The Oaks of Calabasas is the 24-hour guard-gated community most people picture when they hear 'Calabasas gated.' It sits south of the 101 in ZIP 91302, built primarily in the early-to-mid 2000s, with a median sale price of about $5.75M in May 2026 and a school assignment that feeds Bay Laurel Elementary — one of the highest-rated LVUSD schools. I'm Brian Cooper at eXp Realty (DRE# 01434286), and this is the working detail on The Oaks: sub-tracts, HOA, floor plans, diligence, and what I tell clients about it.
What The Oaks of Calabasas is
The Oaks of Calabasas is a 24-hour guard-gated community of detached single-family estates inside the Calabasas city limits, ZIP 91302. The community sits south of the 101 freeway with primary access off Mureau Road and Las Virgenes Road. The main gate is staffed continuously with vehicle logging and visitor pre-clearance.
Total community size is roughly 460 homes across multiple sub-tracts. The community was built out primarily between 2002 and 2008 by John Laing Homes and successor builders, with selective custom rebuilds and material renovations from 2015 forward. The overall architectural language runs to Mediterranean and Tuscan elevations with some transitional and modern rebuilds in the more recent inventory.
Inside the gate, the community amenity package includes the staffed front gate and roving patrol, tennis courts, a community pool and recreation area, and maintained common landscape along the private interior streets. Streets inside the gate are privately maintained by the HOA.
Builder, era, and floor plan profile
Most original Oaks inventory came out of John Laing Homes' build cycle from approximately 2002 through the late 2000s, with sub-tracts opened in phases. The original product included semi-custom floor plans on graded pads ranging from roughly 4,500 to 8,500 square feet, with a tighter custom-collection cohort pushing past 10,000 square feet on view-tier-upper lots.
Sub-tracts within The Oaks include The Estates (the larger semi-custom floor plans), the Estate Collection (the larger custom-tier cohort), and Hampshire (a tighter floor plan band built later in the cycle). Each sub-tract has its own pad-grading character, lot orientation, and view exposure, which is why per-square-foot pricing varies meaningfully even inside the same gate.
Custom rebuilds and material renovations from 2015 forward have re-pulled some original plans toward contemporary finishes, open great-room reconfigurations, and updated outdoor living. Resale comps within the gate require careful weighting on finish level and renovation date — a 2003 home with a 2022 full renovation is not a comp for an unrenovated 2003 home.
Recent comp range by floor plan band
Pricing inside The Oaks tiers primarily on floor plan band, lot view orientation, and renovation date. The table below gives the May 2026 trade range I see inside the gate; treat it as orientation only and pull current comps before setting a budget or list price.
| Floor plan band | Sq ft range | Typical trade range |
|---|---|---|
| Hampshire | 4,200-5,200 | $4.5M-$5.75M |
| The Estates (smaller plans) | 5,200-6,500 | $5.5M-$7M |
| The Estates (larger plans) | 6,500-8,000 | $6.5M-$9M |
| Estate Collection | 8,000-10,500 | $8M-$13M |
| Custom rebuild / view uplift | 8,000-12,000+ | $10M-$15M+ |
HOA structure and amenities
The Oaks HOA dues are meaningful — they fund the 24-hour staffed guard gate, the roving patrol, the tennis and pool amenity, the recreation building, and the private street and common landscape maintenance. Current dues should be verified against the latest HOA budget at the time of any specific transaction. Dues here are not a discretionary line item; they fund services that are actually used and are part of the value proposition of buying inside the gate.
Before writing an offer inside the gate, 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. These documents bind you as an owner; reviewing them carefully is part of the diligence, not optional paperwork. The reserve study tells you whether major upcoming infrastructure work has been funded or is likely to land as a special assessment — that is information you want before you commit, not after close.
Amenity access for owners includes the tennis courts, the community pool, the recreation area, and access to any seasonal community programming. Sub-tracts within The Oaks share the master HOA; some sub-tract-level association arrangements may exist for landscape adjacencies — verify per sub-tract. Architectural review for any exterior modification, color change, or material renovation also runs through the HOA architectural committee; that process should be understood before you plan any renovation work.
School assignment within LVUSD
The Oaks of Calabasas sits inside the Las Virgenes Unified School District (LVUSD). Primary school assignment for most addresses inside the gate is Bay Laurel Elementary, which is consistently one of the highest-rated elementary schools in LVUSD on standardized metrics. Middle school assignment is A.E. Wright, and high school is Calabasas High.
Bay Laurel sits a short drive from The Oaks main gate and has been part of the school-quality story for the community for two decades. School assignment should always be re-verified at the exact street address with LVUSD's attendance area lookup before relying on it for a purchase decision; LVUSD has periodically reviewed and adjusted boundaries.
- Elementary: Bay Laurel (verify per address)
- Middle: A.E. Wright
- High: Calabasas High School
- District: Las Virgenes Unified School District (LVUSD)
Privacy and security profile
The Oaks 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 layout and pad grading create natural separation — most parcels are oriented for privacy from neighbors via setback, landscape, and elevation change. Homes with view-pad orientation typically have additional separation on the view side because of the topography.
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 that. The working privacy and security profile of the gate is the appropriate frame.
Common buyer scenarios for The Oaks
Buyers most often choose The Oaks for one of three reasons: the 24-hour guard gate combined with the Bay Laurel school feed, the amenity package (tennis and pool) without country club initiation, or the move-up path from a smaller Calabasas home into a turnkey semi-custom estate with established landscaping. Each of those reasons points to a different sub-tract and floor plan band, so the conversation about what is driving the move comes before the conversation about which homes to tour.
Relocation buyers from out-of-state often land here when they want the perimeter security and amenity package they had in a comparable gated community elsewhere. Local move-up buyers often come from Mountain View Estates, Calabasas Park Estates, or non-gated 91302 inventory where they want the gate without the Hidden Hills lot-size step. Downsize buyers occasionally appear as well, moving down from larger custom estates in Mulholland Estates or Hidden Hills who want the lower maintenance footprint of a semi-custom floor plan while keeping the staffed gate.
What I do not see often in The Oaks is investment-pattern buyers — the carrying cost, the HOA structure, and the move-up character of the community do not fit a typical investment thesis. Owner-occupied is the dominant pattern by a wide margin, and that is part of why the community has held its character over a 20-year stretch.
Resale and appreciation history
The Oaks has tracked the broader Calabasas luxury market with lower volatility than the non-gated tier. Mid-cycle compression in 2022-2023 was milder than coastal LA luxury, and the segment has stabilized through 2024-2026 with selective re-acceleration in fully renovated and view-pad comps. The structural inventory limit inside the gate — roughly 460 homes, with a typical turnover rate well below the broader Calabasas market — supports the price band in a way the broader 91302 stock does not.
Days on market inside the gate runs longer than the broader 91302 market — 60 to 120 days is common at the lower end of the floor plan stack, and 120 to 240+ days is typical above $9M. Pricing strategy and exposure plan matter; mispriced inventory inside the gate can sit for a full season before re-pricing. A re-list after a stale first exposure typically clears below where the right initial pricing would have, which is why the initial list price decision is the most important pricing decision in the transaction.
Long-hold owners are a meaningful portion of the community. Many original 2002-2008 buyers are still in their homes, which means when inventory does turn it is often genuinely fresh to the market rather than recycled. That dynamic supports list-to-sale ratios in the segment when listings are priced honestly.
Inspection items specific to era and build
On original 2002-2008 build Oaks inventory, the inspection stack typically includes general home inspection, sewer scope, pool and spa equipment, full multi-zone HVAC (most homes here have multiple zones), roof and stucco envelope review, all retaining walls and graded-pad hardscape, irrigation, and a Wildland Urban Interface (WUI) review for defensible space.
Items that come up specifically on this build era: original-spec HVAC units near end of useful life, original tile roofs with underlayment wear, stucco hairline cracking on south and west elevations, original water-heater banks (often dual tankless or replaced tank units), and pool equipment past one full replacement cycle. None of these are deal breakers — they are budget items to identify before close.
On rebuilt or renovated inventory, request the full permit history through Calabasas Building & Safety, the renovation scope documentation, and warranty information for any major systems replaced. Forensic envelope review is worth considering if any insurance claims or water-intrusion history is disclosed.
- General home + sewer scope + pool/spa equipment
- Full multi-zone HVAC inspection
- Roof, underlayment, and stucco envelope
- Retaining walls + graded-pad hardscape (structural)
- WUI / defensible space + Chapter 7A compliance
- Permit history pull (Calabasas Building & Safety)
- Renovation scope and warranty documentation
What I tell clients about The Oaks
The Oaks is the right fit for buyers who specifically want the 24-hour guard gate plus the Bay Laurel school feed plus the on-site amenity. If any of those three is not a driver, there are other Calabasas options at a lower carrying cost. The HOA dues are real and they fund real services — but you should value those services or the math does not work. A buyer who does not specifically value the 24-hour gate and the amenity is paying for services they do not use.
Pick the sub-tract before the house. The Estates, the Estate Collection, and Hampshire have different pad-grading and floor plan characters, and the right sub-tract for a buyer depends on lot orientation preference, floor plan band, and how much yard they actually want to maintain. Touring inside the gate without a sub-tract conversation first usually leads to revisiting the same property at different price points without making real progress.
Plan for 60-90 day escrow rather than the standard 30-45. Disclosure document review, HOA delivery, lender appraisal at this price band, and inspection scope all extend the timeline. That extra time is the diligence working; do not compress it. The right escrow timeline supports proper review of CC&Rs, budget, reserve study, and meeting minutes alongside the full inspection stack — that is the work that protects the purchase.
Frequently Asked Questions
What is the median home price in The Oaks of Calabasas?
The median sale price in The Oaks runs about $5.75M as of May 2026. The lower floor plan band (Hampshire) trades $4.5M-$5.75M, the Estates band trades $5.5M-$9M depending on plan size, and the Estate Collection and custom rebuild tier trades $8M-$15M+. Pull current comps before setting a budget or list price.
What does the Oaks HOA cover?
The Oaks HOA covers the 24-hour staffed guard gate, roving patrol, private street maintenance, common landscape, the community tennis courts, the community pool, and the recreation amenity. Dues are meaningful and should be verified against the latest annual budget. Pull the CC&Rs, budget, reserve study, and meeting minutes before close — these documents bind you as an owner.
What schools serve The Oaks of Calabasas?
The Oaks sits in Las Virgenes Unified School District (LVUSD). Primary school assignment for most addresses inside the gate is Bay Laurel Elementary (one of the highest-rated LVUSD elementary schools), with A.E. Wright Middle and Calabasas High School completing the feed. Always verify the exact assignment for any specific street address with LVUSD before relying on it.
What are the sub-tracts inside The Oaks?
Inside The Oaks main gate, the principal sub-tracts include The Estates (the larger semi-custom floor plans), the Estate Collection (the larger custom-tier cohort), and Hampshire (the tighter floor plan band built later in the cycle). Each sub-tract has its own pad-grading, lot orientation, and floor plan character, which is why per-square-foot pricing varies inside the same gate.
Is The Oaks of Calabasas 24-hour guard gated?
Yes. The Oaks operates a continuously staffed 24-hour guard gate with vehicle logging, license plate capture, and visitor pre-clearance. Roving patrol covers the interior. Private streets inside the gate are not through-routes for non-resident traffic. Access is via the main gate off Mureau / Las Virgenes.
When was The Oaks of Calabasas built?
The Oaks was built out primarily between 2002 and 2008, with John Laing Homes as the principal original builder. Custom rebuilds and material renovations from 2015 forward have updated portions of the inventory toward contemporary finishes and reconfigured layouts. The architectural language across most original product runs to Mediterranean and Tuscan.
How long does escrow take in The Oaks?
Plan for 60-90 days rather than a standard 30-45 day escrow. Lender appraisal complexity at this price band, inspection scope on estate properties, seller-side disclosure preparation, and HOA document delivery all extend the timeline. That window is normal in this segment and the longer escrow supports proper diligence rather than working against it.
Are there custom homes inside The Oaks?
Yes. The Estate Collection sub-tract was the original custom-tier cohort, with larger floor plans on view-tier-upper pads. Beyond that, custom rebuilds and material renovations from approximately 2015 forward have pulled portions of the inventory toward fully custom finishes. Resale comps need careful weighting on finish level and renovation date when both original and rebuilt inventory exists in the same band.
Does The Oaks of Calabasas have Mello-Roos?
Most Oaks 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.
How do I tour homes inside The Oaks?
Tours inside the gate require pre-arrangement with the listing side and front-gate clearance. As your buyer's representative I handle the pre-clearance and scheduling, and I always pull the disclosure and HOA documents before we tour so we are reviewing inventory with the actual carrying cost in view, not just the listing photos.
