San Fernando Valley Neighborhood Guide
Calabasas and Hidden Hills
Gated communities, canyon views and Las Virgenes schools, with what homes actually sold for
Free Buyer’s GuideFree Seller’s GuideCalabasas sits at the west end of the Valley, in the hills where the 101 crosses into the Santa Monica Mountains. It has been its own city since 1991, with Las Virgenes Unified schools, a lot of gated and HOA communities, Old Town Calabasas and The Commons for shopping and dining, and open space all around. Hidden Hills, next door, is a separate small city that is entirely gated, with large lots and horse trails.
This page uses the last 12 months of MLS sales and leases so you can see what homes actually sold for, street by street.
Updated October 2026
Calabasas and Hidden Hills (TheMLS areas), last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026.
Calabasas and Hidden Hills market snapshot
Over the last 12 months, 284 homes sold in Calabasas and Hidden Hills at a median of about $1.76 million. 222 were houses, at a median of about $2.07 million in a median of 35 days, and 62 were condos and townhomes, at about $670,000. About 48% of listings that came off the market sold, with about 6.7 months of supply. Pricing mattered here: homes that sold in their first 30 days averaged 99.4% of asking, while those that sat past 120 days averaged about 91.8%.
What happened to every listing
304 homes came off the market without selling. 214 of them came back with a new listing, and 61 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 99.4% of asking. After 120 days, 91.8%.
Houses vs. condos
Calabasas and Hidden Hills houses sell for about $700 a square foot.
Calabasas and Hidden Hills (TheMLS areas), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude sales recorded off the MLS. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 222 | $2,067,500 | $702 | 35 | 97.3% | 48% | 7 |
| Condos and townhomes | 62 | $669,500 | $542 | 39 | 98.7% | 51% | 5.4 |
| All homes | 284 | $1,759,428 | $657 | 36 | 97.7% | 48% | 6.7 |
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Calabasas values, street by street
In the neighborhoods closer to the 101, houses on streets like Willow Glen, Parkmor, Adamor, Ambridge and Paul Revere sold for medians of about $1.1 million to $1.5 million, and De Kalb, Town Crier, Eddingham and Towhee about $1.6 million to $1.95 million. The gated hillside streets ran much higher: Alsace and Park Granada about $3.1 million to $3.3 million, Prado de Oro about $6.1 million, Jim Bridger Road about $7.1 million and Prado de Azul about $8.75 million.
Median house price by street
Median of house sales of $450,000 and up, last 12 months, streets with three or more sales.
Renting in Calabasas
242 leases were signed in Calabasas and Hidden Hills over the last 12 months at a median of about $6,640 a month, and about 59% of rentals that came on the market leased. Most rentals here are houses, and Hidden Hills homes rented for about $25,000 a month.
Median rent by bedrooms
Leases in the same area, last 12 months. Source: TheMLS.
Calabasas at a glance
| Calabasas | |
|---|---|
| Jurisdiction | Mostly the City of Calabasas, plus the City of Hidden Hills and some unincorporated LA County. Check the jurisdiction for any address |
| ZIP code | Mainly 91302 |
| Homes | Houses in HOA and gated communities from the 1970s on, hillside estates and condos |
| Median sale price | Houses $2,067,500. Condos $669,500 |
| School district | Las Virgenes Unified |
| Transfer tax | $1.10 per $1,000 (LA County only; no city transfer tax or Measure ULA) |
| HOAs | Very common, and many communities are gated |
Calabasas, area by area
Calabasas
The neighborhoods on both sides of the 101, from the older communities near Mulholland to the gated hillside enclaves. 205 houses sold at a median of about $1.96 million in a median of 34 days, with about 5 months of supply, and 62 condos at about $669,500.
Hidden Hills
A separate, fully gated city of large lots and horse trails north of the 101. 17 houses sold at a median of about $6 million, about $1,160 a square foot, and supply was high, so buyers had real room to negotiate.
Buying and selling: what to know
Most homes here sit in HOA communities, so read the CC&Rs, the HOA budget and the architectural rules before you buy, and ask about any special assessments. Much of Calabasas and Hidden Hills is in state-mapped fire hazard zones, and the area was hit by the 2018 Woolsey Fire, so get an insurance quote early in escrow.
For sellers, the first month matters most: homes that sold in their first 30 days averaged 99.4% of asking, and of the 304 listings that came off the market without selling, only 61 sold after being relisted.
What is your Calabasas home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
Calabasas and Hidden Hills are served by Las Virgenes Unified, which is a major draw for buyers. Some homes with a Calabasas address fall in other districts, so confirm the district and attendance area for any specific home.
Getting around
The 101 runs through the middle of Calabasas, with Woodland Hills and Warner Center a few minutes east and Malibu over the canyon roads to the south. The Westside is about 30 to 45 minutes away, depending on traffic.
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Questions buyers and sellers ask
Is Calabasas part of Los Angeles?
No. Calabasas has been its own city since 1991, and Hidden Hills is its own city too. Some homes with a Calabasas mailing address are in unincorporated LA County, so check the jurisdiction for any specific address.
Is there a transfer tax in Calabasas?
Calabasas and Hidden Hills do not charge their own transfer tax, so only LA County's $1.10 per $1,000 applies, and Measure ULA does not.
What school district serves Calabasas?
Las Virgenes Unified serves Calabasas and Hidden Hills. Confirm the district for any specific home, since a Calabasas address does not always guarantee it.
Can I get fire insurance in Calabasas?
Much of the area is in state-mapped fire hazard zones, so insurance can be harder to find and more expensive. Get a quote early, before your contingencies are up.
Nearby areas
Thinking about Calabasas?
Whether you are buying in a gated community or selling a hillside home, I will walk you through the HOA, the insurance and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
