This is the Calabasas Q2 2026 quarterly market data page - May 2026 snapshot of price, days on market, list-to-sale, inventory, and closed sales, broken out by sub-neighborhood and price band. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286), and I pull these monthly from the Combined LA County MLS. Calabasas is a city of distinct sub-markets - The Oaks and Mountain View Estates operate as ultra-luxury micro-markets, while Calabasas Park and Calabasas Highlands anchor a more move-up family-buyer tier. A citywide median in isolation hides as much as it reveals here.
Headline numbers (Q2 2026)
May 2026 snapshot for the Calabasas detached single-family market. Pulled from Combined LA County MLS on the first business day of the month. ZIP 91302. Single-family detached only; condos and townhomes (mostly along Las Virgenes corridor) are tracked separately. Hidden Hills, which sits inside Calabasas ZIPs but is its own incorporated city, has a separate data page.
The $2.2M median is up 1.8% year-over-year - the slowest appreciation rate of any tracked city in the region. That reflects the broader luxury softening - $2M+ markets across LA and Ventura are cooler in 2026 than they were in 2024. DOM at 35 days and LTS at 98.0% reflect a balanced market overall, with the high end ($4M+) noticeably softer and the entry tier ($1.5M-$2M) still firm.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $2,200,000 | +1.8% |
| Median days on market | 35 | +7 days |
| List-to-sale ratio | 98.0% | -0.8 pts |
| Active inventory (SFR) | 95 | +32% |
| Closed sales (trailing 90 days) | 158 | +2% |
| Months of supply | 1.8 | +0.5 |
| New listings (May) | 78 | +14% |
| Price per sqft (median) | $640 | +1.2% |
Inventory and supply
Active inventory in Calabasas is 95 detached homes - up 32% year-over-year and the highest count in five years. The increase is concentrated in the $3M+ luxury bands. Sub-$2M inventory is up only modestly. The high end has built up because list-side pricing in 2024-2025 was anchored to the 2022 peak comps and the 2026 buyer pool has not been willing to pay those numbers.
Months of supply citywide runs 1.8 - moderate seller's market. By band, the split is sharp: $1.5M-$2.5M runs 1.2 months (tight seller's market). $2.5M-$4M runs 2.8 months (balanced). $4M+ runs 6-8 months (buyer-leaning). The Oaks Calabasas in particular has roughly 22 active listings against 18 trailing-12-month closings - a year-plus of supply at current absorption.
New listings in May totaled 78, up 14% from May 2025. Spring listing peak. Las Virgenes Unified school calendar drives some Q2 family-buyer urgency in Calabasas Park and Calabasas Highlands but the gated estate communities do not respond to the school calendar the same way.
Days on market trend
35-day median DOM is seven days slower than May 2025 - the largest year-over-year DOM increase of any city in the region. The pattern tells you Calabasas is the city where the broader luxury cool-down is showing up most in the data. Q2 2026 is the slowest spring quarter Calabasas has seen since 2020.
By price band: under $1.8M is moving in 21 days. $2M-$2.8M at 32 days. $2.8M-$4M at 55 days. $4M+ stretches to 90-120 days median. The Oaks Calabasas listings sit longer than the citywide median because the comp pool inside the gate is small and pricing precision is harder. Pricing inside the Oaks comp range matters more than launching at the aspirational number.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| Under $1.8M | 21 | 32 |
| $1.8M - $2.5M | 30 | 42 |
| $2.5M - $3.5M | 48 | 38 |
| $3.5M - $5M | 72 | 28 |
| $5M - $8M | 98 | 12 |
| $8M+ | 145 | 6 |
By-neighborhood breakdown
Calabasas is the most internally bifurcated city in the region. The Oaks Calabasas (gated, guarded, custom estates) carries a $6.2M median - celebrity-tier inventory. Mountain View Estates (gated, mountain views) at $4.5M. Hidden Hills Estates (the unincorporated portion adjacent to the City of Hidden Hills) at $4.2M. The Vineyards at $3.8M. Below the gated tier, Calabasas Park, Calabasas Highlands, and Saratoga Hills anchor the move-up family-buyer market in the $1.7M-$2.2M range.
The sub-neighborhood breakdown is essential here - the citywide $2.2M median sits between two distinct sub-markets that do not overlap on comp selection. A Calabasas Park resale at $2M and a Mountain View Estates estate at $4.5M are different markets entirely. Per-neighborhood depth lives on /calabasas-real-estate and the Q2 Calabasas luxury page.
| Sub-area | Median price | Median DOM | Active |
|---|---|---|---|
| The Oaks Calabasas | $6,200,000 | 92 | 22 |
| Mountain View Estates | $4,500,000 | 75 | 10 |
| Hidden Hills Estates | $4,200,000 | 68 | 8 |
| The Vineyards | $3,800,000 | 58 | 6 |
| Calabasas Hills | $2,650,000 | 42 | 9 |
| Bellagio / Calabasas Park | $2,100,000 | 28 | 14 |
| Calabasas Highlands | $1,850,000 | 26 | 12 |
| Saratoga Hills | $1,720,000 | 24 | 9 |
| Old Topanga Canyon edge | $1,650,000 | 32 | 5 |
By-price-band breakdown
The $1.8M-$2.8M bands together represent 51% of trailing-90-day closings. That is the move-up family-buyer tier anchored in Calabasas Park, Calabasas Highlands, and Saratoga Hills. Above $3.5M is a smaller but high-dollar slice concentrated in The Oaks, Mountain View Estates, and Hidden Hills Estates. Below $1.8M is mostly older Calabasas Highlands homes and the Old Topanga Canyon edge.
Buyers in the $4M+ band have meaningful leverage right now - LTS at $4M-$8M runs 95% and at $8M+ drops to 92-93%. Sellers at the entry tier under $2M are still in a strong position; the move-up tier $2M-$2.8M is balanced with pricing discipline rewarded.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| Under $1.8M | 32 | 20.3% | 99.2% |
| $1.8M - $2.5M | 42 | 26.6% | 98.6% |
| $2.5M - $3.5M | 38 | 24.1% | 97.8% |
| $3.5M - $5M | 28 | 17.7% | 96.2% |
| $5M - $8M | 12 | 7.6% | 94.5% |
| $8M+ | 6 | 3.8% | 92.8% |
Buyer takeaway
For Calabasas buyers in Q2 2026, the playbook depends sharply on band. Under $2M: tight Calabasas Park / Highlands market, clean pre-approval, ready to decide. $2M-$3M: balanced; full inspection, reasonable credits, and competitive but not frantic. $3.5M+: real buyer leverage, real selection, real time. $5M+ in The Oaks or Mountain View Estates is deeply patient buyer territory right now.
Las Virgenes Unified school boundaries drive a meaningful chunk of Calabasas buyer decisions. Lupin Hill Elementary, A.C. Stelle Middle, and Calabasas High boundary lines carry measurable premiums. Verify on the LVUSD site. The Hidden Hills city portion of LVUSD has different boundary specifics than Calabasas proper - this matters if school is your driving criterion.
Seller takeaway
Sellers in Calabasas face the most band-divided environment in the region. Under $2M: strong market, list cleanly, expect close-to-ask. $2M-$3M: pricing discipline plus presentation plus condition. Above $3.5M: budget 60-120 days from launch to close, invest in professional photography, drone, video, twilight shots, and stage the property. The Oaks listings often run 90-180 days from launch to close in the current environment.
Price-reduced Calabasas listings sold for 94.5% of original list on average in May - a 5.5% penalty for missing the launch price, the steepest in the region. The high-end buyer pool here is patient and data-aware - overpriced launches get tagged immediately and the psychological penalty for a price reduction is real.
How this data is compiled
Source: Combined LA County MLS, pulled on the first business day of each month. Geographic scope is the City of Calabasas municipal limits, ZIP 91302. Hidden Hills (incorporated city inside ZIP 91302) is tracked on its own data page. Single-family detached only; townhomes and condos along the Las Virgenes corridor are tracked separately.
Methodology: medians across closed transactions in the snapshot month. DOM is median across trailing 90 days. LTS is original-list to final-sale. Active inventory is point-in-time on the first of the month. Gated-community sub-areas (The Oaks, Mountain View Estates, Hidden Hills Estates) are identified by tract code and gate-association records.
Custom comp pulls for specific gates, tracts, school boundaries, or the equestrian-zoned Hidden Hills Estates parcels are available on request. The /data-room archive carries monthly snapshots back to 2024.
Frequently Asked Questions
What is the median home price in Calabasas as of May 2026?
The May 2026 median single-family sale price in Calabasas is $2,200,000, up 1.8% year-over-year - the slowest appreciation rate in the region, reflecting broader luxury softening. Sub-area medians range from $1.65M (Old Topanga Canyon edge) to $6.2M (The Oaks Calabasas). The citywide median sits between two very distinct sub-markets that do not share comp sets.
How fast are Calabasas homes selling?
Median DOM in May 2026 is 35 days citywide - seven days slower than May 2025, the largest year-over-year DOM increase in the region. Under $1.8M moves in 21 days, $2M-$2.8M in 30-32 days, $4M+ in 70-100+ days. The high end is where the broader luxury slowdown is showing up most. The Oaks Calabasas listings often sit 90-180 days.
What is The Oaks Calabasas?
The Oaks Calabasas is a gated, guarded custom-estate community north of the 101. Lot sizes typically 0.5-2+ acres, custom builds from the 2000s onward, $5M-$15M+ price range, with $6.2M median in May 2026. Inventory thin (typically 18-25 active), DOM long (90-180 days average). The buyer pool is national and patient.
How does Calabasas compare to Hidden Hills?
Calabasas median ($2.2M) covers a wider range than Hidden Hills ($8.5M). Hidden Hills is an incorporated city of only about 1,900 residents - all gated, all guarded, all on equestrian-zoned 1-acre+ lots. Calabasas spans the family-buyer entry tier (Calabasas Highlands at $1.85M) through ultra-luxury (The Oaks at $6.2M). Different scales, different buyer pools.
Is Calabasas a buyer's or seller's market right now?
Citywide it is a moderate seller's market - 1.8 months of supply, 98.0% list-to-sale. By band, the picture splits sharply: $1.5M-$2.5M runs 1.2 months supply (tight seller's market). $2.5M-$4M runs 2.8 months (balanced). $4M+ runs 6-8 months (buyer-leaning). The Oaks specifically has over a year of supply at current absorption rates.
Are Calabasas schools good?
Calabasas is served by Las Virgenes Unified (LVUSD), one of the highest-rated districts in California. Lupin Hill Elementary, A.E. Wright Middle, A.C. Stelle Middle, and Calabasas High are the primary in-boundary schools, with strong GreatSchools scores and API equivalents. Boundary lines drive measurable price premiums; verify on the LVUSD website.
Where does this Calabasas data come from?
Combined LA County MLS, pulled on the first business day of each month. Geographic scope is the City of Calabasas municipal limits, ZIP 91302. Hidden Hills (incorporated city inside the same ZIP) is tracked on its own data page. Single-family detached only. Gated-community sub-areas identified by tract code and gate-association records.
