walking distance to Bay Laurel Elementary School and amenities including a community pool, spa, clubhouse, and park with three tennis courts .

The Ridge at Calabasas provides intimate luxury with a guarded gated community of around 50 luxury homes priced from $2.3M to $4.7M . Vista Pointe ranges from $1.6M to $4.6M and is located along the transverse ranges between the 101 Freeway and Parkway Calabasas Road .

For those seeking ultra-exclusive estates, Abercombie Ranch Estates features 13 parcels ranging from 3 to 18 acres in size, priced from $3M to $5M .

How Do Las Virgenes Schools Impact Your Neighborhood Choice?

Education drives significant premium pricing in Calabasas. Homes zoned for Las Virgenes Unified School District command 10-15% premiums due to access to top-ranked schools like Calabasas High, with these homes maintaining value better during downturns and appreciating faster during growth periods .

Las Virgenes Unified School District (LVUSD) is ranked among the nation's top districts and encompasses 15 schools, serving Agoura Hills, Calabasas, Hidden Hills, Bell Canyon and Westlake Village as a destination district with superior academics, award-winning programs, and championship athletics .

School Level Reading Proficiency Math Proficiency District Performance
Elementary 68% 61% Above State Average
Middle School 62% 49% Above State Average
High School 66% 42% Above State Average

Schools offer innovative programs including AP Capstone, Arts and Media Academy, International Baccalaureate, Independent Study, GATE, Dual Language Immersion and a Public Waldorf School TK-8, with students accepted into the most prestigious colleges and universities . Calabasas High School boasts a 95.1% four-year graduation rate and a 4.3% dropout rate, both better than state averages .

The district serves approximately 9,660 students with 40% minority enrollment and 14.9% economically disadvantaged , spending $14,246 per student each year according to GreatSchools data.

Where is Calabasas Located and What's the Commute Like?

Calabasas sits 29.9 miles northwest of downtown Los Angeles in the southwestern San Fernando Valley, strategically positioned between the Santa Monica and Santa Susana mountains. The location provides proximity to studios, Los Angeles International Airport, downtown and only fifteen minutes to the beaches of Malibu .

Commute times vary significantly by destination and time of day. The fastest way to get from Calabasas to Los Angeles Downtown is to drive, which takes 32 minutes , while the driving distance between Calabasas to Santa Monica is 18 miles, taking approximately 30 minutes .

For beach access, residents enjoy quick connections to Malibu via Las Virgenes/Malibu Canyon Road. The commute to employment centers like Century City, Beverly Hills, and West LA typically ranges from 25-45 minutes depending on traffic patterns.

Public transportation options exist but require transfers, with LA DOT operating bus service from Calabasas to downtown LA four times daily, taking 1 hour 21 minutes for $3-4 .

What Makes Each Calabasas Neighborhood Unique for Daily Living?

Daily life in Calabasas centers around The Commons at Calabasas, the city's premier lifestyle destination. With its beautiful open-air layout, distinctive Mediterranean architecture, lavish landscaping and dynamic fountains, The Commons is the ultimate in shopping, dining and entertainment . The Commons is an open-air plaza, making it very walkable where you can easily stroll between shops and restaurants .

Coffee culture thrives with local favorites like Pedalers Fork, which combines a local scratch restaurant, genuine bar, 10 Speed Coffee Shop, and boutique bike shop all under one roof . The venue serves as a vibrant community hub where people gather to enjoy good food, great coffee, and engaging company, with community events enhancing its appeal as a central part of the Calabasas social scene .

Outdoor recreation centers on Malibu Creek State Park. Fourteen-mile Malibu Creek is the principal watercourse of the Santa Monica Mountains with 15 miles of streamside trail through oak and sycamore woodlands on chaparral-covered slopes . Hiking, fishing, bird-watching, mountain biking, rock climbing and horseback riding opportunities abound in this park, where many movies and TV shows, including Planet of the Apes and M*A*S*H, were filmed .

For families, neighborhoods like Saratoga Ranch offer proximity to natural amenities. The community is situated right next to Grape Arbor Park with nearby attractions including Coyote Pasture hiking area, Juan Bautista de Anza Park, and Talepop Trail , while remaining just a short drive from Erewhon and the Summit at Calabasas, plus 0.5 miles from Pepperdine University's Calabasas campus .

The dining scene extends beyond The Commons with local gems throughout the city. Popular spots include established restaurants in the area, though specific business recommendations change frequently as the local scene evolves.

Frequently Asked Questions About Calabasas Neighborhoods

What's the difference between living in The Oaks vs Calabasas Hills?

The Oaks represents ultra-luxury living with celebrity residents, extensive amenities, and homes ranging from $2M to $24M. Calabasas Hills offers more accessible luxury with homes under $2M, 24-hour security, and strong family amenities including proximity to elementary schools and community facilities. Both provide gated security but The Oaks offers more exclusive amenities and larger estates.

Are all Calabasas neighborhoods gated communities?

No, while Calabasas features over 20 gated communities, several neighborhoods like Greater Mulwood and parts of Calabasas Park are non-gated but highly desirable. Communities like The Oaks and Calabasas Park Estates are gated, while areas like Greater Mulwood and Calabasas Park are non-gated but highly desirable . Non-gated areas still benefit from the city's overall security and amenities.

How much should I budget for HOA fees in Calabasas gated communities?

HOA fees vary significantly by community amenities and services. Most gated areas in Calabasas have HOA fees that support security and shared amenities . Expect monthly fees ranging from $200-800 depending on the community, with luxury communities like The Oaks commanding higher fees for extensive amenities including pools, tennis courts, and 24-hour security.

Which Calabasas neighborhoods are best for families with school-age children?

Greater Mulwood, Calabasas Park, and Vista Pointe are particularly family-friendly . All benefit from Las Virgenes Unified School District access, but proximity to specific schools varies. Calabasas Hills offers walking distance to Bay Laurel Elementary, while other neighborhoods may require short drives to assigned schools. Consider both school assignments and community amenities when choosing.

Thinking About Buying or Selling in Calabasas?

Davis Bartels and the DB Real Estate Group have helped nearly 1,000 families navigate the local market since 2009. 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