Mulholland Estates is a 24-hour guard-gated community along Mulholland Drive in Calabasas, ZIP 91302 — custom estates trading $6M to $25M+ in May 2026, with roughly 200 lots and structurally limited inventory turnover. It is one of the two principal 24-hour guard-gated communities inside the Calabasas city limits (The Oaks being the other). I'm Brian Cooper at eXp Realty (DRE# 01434286), and this is the deep working detail on Mulholland Estates — community structure, build cycle, comp range, diligence, and what I tell clients.
What Mulholland Estates is
Mulholland Estates is a 24-hour guard-gated community of custom-estate detached single-family homes in Calabasas, ZIP 91302. The community sits along Mulholland Drive at the southeastern edge of 91302, with primary access through the main staffed guard gate. The staff operates continuous coverage with vehicle logging, license plate capture, and visitor pre-clearance.
Total community size is roughly 200 lots, which is small relative to the broader Calabasas luxury inventory and creates a structurally limited turnover profile. Many of the original lots have been held long-term, and resale activity in any given year is modest. That scarcity is part of what supports the price band.
Inside the gate, private streets connect the parcels, with the topography supporting view orientation on most lots toward the surrounding hills and the valley. The community amenity package includes the 24-hour guard, the roving patrol, the private street maintenance, and common landscape; specific amenity details (tennis, pool, recreation) should be verified against the current HOA disclosures.
Builder, era, and floor plan profile
Mulholland Estates was developed primarily across the late 1980s and 1990s with custom build programs on individual parcels. That means the inventory is not tract product — each home reflects an individual architectural design and build cycle. Architectural language across the original product runs to Mediterranean and traditional with later transitional and contemporary rebuilds.
Floor plans across the community typically run 6,000 to 15,000+ square feet, with top-of-stack custom inventory pushing past 20,000 square feet. Lots are graded view pads varying widely in size and orientation, with custom-grading executed at the time of each individual build. Pad orientation, view exposure, and yard layout reflect individual design intent rather than a master tract layout.
Material rebuild and material renovation activity from approximately 2015 forward has updated portions of the original inventory toward contemporary architecture, full-height great-room reconfigurations, and updated outdoor living. The current trade comp set requires careful weighting on original build date versus renovation or rebuild date.
Recent comp range
Pricing in Mulholland Estates tiers on floor plan size, custom finish level, build or renovation date, view orientation, and lot character. The custom-product nature means each comp needs individual weighting; broad price-per-foot averages are misleading in this community.
| Tier | Sq ft range | Typical trade range |
|---|---|---|
| Smaller original custom, partial renovation | 6,000-8,000 | $6M-$9M |
| Mid custom, fully renovated | 8,000-11,000 | $9M-$13M |
| Larger custom, high finish | 11,000-15,000 | $12M-$18M |
| Top-finish rebuild, view uplift | 12,000-20,000+ | $18M-$25M+ |
HOA structure and amenities
The Mulholland Estates HOA covers the 24-hour staffed guard gate, roving patrol, private street maintenance, common landscape, and the community amenity package. Dues are meaningful and should be verified against the current annual budget at the time of any specific transaction. The reserve study is particularly important to review given the small lot count — major reserve items can land as material per-parcel special assessments.
Before writing an offer, I pull the current CC&Rs, the most recent annual budget, the reserve study, the last 12 months of board meeting minutes, and any pending special assessment information. With approximately 200 parcels, the HOA financial model is more concentrated than larger communities; reserve health and assessment history matter materially.
Specific amenity inclusions (community tennis, pool, recreation building) should be verified against current HOA documents. The principal value proposition of the HOA is the 24-hour guard service, private street maintenance, and the controlled-access character — the amenity package itself is secondary to that.
School assignment within LVUSD
Mulholland Estates sits inside Las Virgenes Unified School District (LVUSD). School assignment for the community should be verified at the LVUSD attendance area lookup for the specific street address. Middle and high school assignment for most addresses follows the broader Calabasas LVUSD pattern (A.E. Wright or A.C. Stelle Middle, Calabasas High School), with elementary assignment varying by exact address.
Because the community sits at the edge of 91302, school assignment confirmation is particularly important — boundary edges can route differently than the interior of the community. Always confirm directly with LVUSD before relying on school assignment for a purchase decision.
- Elementary: Verify per address with LVUSD
- Middle: A.E. Wright or A.C. Stelle (verify)
- High: Calabasas High School (most addresses)
- District: Las Virgenes Unified School District (LVUSD)
Privacy and security profile
Mulholland Estates operates a continuously staffed 24-hour guard gate with vehicle logging, license plate capture, and visitor pre-clearance protocols. Roving patrol covers the interior of the gated community. Private streets inside the gate are not through-routes for non-resident traffic.
Inside the community, lot-level privacy benefits from the custom-build character — most parcels were graded and oriented at original build time with privacy as a design input. Setbacks, landscape, and topography typically deliver meaningful separation between parcels, and many parcels have additional privacy on the view side because of the hillside drop-off.
What I do not do — and what buyers should be cautious about agents who do — is steer purchase decisions based on which neighbors live behind which addresses. Fair housing law prohibits steering on personal characteristics. The working privacy and security profile of the 24-hour staffed gate and the custom-lot character is the appropriate frame for the conversation.
Common buyer scenarios
Mulholland Estates buyers most often come from one of three patterns: buyers who specifically want a 24-hour guard-gated 91302 community with custom-product character (distinct from The Oaks' semi-custom tract product), relocation buyers from out-of-state or international who require the perimeter security and custom architectural inventory, and trophy-property buyers focused on top-of-stack custom rebuilds. Each pattern points to a different segment of the inventory and a different working sequence in the search.
Inventory turnover is structurally limited, which means buyers should expect a longer search and may need to wait for the right parcel to come available rather than choosing from active inventory at any given moment. Sellers should plan for a measured pricing strategy and a realistic exposure timeline given the specific buyer pool. Pre-market and off-market activity is more relevant in this community than in broader Calabasas inventory; relationships with listing sides and adjacent owners matter.
What I do not see often in Mulholland Estates is first-time-into-Calabasas buyers — the price band, the custom-product diligence, and the inventory scarcity together do not fit a first-Calabasas search. Buyers who land here typically have specific knowledge of the community and a defined buy thesis before they start their search.
Resale and appreciation history
Mulholland Estates has historically tracked the upper end of the Calabasas luxury market with lower volatility than the broader market, supported by inventory scarcity and the custom-product character. Mid-cycle compression in 2022-2023 was milder than coastal LA trophy comps, and the segment has stabilized through 2024-2026 with selective re-acceleration on fully rebuilt and view-pad inventory. The structural inventory limit — roughly 200 lots — is a meaningful supply constraint at the community level.
Days on market in Mulholland Estates can run materially longer than the broader 91302 median — 120 to 365+ days is not unusual for top-of-stack inventory above $15M. Pricing strategy and exposure plan matter substantially; mispriced inventory at this level can sit through multiple seasons before re-pricing, and the re-list math after a stale exposure cycle is meaningfully worse than a properly priced first exposure. The buyer pool at this price band is small enough that participants notice stale listings and discount them accordingly.
Long-hold ownership accounts for a meaningful slice of the community. When inventory does turn it is often genuinely fresh to the market — properties that have not been listed in 10-20 years or more. That dynamic supports list-to-sale execution when sellers commit to honest pricing and professional exposure.
Inspection items specific to era and build
Custom-product inspection in Mulholland Estates requires a thorough per-parcel approach because each home has its own build era, system specification, and renovation history. The base diligence stack includes general home inspection, sewer scope, pool and spa equipment, full custom multi-zone HVAC (often with whole-home automation), roof and envelope, all retaining walls and hardscape, irrigation and landscape, and WUI defensible space.
Custom system inspection is particularly important — smart-home integration, AV, security systems, geothermal HVAC, custom water filtration, specialty pool equipment, and outdoor kitchen systems all carry maintenance and warranty considerations that do not appear on tract product. Request a full inventory of installed systems and any active service contracts during the disclosure period.
Forensic envelope review is worth considering on any property with insurance claims or water-intrusion history. WUI defensible space and Chapter 7A compliance review applies on any renovation. Current insurance availability and pricing should be verified before close; the custom estate WUI insurance market has tightened materially over recent years, and assumption of prior owner's coverage is unsafe.
- General home + sewer scope + pool/spa
- Full custom multi-zone HVAC review
- Roof + envelope (renovation-history-dependent)
- Retaining walls + custom hardscape (structural)
- Custom system inventory (smart-home, AV, security, outdoor kitchen)
- WUI / defensible space + Chapter 7A compliance
- Current insurance quote in hand before close
What I tell clients about Mulholland Estates
Mulholland Estates is the right fit for a specific buyer profile: someone who specifically wants a 24-hour guard-gated 91302 community with custom-product character and is willing to accept structurally limited inventory turnover. If you want semi-custom tract product with active inventory at any given moment, The Oaks of Calabasas is a better fit. If you want larger acreage and equestrian zoning, Hidden Hills is a better fit. Mulholland Estates sits in its own space — guard-gated, custom, smaller community, distinct from the alternatives.
Plan for a longer search and a longer escrow. Inventory turnover here is slow, the right home may not be on the market when you start looking, and the buy-side process benefits from patience. On the sell side, that means a measured pricing strategy, professional photography and exposure, and a realistic exposure timeline that does not panic into a re-price after 60 days. The first 30-60 days of exposure is the most valuable; protect it with the right initial pricing rather than burning it.
Diligence at this price band is its own discipline. The custom-product character means each property needs individual inspection and document review, the carrying cost includes HOA dues, property tax (at the purchase-price-reset basis under Prop 13), insurance, and the operational cost of running a custom estate. Build a complete carrying-cost picture before you fall for any specific property. On a $15M Mulholland Estates property, the fully loaded monthly carrying cost — before principal and interest — routinely reaches deep into five figures, and that should be modeled honestly before the offer.
How I work Mulholland Estates transactions
On the buy side I represent buyers across the full Mulholland Estates inventory band. The working sequence is community-fit conversation, inventory review (active, pre-market, and off-market through listing-side relationships), tour cycle with full disclosure document review before any offer, offer structure built for custom-product diligence, and an escrow timeline matched to actual inspection scope. Pre-market and off-market access matters more in this community than in broader Calabasas inventory because of the limited turnover.
On the sell side the pricing strategy is built on a per-parcel comp set — same finish tier, comparable floor plan, view orientation, and renovation status. Average price-per-foot across the community is misleading because of the custom-product character; per-parcel comp weighting is the only honest analysis. Photography, video, and exposure should be matched to a buyer pool that includes out-of-state and international participants, which changes the production standard from what the local 91302 buyer pool alone would require.
What I do not do is shortcut diligence to win an offer or hold a listing. The Mulholland Estates buyer pool is small enough that participants notice how counterparties handled past transactions, and reputation cost is real. Honest, thorough work is the only way I am willing to operate in this segment.
Frequently Asked Questions
What is the median home price in Mulholland Estates Calabasas?
Median sale price in Mulholland Estates runs $6M to $25M+ as of May 2026, depending on floor plan size, custom finish level, build or renovation date, and view orientation. Smaller original custom inventory trades $6M-$9M; mid-tier fully renovated trades $9M-$13M; larger high-finish trades $12M-$18M; top-finish rebuilds with view-uplift pads trade $18M-$25M+. Each comp needs individual weighting.
Is Mulholland Estates 24-hour guard gated?
Yes. Mulholland Estates operates a continuously staffed 24-hour guard gate with vehicle logging, license plate capture, and visitor pre-clearance protocols. Roving patrol covers the interior. Private streets inside the gate are not through-routes for non-resident traffic. It is one of the two principal 24-hour staffed guard-gated communities inside the Calabasas city limits, with The Oaks being the other.
Where is Mulholland Estates located?
Mulholland Estates is located along Mulholland Drive at the southeastern edge of ZIP 91302 in Calabasas. Primary access is through the main staffed guard gate on Mulholland Drive. The community sits on hillside terrain with view orientation toward the surrounding hills and the valley on most parcels.
How many homes are in Mulholland Estates?
Mulholland Estates has roughly 200 lots total, which is small relative to the broader Calabasas luxury inventory. Many of the original lots have been held long-term, and resale activity in any given year is modest. That scarcity is part of what supports the price band and means buyers should expect a longer search than in larger communities.
What schools serve Mulholland Estates?
Mulholland Estates sits in Las Virgenes Unified School District (LVUSD). School assignment for the specific street address should be verified at the LVUSD attendance area lookup; assignment can vary at the edge of 91302. Middle and high school for most addresses follows the broader Calabasas LVUSD pattern (A.E. Wright or A.C. Stelle Middle, Calabasas High School). Confirm directly with LVUSD.
When was Mulholland Estates built?
Mulholland Estates was developed primarily across the late 1980s and 1990s with custom build programs on individual parcels, with ongoing material rebuild and renovation activity from approximately 2015 forward. The original architectural language is Mediterranean and traditional; later rebuilds run to transitional and contemporary. Current trade comps require careful weighting on original build date versus renovation or rebuild date.
Is the inventory in Mulholland Estates custom or tract?
Custom. Each home in Mulholland Estates reflects an individual architectural design and build cycle on its parcel, with floor plans typically ranging 6,000 to 15,000+ square feet and top-of-stack inventory exceeding 20,000 square feet. Two adjacent parcels can present completely differently. That custom-product nature is the defining character of the community and the reason comp work requires per-parcel weighting.
Does Mulholland Estates carry Mello-Roos?
Most Mulholland Estates parcels do not carry active Mello-Roos special taxes, but verification per parcel is essential. The County or title company can pull a parcel tax detail report that lists any active CFD bond and remaining bond term. Confirm before writing an offer; the figure flows through to your monthly carrying cost on a property at this price band.
How long does escrow take in Mulholland Estates?
Plan for 60-90 days or longer rather than a standard 30-45 day escrow. Lender appraisal complexity at this price band, inspection scope on individual custom systems, seller-side disclosure preparation, HOA document delivery, and insurance underwriting at the WUI estate level all extend the timeline. The longer window supports proper diligence; do not compress it.
How is Mulholland Estates different from The Oaks of Calabasas?
Both are 24-hour guard-gated 91302 communities, but the inventory character is different. The Oaks is primarily semi-custom tract product (John Laing era, 2002-2008) on graded pads, with sub-tracts (Estates, Estate Collection, Hampshire) and a more uniform floor plan stack. Mulholland Estates is custom-product, with individually designed and built parcels, larger floor plans on average, and a higher price band overall. Different buyer profiles fit each.
