This is the Hidden Hills Q2 2026 quarterly market data page - May 2026 snapshot of price, days on market, list-to-sale, inventory, and closed sales for the City of Hidden Hills. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286). Hidden Hills is one of the smallest incorporated cities in LA County - roughly 1,900 residents, all inside three guarded gates, all on 1-acre+ equestrian-zoned lots. Sample sizes here are smaller than other cities and a single high-end transaction can move the citywide median materially. I read the data with that limitation in mind on every quarterly update.
Headline numbers (Q2 2026)
May 2026 snapshot for the City of Hidden Hills. Pulled from Combined LA County MLS on the first business day of the month. All single-family detached (there are no condos or townhomes in Hidden Hills - the entire city is 1-acre+ equestrian-zoned parcels). The city has roughly 615 total parcels, so annual turnover sits around 8-10%, which means the trailing-90-day sample (14 closings) is meaningful but small.
The $8.5M median is up 2.4% year-over-year. Like Calabasas and Westlake, the high-end market here has been cooler in 2026 than in 2024. DOM at 45 days and LTS at 97.5% reflect a market where pricing precision is essential - the buyer pool is small (national, often celebrity, often represented by counsel and business managers), and overpriced launches do not move.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $8,500,000 | +2.4% |
| Median days on market | 45 | +8 days |
| List-to-sale ratio | 97.5% | -0.5 pts |
| Active inventory (SFR) | 18 | +38% |
| Closed sales (trailing 90 days) | 14 | +0 units |
| Months of supply | 3.9 | +1.1 |
| New listings (May) | 8 | +3 units |
| Price per sqft (median) | $1,180 | +1.0% |
Inventory and supply
Active inventory in Hidden Hills is 18 detached estates at the May snapshot - up 38% from May 2025. In absolute terms this is small (adding 5 listings to a city with 615 parcels), but in percentage terms it represents real supply growth. Months of supply citywide runs 3.9 - balanced. Above $12M, supply runs 7+ months. The new-construction speculative builds (the modern compound estates that have been built and listed over the last 3 years) are the slowest-moving slice.
The buyer pool for Hidden Hills is national and discretionary. Privacy, the gated and guarded perimeter, the lack of paparazzi access, and the equestrian zoning are the core draws. Buyers come from out of state and out of country at higher rates than any other tracked city. Concentration of celebrity ownership creates secondary effects on inventory turnover - off-market private listings are common and not reflected in MLS counts.
New listings in May totaled 8 - the highest monthly count in two years. Watch the absorption rate through Q3. If new listings stay at this pace and absorption does not pick up, months of supply will keep building into Q4 and pricing leverage will continue shifting toward buyers.
Days on market trend
45-day median DOM is eight days slower than May 2025. Hidden Hills DOM is structurally longer than any other city in the region because of the small buyer pool and the property uniqueness. There are not 10 directly comparable estates on the market at once - each listing is in some sense its own comp set. That means precise launch pricing matters more and the cost of a price reduction is amplified.
By price band: $4M-$6M moves in 32 days median. $6M-$10M at 50 days. $10M-$20M at 90+ days. Above $20M (the small but headline-driving slice) can stretch to 200+ days for the truly trophy properties. The specu-built modern compounds in the $15M-$30M range have been the slowest segment over the last 18 months.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| $4M - $6M | 32 | 4 |
| $6M - $10M | 50 | 5 |
| $10M - $15M | 85 | 3 |
| $15M - $25M | 135 | 2 |
| $25M+ | 210 | 0-1 typical |
By-neighborhood breakdown
Hidden Hills divides into a small number of distinct sub-areas by street and gate access. The Long Valley Road and Round Meadow Road corridor carries the highest medians - these are the larger flat-acre estates with arena pads and the most coveted equestrian access. The Spring Valley Road and Saddle Creek Road areas anchor the move-up tier in the $5M-$7M range. The smaller original 1950s ranch-style homes on the older streets (some not yet rebuilt) anchor the entry tier around $4M-$5M.
Sample sizes in any single sub-area are small. The table below should be read as directional rather than precise - a single closing can shift a sub-area median by 10-15%. For accurate pricing you need to look at the specific street and the specific lot characteristics, not the sub-area median in isolation.
| Sub-area / corridor | Median price | Median DOM | Active |
|---|---|---|---|
| Long Valley Road corridor | $11,500,000 | 78 | 4 |
| Round Meadow Road corridor | $9,800,000 | 65 | 3 |
| Spring Valley Road area | $7,200,000 | 48 | 4 |
| Saddle Creek Road area | $6,500,000 | 42 | 3 |
| Eastern Hidden Hills (older) | $4,800,000 | 38 | 4 |
By-price-band breakdown
The $6M-$15M bands together represent 57% of trailing-90-day closings. That is the heart of the Hidden Hills market - rebuilt or expanded estates on full-acre lots with equestrian facilities. Above $15M is a headline-driving slice that is small in count (1-2 per quarter typical) but moves the average. Below $4M is essentially zero - the entry to the city is now firmly in the high-7-figure range.
Buyers at $15M+ have meaningful leverage right now - LTS at that level runs 94-95% and the comp pool is thin enough that motivated sellers will negotiate. Sellers under $6M (the smaller pool of older unimproved homes) are in a stronger position because the lot value alone supports the price.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| $4M - $6M | 4 | 28.6% | 98.4% |
| $6M - $10M | 5 | 35.7% | 97.8% |
| $10M - $15M | 3 | 21.4% | 96.5% |
| $15M - $25M | 2 | 14.3% | 95.0% |
| $25M+ | 0 | 0.0% | n/a |
Buyer takeaway
For Hidden Hills buyers in Q2 2026, the dynamics favor patience and precision. The buyer pool is small and the listings are unique - speed of decision matters less than getting the right property at the right price. Plan for a 60-120 day search timeline, multiple property tours, and structured offers that account for the lot character as much as the build quality. Lender pre-qualification needs to be in place specifically for the jumbo range you are targeting.
Las Virgenes Unified school boundary covers the entire city. Round Meadow Elementary is the in-boundary primary school and is one of the highest-performing in the state. The school is a factor but rarely the deciding factor at this price tier - privacy, gate access, and the equestrian zoning typically drive the decision more than schools.
Seller takeaway
Sellers in Hidden Hills need to plan for a 90-180 day listing horizon in the current market, with the upper-band ($15M+) properties often longer. Professional video, drone, twilight photography, and staging are not optional - the buyer pool is national and most first views are digital. The 97.5% list-to-sale ratio understates the negotiation complexity at the high end; LTS in the $15M+ band runs 94-95% and structured concessions are common.
Price-reduced Hidden Hills listings sold for 93.8% of original list on average in May - the steepest reduction penalty in the region. Off-market and private marketing is sometimes the right play for the most discretion-conscious sellers, but the trade-off is reduced buyer pool and slower price discovery. We discuss this on every Hidden Hills listing intake.
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 Hidden Hills municipal limits - a small (1.7 sq mi) incorporated city sitting inside ZIP 91302 (which it shares with Calabasas). All single-family detached on 1-acre+ equestrian-zoned parcels. There are no condos or townhomes in the city.
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. Sample sizes in any sub-area are small - a single closing can shift averages noticeably, and a careful comp review is essential for accurate pricing rather than relying on aggregate medians alone.
Off-market private listings (a meaningful slice of Hidden Hills sales) are not included in MLS counts. Actual annual turnover is somewhat higher than MLS reflects. For comprehensive comp analysis I work both the MLS data and the off-market private channel - that is part of the service for clients buying or selling at this tier.
Frequently Asked Questions
What is the median home price in Hidden Hills as of May 2026?
The May 2026 median single-family sale price in Hidden Hills is $8,500,000, up 2.4% year-over-year. Pulled from Combined LA County MLS. All parcels are 1-acre+ equestrian-zoned. Sub-area medians range from $4.8M (older eastern Hidden Hills) to $11.5M (Long Valley Road corridor). Sample sizes are small and off-market private sales are not included in the figure.
How fast are Hidden Hills homes selling?
Median DOM in May 2026 is 45 days citywide - structurally longer than other regional cities because the buyer pool is small and each property is uniquely positioned. $4M-$6M moves in 32 days median, $6M-$10M in 50 days, $10M-$15M in 85 days, $15M+ in 135+ days. Off-market private channels can transact faster but are not in the MLS data.
How many homes are in Hidden Hills?
The City of Hidden Hills has approximately 615 total residential parcels across 1.7 square miles, with a population of roughly 1,900. All parcels are equestrian-zoned at 1+ acres. Annual turnover runs 8-10%, which translates to roughly 50-60 MLS transactions per year (off-market sales add additional volume not reflected in MLS data).
Is Hidden Hills part of Calabasas?
Hidden Hills is its own incorporated city, separate from Calabasas, though it shares ZIP code 91302 with Calabasas. Both cities are served by Las Virgenes Unified School District. Hidden Hills is gated and guarded (three guarded entries) and is roughly 1.7 square miles. Calabasas surrounds it on three sides. The comparable Calabasas sub-area is Hidden Hills Estates.
Is Hidden Hills a buyer's or seller's market right now?
Citywide Hidden Hills is in a balanced market - 3.9 months of supply, 97.5% list-to-sale, 45-day DOM. Above $12M the market tilts buyer-leaning with 7+ months of supply and concessions averaging 5%+. Below $6M the smaller pool of older inventory is still in a moderate seller's market because lot value alone supports the price.
Do Hidden Hills homes have to have horse facilities?
All Hidden Hills parcels are equestrian-zoned, which means horse-keeping is permitted. Not every home has built-out horse facilities (arena, paddocks, barn), but most do or have the pad ready for one. The city maintains a community equestrian center and miles of interior bridle trails. Even non-horse buyers value the zoning for the lot size and open-space character it produces.
Where does this Hidden Hills data come from?
Combined LA County MLS, pulled on the first business day of each month. Geographic scope is the City of Hidden Hills municipal limits. All single-family detached on 1-acre+ equestrian-zoned parcels. Sample sizes are small. Off-market private listings (meaningful in this city) are not reflected in MLS data - comprehensive comp analysis includes both channels.
