This page covers Bellagio homes for sale in Calabasas. Scroll down for neighborhood details, market insight, and current listings via Rover IDX.
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Bellagio is a gated community in Calabasas developed with a Mediterranean-influenced architectural theme that gives its streetscapes and home exteriors a visual cohesion uncommon in communities where individual custom designs result in architectural diversity. The stucco exteriors, tile roofs, and Mediterranean-style landscaping that characterize the Bellagio community’s visual identity were established through the architectural guidelines of the community’s original development documents, which continue to govern the appearance of modifications and additions. The consistency of the architectural character is a preference driver for buyers who appreciate the coherent visual environment that the theme produces, and it has supported the community’s identity within the Calabasas gated market.
The Bellagio HOA maintains the community’s common areas, manages the gate infrastructure, and enforces the architectural guidelines that preserve the Mediterranean character. Monthly dues cover the gate staffing, common area landscape maintenance, and the administrative costs of the Association. The community’s pool facility is available to residents and provides a recreational amenity that supplements the private outdoor living spaces of individual homes. Lot sizes at Bellagio support outdoor entertaining areas, and many homes have been expanded or improved to include covered outdoor kitchens, pool additions, and entertainment patios that take advantage of the Calabasas climate.
Pricing at Bellagio ranges from approximately $2.5 million at the entry level for smaller homes without significant renovation, through $4 million and above for the largest and most improved properties on better lots. The community’s position in the broader Calabasas gated market reflects its Mediterranean design character and its established neighborhood infrastructure, with pricing that tracks closely with the middle tier of the Calabasas gated community range. Las Virgenes Unified School District, including Calabasas High School, serves all Bellagio addresses. The Knight Group provides buyer and seller representation across Bellagio and the full Calabasas gated community market.
This area of Los Angeles represents the kind of residential character that draws buyers away from more generic suburban options. The combination of established streetscapes, accessible local amenities, and strong community identity creates a living environment that sustains demand even during broader market slowdowns. Buyers who discover this specific pocket of Los Angeles frequently note that its character differs meaningfully from adjacent neighborhoods — in ways that matter to long-term ownership satisfaction.
The residential mix here includes a range of price points, architectural periods, and lifestyle configurations that serves buyers from different stages of life. This diversity of options means that buyers in multiple income brackets often compete for the same addresses — keeping days-on-market competitive and absorption rates steady. The Knight Group monitors both the listed and off-market inventory in this area to give our clients early access to opportunities before they become widely known.
Buyers targeting Los Angeles should approach the market with a clear sense of their priorities and a financing situation that allows them to move quickly when the right property appears. The inventory in this area tends to absorb well-priced properties faster than buyers expect — particularly when a home is updated, well-located within the area, and priced within the most active demand tier.
The most common mistake buyers make in Los Angeles is treating early viewings as low-stakes exploration. By the time a listing has been toured casually and a buyer decides they want it, a serious competing buyer has often already submitted an offer. Working with The Knight Group means you’re identifying opportunities earlier and positioned to act with confidence rather than urgency-driven concessions.
Pre-approval with a reputable local lender is a baseline expectation in this market. Sellers in Los Angeles routinely request proof of funds or pre-approval letters before accepting showing appointments on competitive listings. Having that documentation prepared signals that you’re a serious buyer and often earns better access to sellers who might otherwise prioritize buyers who have demonstrated financial readiness.
Sellers in Los Angeles benefit from positioning their home within the first two weeks of listing at the right price — not an aspirational price. The local buyer pool responds to new inventory quickly, and well-priced homes in strong condition often see their most competitive offers in the first seven to ten days. Overpricing at the outset frequently results in price reductions that train buyers to expect further reductions, ultimately yielding a lower sale price than a correctly priced launch would have achieved.
Pre-listing preparation matters more in Los Angeles than in markets where buyers routinely expect to do work. Buyers here are often purchasing at or near the top of their financial capacity, which makes deferred maintenance and cosmetic updates feel more consequential. Minor investments in paint, landscaping, and hardware updates consistently return multiples of their cost in buyer perception and final sale price.
The Knight Group’s approach to seller representation includes a detailed comparable market analysis specific to the immediate neighborhood, not just the broader city, along with photography and marketing positioning calibrated to the specific buyer demographic most likely to value your home’s distinguishing features.
Residential real estate in Los Angeles has demonstrated consistent long-term appreciation driven by a combination of supply constraints, strong employment access, and sustained buyer demand from multiple demographic groups. The Southern California market overall maintains one of the most reliable appreciation profiles in the country, and well-located properties within established neighborhoods like those in Los Angeles tend to outperform broader market averages.
Buyers who approach their purchase with a five-to-ten year horizon are typically well-served in this market. Short-term ownership in any market carries more risk, and Los Angeles is no exception — transaction costs make short holding periods less predictable. But buyers who commit to the area and allow appreciation to compound alongside principal paydown historically achieve meaningful equity positions.
Rental demand in Los Angeles also supports the investment thesis for buyers who may need flexibility. The rental pool is active and can absorb well-maintained single-family homes and condominiums at rates that, in many cases, offset carrying costs meaningfully. The Knight Group can provide current rental comparable data to help buyers model ownership scenarios accurately.
The Knight Group maintains an active presence in Los Angeles and the surrounding areas — not just as a transactional brokerage, but as a genuine local resource for buyers and sellers who want an informed, strategic partner throughout the process. Our familiarity with this specific market means we can identify when a listing is priced correctly versus aspirationally, when a neighborhood’s trajectory is improving, and when off-market opportunities are worth pursuing before they reach the MLS.
For buyers, that local knowledge translates into better targeting of time and energy — focusing on properties and pockets that genuinely fit your criteria rather than touring everything in a zip code. For sellers, it means pricing decisions grounded in what this specific street and neighborhood are actually clearing at, not what a broader market index suggests.
We work with a limited number of clients at any given time to ensure that every buyer and seller receives the level of attention and market intelligence that a significant financial transaction deserves. If you’re considering a purchase or sale in Los Angeles and want to understand what’s currently available — including off-market inventory we’re tracking — reach out to The Knight Group directly for a confidential initial conversation.
Calabasas is one of the Valley’s most prestigious communities, known for its celebrity resident base, Las Virgenes Unified school quality, the Commons at Calabasas walkable shopping center, and quick access to Malibu via Mulholland Highway.
Bellagio falls within Las Virgenes USD. LVUSD is consistently rated among California’s best school districts, with Calabasas High among California’s top-ranked public high schools. Buyers should verify the specific school assignment for any unit through the district’s school finder tool, as assignment can vary by specific address.
The 101 connects east to the Valley (20 to 30 minutes to Sherman Oaks). Malibu via Mulholland is approximately 25 minutes.
The Commons at Calabasas provides the city’s primary dining with Lure Fish House, Sagebrush Cantina, and several other restaurants.
Calabasas provides a range of outdoor and cultural recreation options for residents. Buyers should walk or drive the specific streets around Bellagio to evaluate walking distance to their priority amenities — park access, grocery options, transit stops, and restaurant concentrations vary by the specific building location within Calabasas.
Los Angeles Unified School District (LAUSD) serves this area. The combination of public school performance and proximity to private school alternatives makes Los Angeles a consistent choice for education-focused buyers. Strong school districts are one of the primary drivers of sustained home price appreciation over long investment horizons, and Los Angeles’s school profile supports that thesis.
Commuting residents use LA freeway network and Metro system for typical daily routes, with drive times of 15–45 minutes to major employment centers throughout Los Angeles. The increasing flexibility of remote and hybrid work arrangements has reduced the commute priority for many buyers, but freeway and transit access remain a meaningful factor in pricing at the sub-neighborhood level.
For daily life, local restaurant corridors and neighborhood dining provides dining and retail options without requiring significant driving. parks, trails, and coastal access throughout Southern California give residents access to outdoor recreation that Southern California buyers consistently prioritize. The year-round mild climate extends the effective use of outdoor amenities — a genuine quality-of-life advantage that is difficult to replicate in other US markets.
Calabasas condos offer LVUSD school quality and the Calabasas lifestyle at lower prices than the city’s gated single-family communities.
Units at Bellagio have historically traded in the $500K to $2.5M range depending on floor plan size, floor level, view orientation, and renovation level. Properties with premium views or significant updates trade at the upper end of the community’s range; standard-condition units on lower floors or without premium views represent the entry point.
Families prioritizing LVUSD, entertainment professionals who want Malibu proximity without Malibu prices, and buyers who want the Calabasas address at a condo price point.
LVUSD quality and community prestige support consistent long-term appreciation. Within Bellagio, units on higher floors with view exposure typically achieve better rental rates and shorter vacancy periods. HOA fees should be evaluated as part of the total cost of ownership when comparing investment returns to alternatives. The Knight Group can provide a return analysis specific to Bellagio for clients evaluating the investment case.
A portion of condo transactions at buildings like Bellagio occur off-market, particularly when a resident wants to test buyer interest without the commitment of a public listing. The Knight Group’s access to Compass Private Exclusives and its direct relationships in the Calabasas condo market provide buyers with a window into Bellagio inventory that does not appear on Zillow or Redfin. Buyers specifically targeting Bellagio should register their interest with The Knight Group to be notified immediately when a unit becomes available, including off-market opportunities.
Active and recent transactions in this area of Los Angeles reflect the $500K–$2.5M range for comparable properties, with condition and specific location within the neighborhood driving positioning within that range. Fully updated, well-staged homes in prime pockets typically receive multiple offers within days. Deferred maintenance and dated layouts tend to sit considerably longer and attract lower offers.
The buyer pool here skews toward buyers seeking urban convenience and strong location fundamentals. This demand composition is important for sellers pricing their homes and for buyers calibrating offer strategy — understanding who else is bidding and why informs how aggressive to be on pricing, contingency waiver, and close timeline.
proximity to employment, lifestyle amenities, and transportation drives consistent demand. The Knight Group provides a detailed current market analysis for this specific area on request — including recent sales data, pending transactions, and off-market comparables that don’t appear in standard MLS searches.
HOA fees cover building maintenance and shared amenities — review reserve fund health before purchasing
What is the architectural character of Bellagio Calabasas?
Bellagio Calabasas was developed with a Mediterranean architectural theme, including stucco exteriors, tile roofing, and landscaping that reflects the Mediterranean style. The community’s Covenants, Conditions, and Restrictions require that modifications and additions to homes maintain consistency with this architectural character, which has preserved the visual cohesion of the community since its original development. Buyers considering major exterior modifications should review the HOA’s architectural guidelines before proceeding, as approval from the architectural committee is required for changes to the exterior appearance of any property.
What are typical HOA dues at Bellagio Calabasas?
Bellagio Calabasas HOA dues are consistent with the mid-range of the Calabasas gated community spectrum, covering the gate infrastructure, common area maintenance, pool facility operations, and administrative costs of the Association. The specific current dues should be confirmed directly with the Association or through the listing documentation for any property under consideration, as dues are subject to annual adjustment. Buyers should also request the reserve fund study to assess the adequacy of the Association’s capital reserves for major maintenance items.
Are Bellagio Calabasas homes on the Las Virgenes school district?
All Bellagio Calabasas addresses are within the Las Virgenes Unified School District. LVUSD serves the community through the district’s network of elementary, middle, and high school assignments, with Calabasas High School serving Bellagio students at the high school level. The LVUSD assignment has been a consistently cited factor in buyer motivation for Bellagio, consistent with all Calabasas gated communities served by the district.
Buyers evaluating Bellagio Calabasas alongside other Calabasas Mediterranean-style communities should also consider The Colony at Calabasas and the hillside sections of The Oaks, which have some Mediterranean-influenced home designs within a larger community context. Contact The Knight Group for a comparative market analysis across Bellagio and comparable Calabasas gated community alternatives at your budget and timeline.
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