Photo: Houzz
I've lived in Calabasas going on two decades now, and in that time I have watched this city become one of the most deliberate relocation choices in Los Angeles. Buyers do not stumble into Calabasas.
They choose it, usually after comparing it against Beverly Hills, the Westside, and the Conejo Valley, and deciding that space, privacy, schools, and community matter more than a shorter commute. If you are moving to Calabasas, here is what you need to know, grounded in current market data.
Calabasas is a deliberate relocation choice for luxury buyers seeking space, privacy, and strong schools within reach of the Westside. In September 2026, Realtor.com reported 175 active homes for sale, a 96% sale-to-list ratio, and a median 63 days on market, giving prepared buyers real negotiating room.
Last updated: September 27, 2026
Key takeaways for buyers moving to Calabasas:
- Median listing price is $2,372,500 with 175 active homes for sale (Realtor.com, September 2026), and homes sell at 96% of asking with a median 63 days on market.
- Neighborhoods range from Greater Mulwood near $1.9M to The Oaks near $5.5M, each with a different lifestyle and buyer pool.
- Served by the Las Virgenes Unified School District plus respected private schools including Viewpoint and MUSE Global.
- Roughly 30 to 40 minutes to the Westside outside peak hours via the 101; plan for an hour or more at peak.
- Fall 2026 favors prepared buyers: softening prices, negotiating sellers, and real room to negotiate below asking.
Why are so many buyers choosing Calabasas right now?
Calabasas offers something rare inside Los Angeles: room to breathe. Large lots, guard-gated enclaves, strong public schools, and a genuine small-city feel, all within reach of the Westside. For families trading a condo in the city for a compound with a yard, or executives who work from home most days, the math is compelling.
The market is cooperating too. In September 2026 there are 175 active homes for sale across Calabasas (Realtor.com), and homes are selling at 96% of asking price with a median 63 days on market. Realtor.com classifies the city as a balanced market, but a 96% sale-to-list ratio means prepared buyers have genuine negotiating room.
What do Calabasas neighborhoods actually offer?
Calabasas is a collection of distinct micro-markets, and where you land shapes everything about the lifestyle.
The Oaks is the prestige address: guard-gated, with a median listing price of $5,500,000 and 12 homes currently for sale (Realtor.com, September 2026). Large estates, mature landscaping, and maximum privacy.
The 91302 zip code broadly, with a median listing price of $3,497,000 across 160 listings, covers much of central and north Calabasas, including sought-after pockets near the lake and the foothills.
Greater Mulwood, at a $1,888,000 median listing price with 17 homes for sale, is the entry point to single-family Calabasas living, popular with young families.
Calabasas Village and Calabasas Highlands offer attached and smaller single-family options with 13 and 10 active listings respectively, a practical starting point for buyers who want the schools and the zip code first and plan to move up later.
What does $2M, $3.5M, or $6M buy in Calabasas today?
At around $2 million, you are looking at Mulwood-area single-family homes, often 4 to 5 bedrooms around 2,700 to 3,000 square feet. Current listings include a 5-bedroom, 3-bath home at $1,995,000 and another 5-bedroom at $1,999,000 (CRMLS via local IDX feeds, September 2026). This is the most competitive tier, because it is where the most buyers cluster.
At $3 million to $4 million, the picture opens up considerably: updated single-family homes with pools and real privacy. Recent closings include a 6-bedroom, 7-bath estate that sold for $3,550,000 in September 2026 and a 4-bedroom, 6-bath home near The Oaks that sold for $3,900,000 in August 2026 after 119 days on market.
Photo: Pexels
At $5 million and above, you enter The Oaks and the view estates above the valley, where acreage, architecture, and seclusion set the price. Current listings include a 5-bedroom, 6-bath estate at $6,395,000 with pool, spa, and pickleball court, and another at $4,999,999, both in The Oaks (MLS data, September 2026).
What about the schools?
In my experience, schools drive more Calabasas relocations than any other single factor. The city is served by the Las Virgenes Unified School District, plus well-regarded private options. The verified list as of September 2026:
Public: Calabasas High School, Alice C. Stelle Middle School, Arthur E. Wright Middle School, Bay Laurel Elementary, Chaparral Elementary, Lupin Hill Elementary, Round Meadow Elementary, and Indian Hills Continuation High School.
Private: Viewpoint School (K-12), MUSE Global School (Pre-K-12), Calmont School, and Mesivta of Greater Los Angeles (9-12).
If school boundaries matter to your search, tell your agent before you start touring. Attendance zones do not always follow the neighborhood names you see on listings.
What is the commute really like?
Honest answer: the 101 is the 101. Outside peak hours, the Westside and Beverly Hills run about 30 to 40 minutes. At peak, plan for an hour or more. Warner Center and the western Valley are 15 to 25 minutes, which is why Calabasas works so well for buyers whose offices sit west of the 405. Treat these as traffic-dependent estimates, not guarantees.
The relocation buyers thriving here tend to share a profile: hybrid or remote schedules, or careers centered on the Westside, the Valley, or the Conejo corridor rather than downtown. If you are downtown five days a week, have the commute conversation with yourself before you fall in love with a house.
What is daily life actually like in Calabasas?
The Commons at Calabasas anchors daily life with upscale shopping and dining. The Santa Monica Mountains put trailheads minutes from most neighborhoods. Calabasas Lake, the country club golf course, and a full calendar of community events give the city a social fabric that many LA transplants say they did not expect. It is quieter than the Westside by design, and for most relocating buyers, that is the point.
Photo: Pexels
Is fall 2026 a good time to buy in Calabasas?
For relocating buyers, the current setup is favorable. The median listing price sits at $2,372,500, down 7.59% month over month (Realtor.com, September 2026), the 96% sale-to-list ratio means sellers are negotiating, and the median 63 days on market gives buyers time to be deliberate. Financing costs are real, but motivated sellers and room below asking are offsetting them for well-prepared buyers.
My pricing guide for this market, How to Price a Luxury Home in a Market Where Buyers Have the Leverage, was written for sellers, but relocating buyers should read it too. It shows exactly where sellers are soft, which is where your opportunity is.
How should you start your Calabasas home search?
A few practical steps, in order. Get fully pre-approved or proof-of-funds ready before touring, because the best homes still move quickly. Decide your non-negotiables early: schools, gates, lot size, commute tolerance. Work with someone who actually lives and sells in these micro-markets, because the difference between Mulwood and The Oaks is not something you learn from a listing feed.
And ask about off-market options. In my experience, some of the best Calabasas-area luxury sales happen quietly, and relocating buyers who only watch the portals miss them. I handle private, off-market purchases for buyers who want access before the public sees a home.
Frequently asked questions about moving to Calabasas
Is Calabasas a good place to live?
Calabasas consistently attracts relocating luxury buyers for its large lots, guard-gated communities, strong schools, and small-city feel within reach of the Westside. It suits buyers who prioritize space, privacy, and community over a short commute.
What is the median home price in Calabasas?
The median listing price was $2,372,500 in September 2026 (Realtor.com), while the median sold price was $1,911,500. Neighborhood medians range from $1,888,000 in Greater Mulwood to $5,500,000 in The Oaks.
How far is Calabasas from Beverly Hills?
About 30 to 40 minutes via the 101 outside peak hours, and an hour or more during peak commute times. Warner Center and the western San Fernando Valley are 15 to 25 minutes away. These are traffic-dependent estimates.
What schools are in Calabasas?
Calabasas is served by the Las Virgenes Unified School District, including Calabasas High School, two middle schools, and four elementary schools, plus private options such as Viewpoint School (K-12) and MUSE Global School (Pre-K-12).
Is Calabasas a buyer's or seller's market right now?
Realtor.com classifies Calabasas as a balanced market in September 2026. But homes selling at 96% of asking with a median 63 days on market gives prepared buyers real negotiating room.
Planning a Calabasas relocation? Call or text me at 310.701.9747. I will talk through neighborhoods, schools, and timing honestly, whether you buy in three months or three years.
Stephen White Luxury Estates Director Christie's International Real Estate Southern California Based in Calabasas. About 20 years of experience. $128M in career sales. (310) 701-9747 · [email protected] · whiteluxuryhomes.com Realtor(R) · DRE 02009880 · Christie's International Real Estate DRE 01527644433 N Camden Dr Suite #600, Beverly Hills, CA 90210
