Buying in Calabasas 2026: Neighborhoods, Prices and Schools

More buyers priced out of the coast are taking a hard look at Calabasas. Zillow Research puts the average Calabasas home value at $1,638,927, down 2.9% over the past year, which is a very different picture from the median figures below. The gap tells you how much the answer depends on which homes happened to sell in a given month. From The Oaks at the top of the market to Calabasas Hills for families, each community serves a different buyer.

Below is a neighborhood by neighborhood look at pricing, school ratings and lifestyle factors: how Calabasas Hills compares with The Oaks, where the Las Virgenes school boundaries fall, and what daily life actually looks like in each community.

What are Current Home Prices in Calabasas Neighborhoods for 2026?

Calabasas pricing varies widely by neighborhood. Redfin Data Center puts the citywide median sale price at $1,820,000, up 25.52% from a year earlier. A median that jumps that much in a city this small usually reflects a shift in which homes sold rather than a 25% gain on any one house, so read it as a mix signal, not an appreciation rate.

Gated neighborhoods command the highest prices. In the most recent month of data, the median sale price in Calabasas Hills was $1.8M, up 10.1% year over year, and Calabasas Park came in at $2.5M, up 53.8% (a swing that says more about the mix of homes sold than about values). Calabasas Park Estates topped that with a $2.6M median.

Market conditions are mixed, and the data sources disagree. One trailing measure shows homes taking about 98 days to sell at roughly 3% below list. Another shows average days on market falling from 42 in December 2025 to 28 in March 2026, with correctly priced homes drawing multiple offers and closing 2 to 5% above list. The practical read: overpriced listings sit for months, while homes priced to the comps move fast.

For buyers, the 28% rule suggests a household income of at least $398K a year to afford the median priced Calabasas home at current mortgage rates from the Federal Reserve. Treat that as a rough benchmark. Down payment, other debt, property taxes, insurance and HOA dues all move the real number, and a lender can run it properly.

Which Gated Communities Offer the Most Luxury in Calabasas?

Calabasas has more than 20 privately gated communities, and more than 10 of them have 24-hour guards. They differ meaningfully in price, home size, amenities and how strict the gate actually is, so the label alone tells you little.

The Oaks sits at the top of the market. It is gated and guarded around the clock, and it makes the news regularly for the celebrities who have owned there, including Kim Kardashian, Kris Jenner, Justin Bieber and Logan Paul. The community has roughly 500 homes and a clubhouse with heated pools, basketball and tennis courts, an indoor gym and several parks.

Calabasas Hills is the more attainable guard gated option: 490 homes from 1,540 to 5,312 square feet, a 24-hour guarded entrance, and most sales under $2 million. Families like it for the walk to Bay Laurel Elementary and for the community pool, spa, clubhouse and park with three tennis courts.

The Ridge at Calabasas is small and guard gated, around 50 homes priced from $2.3M to $4.7M. Vista Pointe ranges from $1.6M to $4.6M and sits in the hills between the 101 Freeway and Parkway Calabasas.

For buyers who want acreage, Abercombie Ranch Estates has 13 parcels of 3 to 18 acres, priced from $3M to $5M.

How Do Las Virgenes Schools Impact Your Neighborhood Choice?

Schools are a big part of the price. Homes zoned for Las Virgenes Unified are generally estimated to carry a 10 to 15% premium over comparable homes outside the district, driven by access to schools like Calabasas High, and that demand tends to cushion values in slower markets. The premium is an estimate, not a guarantee, and it varies by price point.

Las Virgenes Unified School District (LVUSD) runs 15 schools serving Agoura Hills, Calabasas, Hidden Hills, Bell Canyon and Westlake Village, and it regularly ranks among the nation's top districts.

Programs include AP Capstone, an Arts and Media Academy, International Baccalaureate, Independent Study, GATE, Dual Language Immersion and a public Waldorf school for TK through 8. Calabasas High School posts a 95.1% four-year graduation rate and a 4.3% dropout rate, both better than state averages.

The district serves roughly 9,660 students, 40% of them minority enrollment and 14.9% economically disadvantaged, and spends $14,246 per student per year according to GreatSchools data.

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

Calabasas sits about 30 miles northwest of downtown Los Angeles at the southwestern edge of the San Fernando Valley, between the Santa Monica and Santa Susana mountains. The studios and the Westside are reachable, LAX is a real drive, and Malibu's beaches are roughly fifteen minutes over the hill when the canyon is clear.

Commute times depend heavily on when you leave. Driving to downtown Los Angeles takes about 32 minutes with no traffic and considerably longer at peak. Santa Monica is about 18 miles and roughly 30 minutes under the same no-traffic assumption.

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 transit exists but is thin. LA DOT runs bus service from Calabasas to downtown LA four times daily, about 1 hour 21 minutes for $3 to $4, and most other destinations require transfers.

What Makes Each Calabasas Neighborhood Unique for Daily Living?

Daily life in Calabasas centers on The Commons at Calabasas, an open-air shopping and dining center with Mediterranean architecture and fountains. It is walkable in a way most of the Valley is not, which is a large part of its appeal.

The local coffee stop is Pedalers Fork, which puts a scratch restaurant, a bar, 10 Speed Coffee and a bike shop under one roof. It doubles as a gathering spot, and its events are a fixture of the Calabasas social calendar.

Outdoor recreation centers on Malibu Creek State Park. Malibu Creek is the main watercourse of the Santa Monica Mountains, and the park has about 15 miles of streamside trail through oak and sycamore woodland. Hiking, fishing, birding, mountain biking, rock climbing and horseback riding are all in play, and the backcountry served as the set for Planet of the Apes and M*A*S*H.

For families, Saratoga Ranch is a good example of a neighborhood built around open space. It sits next to Grape Arbor Park, near the Coyote Pasture hiking area, Juan Bautista de Anza Park and the Talepop Trail, and it is a short drive to Erewhon and the Summit at Calabasas and about half a mile from Pepperdine's Calabasas campus.

Frequently Asked Questions About Calabasas Neighborhoods