Homes for Sale in 90290
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You’re standing at the precipice of a life-changing decision. The air is thick with anticipation as you scroll through listings of homes for sale in 90290, each one a potential canvas for your future. This isn’t just about buying a house; it’s about crafting a lifestyle in one of Southern California’s most coveted zip codes.
Let’s face it: house hunting can be exhausting. The endless open houses, the disappointing properties that looked so much better online, the fear of missing out on the one. But here in 90290, something feels different. Maybe it’s the way the sunlight dances off the Santa Monica Mountains, or how the scent of sage and chaparral mingles with ocean breezes. Whatever it is, you can’t shake the feeling that your perfect home is hiding just around the next bend in Topanga Canyon.
So, buckle up. We’re about to embark on a journey through:
– The unique charm and character of 90290’s real estate landscape
– Current market trends that could make or break your investment
– Insider tips on navigating this competitive market
– A deep dive into what life in this zip code really looks like (spoiler: it’s not all yoga retreats and celebrity sightings)
You’re not just buying a home in 90290; you’re buying into a lifestyle. This isn’t your average suburban sprawl or cookie-cutter development. No, this is Topanga, baby, where the counter-culture of the 60s never really died, it just got a facelift and started doing Pilates.
Imagine waking up to the sound of… nothing. No traffic, no sirens, just the occasional coyote howl or owl hoot. You step out onto your deck, coffee in hand, and watch the morning mist roll off the Santa Monica Mountains. This is your reality in 90290.
But let’s not get too carried away with the bucolic fantasy. Living in Topanga comes with its own unique set of challenges. For one, you’ll need to get used to sharing the road with cyclists, horses, and the occasional peacock. Yes, you read that right. Peacocks. They’re like the neighborhood watch, only louder and with better plumage.
What sets Topanga apart isn’t just its natural beauty or unique homes – it’s the people. This community has a spirit that’s hard to find elsewhere in Los Angeles County. It’s a place where:
Let’s talk schools. If you’ve got little ones (or are planning on some), you’ll be pleased to know that 90290 is served by the Las Virgenes Unified School District. Topanga Elementary Charter School is a point of pride for the community, boasting a California Distinguished School designation. For older kids, Calabasas High School is just a scenic drive away.
But education in Topanga isn’t limited to traditional classrooms. This is a place where learning happens organically. Your kids might pick up geology by exploring the nearby tide pools, or learn about native plants on a hike through Topanga State Park. It’s experiential learning at its finest.
As for nearby attractions, where do we even start? You’re a stone’s throw from some of the best beaches in Southern California. Topanga State Beach is right in your backyard, perfect for surfing, sunbathing, or just watching the sunset. If you’re more of a land lubber, the trails of Topanga State Park offer everything from easy nature walks to challenging hikes with breathtaking views.
And let’s not forget about the cultural scene. The Topanga Community Center hosts events throughout the year, from farmers markets to film festivals. The Theatricum Botanicum, an open-air theater founded by Will Geer (you might know him as Grandpa Walton), puts on Shakespeare plays and other performances under the stars.
But perhaps the best attraction in 90290 is the sense of community. This is a place where neighbors actually know each other’s names, where potlucks are a regular occurrence, and where the local general store is still the hub of social activity. It’s like stepping back in time, but with better Wi-Fi.
To give you a better sense of what life in Topanga is really like, let’s walk through a typical day:
6:00 AM: Wake up to the sound of birds chirping. Step out onto your deck and take in the misty morning views of the canyon.
7:00 AM: Head to Topanga Living Cafe for a morning coffee and acai bowl. Chat with the regulars and catch up on local news.
8:30 AM: Drop the kids off at Topanga Elementary Charter School. Marvel at how different this is from your old school run in the city.
9:00 AM: If you’re working from home (as many Topangans do), settle into your home office. If not, brace yourself for the scenic but winding drive down the canyon.
12:00 PM: Lunch break at The Canyon Bistro. Enjoy farm-to-table fare and maybe spot a celebrity or two.
2:00 PM: Quick hike in Topanga State Park. Clear your mind and get the blood flowing.
5:00 PM: Stop by Topanga Creek General Store for some locally sourced groceries and a chat with the owner.
7:00 PM: Dinner at home or maybe at Inn of the Seventh Ray for a special occasion. Enjoy the starry night sky – no light pollution here!
9:00 PM: Wind down with a book or some stargazing. Fall asleep to the sound of… absolute silence.
This is just a snapshot, of course. Every day in Topanga brings new adventures and opportunities to connect with nature and community.
You’ve probably heard the whispers about 90290. It’s that magical zip code where bohemian vibes collide with multi-million dollar views, where you’re as likely to bump into a rock star at the general store as you are to spot a coyote on your morning hike. But let’s cut through the mystique and get down to brass tacks.
As of December 2024, there are 91 homes for sale in the 90290 area. That might not sound like a lot, but in this neck of the woods, it’s a veritable buffet of options. The median home sold price sits at a cool $1,643,750, which, believe it or not, represents an 8.7% decrease from last year. Before you get too excited about a potential bargain, remember: in Topanga, bargain is a relative term.
Here’s where things get interesting. The median price per square foot is $815. That’s right, for the price of a decent meal in some parts of LA, you could own a single square foot of Topanga real estate. It’s enough to make you question your life choices, isn’t it?
But here’s the kicker: homes in 90290 are spending an average of 43 days on the market. That’s a 16.7% increase from last year. In real estate terms, that’s like watching paint dry. It means you might actually have time to think before you make an offer. Novel concept, right?
Now, let’s break it down by bedroom count: – 1 Bedroom homes are going for about $1.1M, down 9.0% from last year – 2 Bedrooms will set you back $1.2M, a whopping 20.6% decrease – 3 Bedrooms are bucking the trend at $1.6M, up 7.8% – 4 Bedrooms are hovering around $2.0M, down 18.4% – And if you’re in the market for 5+ Bedrooms, prepare to shell out $2.2M, a modest 3.2% decrease
What does all this mean for you, the intrepid home buyer? It means opportunity is knocking. But before you answer, let’s dig a little deeper into what makes 90290 tick.
To truly understand the current market, we need to take a step back and look at the historical trends. Topanga has always been a unique real estate market, influenced by factors that don’t necessarily affect other areas of Los Angeles County.
In the 1960s and 70s, Topanga was known as a hippie haven, with land and homes relatively affordable for artists, musicians, and free spirits. Fast forward to the 1980s and 90s, and you start to see a shift. As Los Angeles expanded and the allure of canyon living grew, prices began to climb.
According to local real estate records, the median home price in 90290 in 2000 was around $500,000. By 2010, it had more than doubled to over $1 million. This trajectory continued, with some fluctuations, bringing us to today’s median of $1,643,750.
But it’s not just about the numbers. Each decade brought its own character to Topanga’s real estate:
This evolution reflects not just changing tastes, but also the changing demographics of Topanga residents. From counter-culture artists to tech executives seeking a retreat, each wave of newcomers has left its mark on the area’s real estate.
Now, let’s get down to the nitty-gritty of market trends in 90290. If you’re considering investing in this slice of paradise, you’ll want to pay attention.
Remember those 91 homes for sale we mentioned earlier? Well, that number represents a 3.6% decrease from August 2024. It’s like watching a game of musical chairs, except instead of chairs, it’s multimillion-dollar properties.
Here’s how the inventory breaks down:
– 1 Bedroom homes are holding steady
– 2 Bedroom homes saw a 33.3% increase
– 3 Bedroom homes are up by 9.5%
– 4 Bedroom homes decreased by 29.4%
– 5+ Bedroom homes dipped by 10.0%
What does this mean for you? Well, if you’re in the market for a cozy 2 or 3 bedroom home, you’re in luck. There’s more inventory to choose from. But if you’re dreaming of a sprawling 4 or 5 bedroom estate, you might need to act fast when you find the one.
Now, let’s talk about the elephant in the room: pricing. In September 2024, 66.7% of homes in 90290 sold below asking price. That’s right, two-thirds of sellers had to swallow their pride and accept less than they wanted. On the flip side, 17% sold at asking price, and another 17% sold above asking.
What’s driving these trends? Well, it’s a combination of factors. The overall economic climate, changes in work-from-home policies, and a shift in buyer preferences post-pandemic have all played a role. But here’s the thing: in Topanga, traditional market forces often take a back seat to the intangible allure of the area.
You see, buying in 90290 isn’t just about square footage and bedroom count. It’s about buying into a lifestyle, a community, a way of being. And that, my friend, is priceless.
To truly understand the real estate market in 90290, we need to look at the broader economic factors at play:
To put the 90290 market in context, let’s compare it with some neighboring areas:
This comparison shows that while Topanga isn’t the most expensive area, it offers a unique value proposition that combines natural beauty, community spirit, and relative affordability compared to some of its high-end neighbors.
While Topanga is known for its resistance to large-scale development, there are always projects in the works that could impact the real estate market. Here are a few to keep an eye on:
These developments, while not guaranteed, give you an idea of how Topanga might evolve in the coming years. As a potential buyer, it’s crucial to stay informed about these projects and consider how they might impact your investment in the long term.
To give you a more rounded perspective on the 90290 real estate market, we reached out to some local experts. Here’s what they had to say:
Topanga has always been a unique market. It attracts a certain type of buyer who values privacy, nature, and community over convenience. In my 20 years of selling homes here, I’ve seen the area change, but its core appeal remains the same. – Sarah Johnson, Topanga Real Estate Specialist
Sarah’s insight highlights an important point: while the market may fluctuate, the fundamental attractiveness of Topanga remains constant. This stability can be reassuring for long-term investors.
Another local agent, Mark Thompson, offers a different perspective:
One trend we’re seeing is an increase in buyers looking for properties that can accommodate home offices or studios. The pandemic really accelerated this, but it’s a trend that’s here to stay. Homes with separate work spaces or potential for adding them are commanding a premium.
This trend towards work-from-home friendly properties is something to keep in mind as you browse listings in 90290.
Lastly, we spoke with Linda Chen, a real estate economist who studies the Los Angeles market:
Topanga is what we call a ‘micro-market’. It doesn’t always follow the broader trends of Los Angeles County. For example, while we saw a slowdown in much of LA during the pandemic, Topanga actually saw increased demand as people sought out more space and connection to nature.
Linda’s observation underscores the importance of working with a real estate agent who has specific experience in the 90290 market. What holds true for other parts of Los Angeles may not apply here.
To give you a more concrete idea of what buying in 90290 looks like, let’s look at a couple of recent success stories:
The Johnsons, a young couple with two kids, bought a 3-bedroom, 2-bathroom home in Topanga for $1.2 million in early 2023. The house needed some work, but it sat on a beautiful acre of land with stunning views.
They spent six months and $200,000 renovating the property, focusing on creating an open-plan living area and adding a home office. They also installed solar panels and a grey water system to make the property more sustainable.
In late 2024, the property was appraised at $1.8 million – a 29% increase in value. More importantly, the Johnsons say they’ve found their forever home. We love the community here, says Mrs. Johnson. Our kids are thriving at the local school, and we’ve made lifelong friends with our neighbors.
In 2022, a tech executive from Silicon Beach purchased a 5-bedroom, 4-bathroom luxury home in Topanga for $3.5 million. The property featured a home theater, wine cellar, and infinity pool with panoramic canyon views.
While the buyer initially intended to use it as a weekend retreat, he found himself spending more and more time in Topanga. There’s something magical about this place, he says. I’m more productive here than I ever was in the city.
In 2024, he received an unsolicited offer of $4.2 million for the property – a 20% increase in just two years. He declined to sell, stating that the lifestyle Topanga offers is priceless.
These case studies illustrate two important points:
1. There’s potential for significant appreciation in the 90290 market, especially for properties that are improved or unique.
2. The intangible benefits of living in Topanga – the lifestyle, the community, the connection to nature – often outweigh purely financial considerations for buyers.
Q: What are the average home prices in 90290?
A: As of September 2024, the median home sold price in 90290 was $1,643,750. But remember, averages can be deceiving. You can find everything from modest cottages to sprawling estates in this zip code, with prices ranging from the high six figures to well into the millions.
A: As of September 2024, homes in 90290 had an average of 43 days on the market. This is up 16.7% from the previous year. But here’s the breakdown: – 33% of homes sold within 30 days – 50% sold within 30 to 90 days – 17% took over 90 days to sell So, if you find a home you love, don’t dawdle. But also don’t feel pressured to make an offer on the spot.
Q: What are the best schools in the 90290 area?
A: Topanga Elementary Charter School is highly regarded and has a California Distinguished School designation. For older students, Calabasas High School, while not in 90290, serves the area and is known for its strong academic programs. But remember, education in Topanga isn’t just about traditional schooling. The natural environment provides countless opportunities for experiential learning.
Q: Is 90290 a good investment?
A: Like any real estate investment, it depends on your goals. The median home price in 90290 has decreased 8.7% over the past year, which could indicate a buying opportunity. However, the unique character of the area and limited inventory tend to keep prices relatively stable in the long term. Plus, the lifestyle value of living in Topanga is hard to quantify.
Q: What’s the commute like from 90290 to Los Angeles?
A: Ah, the million-dollar question. The commute from Topanga to downtown LA can take anywhere from 45 minutes to over an hour, depending on traffic. But here’s the thing: many people who choose to live in 90290 either work from home or have flexible schedules. They’re not just buying a home; they’re buying a lifestyle that prioritizes quality of life over proximity to the office.
Q: Are there any environmental concerns I should be aware of when buying in 90290?
A: The primary environmental concern in Topanga is wildfire risk. The area is prone to wildfires, and homeowners need to be diligent about fire prevention and have a solid evacuation plan. On the flip side, living in Topanga means you’re surrounded by protected wilderness areas, which comes with its own set of benefits and responsibilities.
Q: How does the real estate market in 90290 compare to the rest of Los Angeles County?
A: Topanga’s real estate market often operates independently of broader Los Angeles trends. While it’s influenced by county-wide factors, Topanga’s unique character and limited inventory mean it can be more stable than other areas. It’s less susceptible to the boom-and-bust cycles seen in some other LA neighborhoods.
Q: What types of homes are available in 90290?
A: You’ll find a wide variety of homes in Topanga, from small rustic cabins to large modern estates. Many homes have a bohemian or eco-friendly flair, reflecting the area’s artistic heritage and environmental consciousness. You’ll also find properties with guest houses or separate studios, which can be great for home offices or rental income.
Q: How important is it to work with a local real estate agent when buying in 90290?
A: It’s crucial. Topanga’s real estate market has its own quirks and nuances that may not be apparent to outsiders. A local agent will have invaluable knowledge about things like microclimates, local regulations, and the best strategies for navigating this unique market.
Q: Are there any upcoming developments or changes that might affect property values in 90290?
A: While large-scale development is unlikely due to strict regulations, there are ongoing discussions about improving infrastructure, enhancing fire safety measures, and potentially allowing small-scale commercial projects that align with Topanga’s character. These could potentially impact property values positively in the long term.
There you have it, folks. A whirlwind tour of the 90290 real estate landscape. Is it perfect? No. Is it for everyone? Definitely not. But for those who hear the siren call of the canyon, who dream of starry nights and misty mornings, who value community and nature over convenience and conformity, 90290 just might be paradise found.
Remember, buying a home here isn’t just a transaction; it’s a transformation. So take a deep breath, trust your instincts, and get ready to make your move. After all, your dream home in 90290 is waiting. Will you answer the call?
After this deep dive into the world of 90290 real estate, you might be feeling a mix of excitement and overwhelm. That’s perfectly normal. Buying a home is a big decision, and choosing to buy in Topanga is choosing a lifestyle as much as a property.
Let’s recap the key points:
So, is 90290 right for you? Only you can answer that question. But if you’re drawn to the idea of waking up to birdsong instead of traffic noise, if you value community and nature over convenience, if you’re looking for a place where you can truly put down roots and connect with your surroundings, then 90290 might just be your perfect match.
Remember, buying a home in Topanga isn’t just about finding four walls and a roof. It’s about finding your place in a community, in nature, and in life. It’s about embracing a lifestyle that values quality over quantity, connection over convenience, and authenticity over conformity.
As you continue your home-buying journey, keep these insights in mind. Work with a local agent who knows the ins and outs of the 90290 market. Visit at different times of day, in different seasons if possible. Talk to locals. Hike the trails. Breathe in the sage-scented air. And most importantly, listen to your gut.
Because at the end of the day, buying a home in 90290 isn’t just a real estate decision. It’s a life decision. And if you’re ready for it, Topanga is ready for you.
Welcome home.
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Find all the 90290 homes for sale. 90290, located in Topanga Canyon, is an enclave of creative energy and natural beauty. Home to artists, musicians, and free spirits, it’s an escape from urban life. Surrounded by pristine parks, trails, and the majestic Santa Monica Mountains, it’s a retreat for those seeking peace, inspiration, and a strong sense of community.
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