CA
Calabasas Neighborhoods & Living Guide
Calabasas's built environment leans heavily toward guard-gated, HOA-governed master-planned communities, each with its own private roads, controlled entries, and dues structure, a genuinely different buying process than a conventional open street grid. Old Town Calabasas, anchored by the 1844 Leonis Adobe, is the walkable historic core and sits under its own 1994 design-guideline overlay. Schools run through Las Virgenes Unified, the 15-school district that also operates Calabasas High, though LVUSD's own materials describe its coverage as "almost all of Calabasas," not the whole city, so a specific address still needs a boundary check. One frequently misunderstood amenity: Calabasas Lake is privately owned and operated by the Calabasas Park Homeowners' Association, not a public lake, so buying near it does not by itself confer lake rights. This guide covers the gated communities, schools, and lake-access questions worth confirming before an offer.
Market statistics for Calabasas area are computed from active MLS single-family listing data as of Sep 10, 2026. Listing counts and median prices update as listing data refreshes. The inventory gauge uses a trailing 30-day MLS sold rate for the same scope and cohort. This reflects the last verified snapshot, as of Sep 10, 2026, while the feed catches up.
Moving to Calabasas
Recreation infrastructure runs through city-operated facilities: the Calabasas Community Center at 27040 Malibu Hills Road includes a 10,000-square-foot gymnasium and fitness facilities, and the Calabasas Tennis & Swim Center at 23400 Park Sorrento operates 16 lighted hard-surface courts alongside an outdoor heated Jr. Olympic pool. U.S. Highway 101 is the primary regional corridor through the city, with Valley Circle Boulevard, Parkway Calabasas, Las Virgenes Road, and Lost Hills Road as the interchanges inside city limits. The city's own general plan describes them as particularly constrained by regional through-traffic. Malibu Canyon Road, which continues north of the city line as Las Virgenes Road (County Route N1), is the main route connecting US-101 to Pacific Coast Highway in Malibu.
Calabasas by Lifestyle
Homes for Sale in Calabasas
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Where These Calabasas Homes Are
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Recently Sold in Calabasas
The information being provided by Conejo Simi Moorpark Association of REALTORS® ("CSMAR") is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties a visitor may be interested in purchasing or leasing. Information relating to properties referenced on this web site may originate from the Internet Data Exchange (IDX) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. Any information originating from CSMAR, relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals. Listing data originating from CSMAR is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Listing data last updated September 11, 2026.
Living in Calabasas: Questions Buyers Ask
What's the wildfire-hazard picture for a Calabasas home?
The entire incorporated city falls within a Very High Fire Hazard Severity Zone per the city's own mapping. The November 2018 Woolsey Fire (a regional event that burned 96,949 acres, destroyed 1,643 structures, killed three people, and forced the evacuation of more than 295,000 people across Ventura and Los Angeles counties) crossed U.S. 101 near Calabasas and spread through neighboring Liberty Canyon. Check any specific address against CAL FIRE's own hazard-zone viewer before writing an offer.
Does remodeling or adding onto a home inside Old Town Calabasas require special review?
Property within the Old Town Calabasas footprint along Calabasas Road falls under design and preservation rules the city adopted in 1994, plus a dedicated Historic Preservation Ordinance the council adopted on January 2, 2008. Buyers planning exterior work on an Old Town property should confirm current design-review requirements with the city's planning division before assuming a standard remodel permit is sufficient.
What water utility serves Calabasas properties?
The Las Virgenes Municipal Water District (LVMWD) has served the area since it was established in 1958, resolving the unreliable local water supply that had constrained earlier development. Confirm current service and connection requirements directly with LVMWD for any specific parcel, particularly for new construction or major additions.
Should I confirm school assignment before buying in Calabasas?
Yes. Las Virgenes Unified's own materials describe its Calabasas coverage as reaching 'almost all of' the city, not the entire city outright, so an address near the boundary could fall to a different assignment than expected. Confirm any specific parcel directly against the district's own attendance-boundary tool rather than assuming coverage from a neighborhood name or proximity alone.
