Calabasas Homes for Sale

Calabasas CA Homes for Sale

Calabasas CA Homes for Sale currently number 145 active listings with a median asking price of $1,795,000 (CRMLS, September 2026).

Most buyers looking at Calabasas CA homes for sale are weighing two things: the Las Virgenes Unified School District and the gated communities. LVUSD ranks among the top public districts in Los Angeles County, and Calabasas High, A.C. Stelle Middle, and Bay Laurel and Chaparral elementary schools pull families here over the Conejo Valley or the eastern San Fernando Valley. The city incorporated in 1991 specifically to keep land use decisions local, and that shows up in what got built.

The housing is lower-density than neighboring Valley cities, with a lot of hillside lots and guard-gated communities. What varies is how much security infrastructure a community carries and how close you are to trailheads at Malibu Creek State Park off Las Virgenes Road, or to The Commons and the 101.

Calabasas is an incorporated city at the western edge of the San Fernando Valley, at the point where the Santa Monica Mountains begin to rise toward the coast. The city incorporated in 1991, and the decision to incorporate was driven in large part by residents who wanted local control over land use and development rather than leaving those decisions to the County of Los Angeles. The result is a city that has maintained a lower-density residential character than many of its San Fernando Valley neighbors, with an emphasis on hillside development, gated community architecture, and preservation of open space that buffers residential areas from commercial activity.

The Las Virgenes Unified School District is the school district that serves Calabasas, and it is consistently ranked among the top public school districts in Los Angeles County. Calabasas High School draws students from across the city and from the adjacent Las Virgenes corridor, and its academic performance metrics have made LVUSD school assignment one of the primary motivating factors for families selecting Calabasas over adjacent communities in the Conejo Valley or the eastern San Fernando Valley. The elementary and middle school feeders to Calabasas High include A.C. Stelle Middle School and Bay Laurel and Chaparral elementary schools, which serve different sections of the city’s residential geography.

The Commons at Calabasas is the primary retail, dining, and entertainment destination within the city. Designed as a lifestyle center with an open-air format and pedestrian-oriented streetscape, The Commons supports a mix of restaurants, specialty retail, a movie theater, and services that serve the Calabasas residential base and draw visitors from the Conejo Valley and western San Fernando Valley. The Calabasas Farmers Market at The Commons operates on weekends and serves as a community gathering point that reflects the city’s residential culture. The Calabasas Inn and the surrounding hospitality infrastructure on Calabasas Road serve the business and leisure traveler market for the western Los Angeles County corporate campuses.

Malibu Creek State Park occupies a substantial portion of the Santa Monica Mountains adjacent to Calabasas, with trailhead access from Las Virgenes Road that is within a few minutes of the city’s residential neighborhoods. The park’s trail network, including the Crags Road and Century Lake trails, provides hiking and mountain biking access to one of the most accessible sections of the Santa Monica Mountains, and Malibu Creek itself is a perennial stream with swimming holes that attract visitors throughout the spring and summer. The park’s proximity to Calabasas residential communities is a consistent draw for outdoor-oriented buyers who prioritize trail access from home.

The celebrity and entertainment industry resident base in Calabasas has been a feature of the city’s identity since the 1990s, when the privacy and security features of the gated communities began attracting high-profile residents who valued the combination of Los Angeles proximity and controlled access. The presence of this resident base has contributed to the security infrastructure investment that many Calabasas communities have made, with guard-gated entrances, roving patrols, and community camera systems that are more elaborate than those found in comparable communities elsewhere in the San Fernando Valley region.

Commute access from Calabasas involves primarily the 101 Freeway (Ventura Freeway), which runs through the south side of the city and provides direct connections east toward the 405 and downtown Los Angeles, and west toward the Conejo Valley, Thousand Oaks, and beyond. The Calabasas commute corridor is managed by a ramp metering system and a managed lane network that somewhat mitigates peak-hour congestion relative to the I-405 corridor, but Calabasas remains a longer commute distance from downtown Los Angeles employment centers than most eastern San Fernando Valley communities. Buyers who work in the media, entertainment, and technology employment clusters of Woodland Hills, Agoura Hills, and the western 101 corridor will find Calabasas commutes more practical than those commuting to Culver City, El Segundo, or downtown Los Angeles on a daily basis.

Comparing Gated Communities and Open Neighborhoods

The biggest practical decision in Calabasas real estate is how much controlled access you actually want. Guard-gated communities carry staffed entrances, patrols, and camera systems, and the cost of that infrastructure shows up in HOA dues every month. Non-gated hillside neighborhoods trade that layer for lower carrying costs and easier coming and going. Neither is objectively better, but the two feel different day to day, and buyers who tour only one type often end up surprised by the other.

Location within the city matters just as much. Homes toward Las Virgenes Road put trailheads minutes away but sit farther from the 101 and The Commons; properties closer to Calabasas Road reverse that trade. Because elementary and middle school feeders serve different sections of the city, families should confirm the specific assignment for any address rather than assuming the district’s reputation applies uniformly.

What are Calabasas CA Homes like to live in?

• Calabasas CA Homes sit at the western edge of the San Fernando Valley where the Santa Monica Mountains begin rising toward the coast.
• Las Virgenes Unified School District serves the city and ranks consistently among the top public school districts in Los Angeles County.
• Calabasas High School draws students from across the city and from the adjacent Las Virgenes corridor.
• A.C. Stelle Middle School and Bay Laurel and Chaparral elementary schools feed Calabasas High and serve different sections of the residential geography.
• School assignment within LVUSD remains a primary motivating factor for families choosing Calabasas over the Conejo Valley or eastern San Fernando Valley.
• Incorporation was driven by residents who wanted local control over land use rather than leaving decisions to the County of Los Angeles.
• Calabasas CA Homes reflect a lower-density residential character than many neighboring San Fernando Valley cities, with hillside lots throughout.
• Guard-gated communities, gated community architecture, and preserved open space buffer residential areas from commercial activity across the city.
• Security infrastructure varies by community, with guard-gated entrances, roving patrols, and community camera systems more elaborate than comparable areas.
• The Commons at Calabasas anchors retail, dining, and entertainment as an open-air lifestyle center with a pedestrian-oriented streetscape.
• Restaurants, specialty retail, a movie theater, and services at The Commons draw visitors from the Conejo Valley and western San Fernando Valley.
• The Calabasas Farmers Market at The Commons operates on weekends and functions as a community gathering point reflecting local residential culture.
• The Calabasas Inn and hospitality infrastructure along Calabasas Road serve business and leisure travelers visiting western Los Angeles County corporate campuses.
• Malibu Creek State Park offers trailhead access from Las Virgenes Road within minutes of Calabasas residential neighborhoods.
• Crags Road and Century Lake trails provide hiking and mountain biking, while Malibu Creek carries perennial swimming holes popular in spring and summer.
• Buyers weighing Calabasas CA Homes typically compare school district quality, gated community security, trail proximity, and access to The Commons and the freeway.