This page covers Calabasas Highlands homes for sale in Calabasas. Scroll down for neighborhood details, market insight, and current listings via Rover IDX.
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Calabasas Highlands is a residential area on the hillside terrain in the southern and western portions of Calabasas that provides an alternative to the highly structured HOA-governed gated communities that dominate the city’s luxury market. Some sections of Calabasas Highlands are governed by an HOA with associated dues and architectural standards, while other sections consist of individual parcels without mandatory HOA membership, providing a higher degree of flexibility in property use and modification relative to the strictly governed gated communities elsewhere in Calabasas. Buyers who value privacy and hillside setting but who are deterred by the HOA restrictions and dues of the major gated communities often find Calabasas Highlands to be a compelling alternative.
The terrain in Calabasas Highlands produces properties with significant view exposure across a range of orientations, with the Santa Monica Mountains visible to the south and the Calabasas valley floor visible in the panoramic sweeps from elevated lots. The natural setting and the lower development density in some sections of the Highlands create a more rural experience than is available in the tightly developed interiors of The Oaks or The Colony. Some properties in the Highlands area are within or adjacent to open space corridors that connect to the broader Santa Monica Mountains trail system, providing informal trail access from residential locations.
Pricing in Calabasas Highlands spans a wide range reflecting the variation in lot size, view quality, home size, and renovation level. Entry-level addresses in the lower sections of the Highlands area can be found in the $1.5 million to $2 million range, while the largest and most improved view properties on premium lots trade at $3 million and above. This pricing variation makes Calabasas Highlands the most accessible Calabasas address category for buyers entering the Calabasas market at the lower end of the city’s price range. Las Virgenes Unified School District, including Calabasas High School, serves Calabasas Highlands addresses. Contact The Knight Group for current listings and comparable sale data in Calabasas Highlands.
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.
Calabasas Highlands 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 Calabasas Highlands 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 Calabasas Highlands 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 Calabasas Highlands, 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 Calabasas Highlands for clients evaluating the investment case.
A portion of condo transactions at buildings like Calabasas Highlands 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 Calabasas Highlands inventory that does not appear on Zillow or Redfin. Buyers specifically targeting Calabasas Highlands 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
Does all of Calabasas Highlands have HOA requirements?
Calabasas Highlands is not a uniform HOA-governed community. Some sections and specific developments within the Calabasas Highlands area are subject to mandatory HOA membership with associated dues and CC&R restrictions. Other parcels within the broader Calabasas Highlands area are individual lots without mandatory HOA affiliation, giving owners more flexibility in property use and modification. Buyers should verify the specific HOA status of any Calabasas Highlands property they are evaluating, as the governance structure varies significantly by address within the area.
What is the price range in Calabasas Highlands?
Calabasas Highlands spans a wide price range, reflecting the area’s variation in lot size, view quality, home size, and HOA governance. Entry-level addresses in the lower sections of the area have traded from the upper $1 million tier, while the largest and most improved view properties on premium hillside lots have traded at $3 million and above. The pricing variation makes Calabasas Highlands the most accessible entry point for buyers seeking a Calabasas address and LVUSD school assignment at prices below the major gated community tier.
What schools serve Calabasas Highlands residents?
Calabasas Highlands is within the Las Virgenes Unified School District. School assignments for specific addresses follow LVUSD attendance boundaries, with Calabasas High School serving Calabasas Highlands students at the high school level. The LVUSD assignment applies regardless of whether a specific Calabasas Highlands property is in an HOA-governed section or an unaffiliated parcel, as school district boundaries are independent of community governance structure.
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