Calabasas Real Estate Market Update

Median Home Price Hits $2M in May 2025

by Anna Lanuza

🏡 Calabasas Housing Market MAY 2025: Prices Up, Competition High, and Risk Factors Emerging

The Calabasas real estate market remains one of the most competitive in Southern California as of Spring 2025, even in the face of economic pressure, rising insurance costs, and wildfire risk. With its luxury appeal, proximity to Los Angeles, and top-tier schools, demand for homes in Calabasas continues to outpace supply.

If you're considering buying or selling in this market, here's what you need to know.

  • Home Prices & Market Activity

  • Median Sale Price: $2.0 million (↑ 19.7% YoY)

  • Price per Sq. Ft.: $696 (↑ 6.9% YoY)

  • Avg. Days on Market: 34

  • Offers per Home (Avg): 2

Calabasas remains very competitive, especially for well-priced properties. Homes that are strategically priced can receive multiple offers and go pending in as few as 17 days, sometimes selling above asking price. Others sell within 34 days at or just below list price.

  • Migration & Buyer Trends (Feb–Apr 2025)

  • 77% of Calabasas buyers plan to stay within the LA metro area

    Top incoming cities:

  • Houston, TX

  • San Francisco, CA

  • Hermiston, OR

🏡 Popular relocation destinations for locals:

  • Las Vegas, CA

  • San Diego, CA

  • Phoenix, AZ

  • Brentwood, TN

This mix of inbound and local movement shows continued interest in Calabasas as both a long-term home base and an investment destination.

School Zoning & Community Value

Calabasas is served by the Las Virgenes Unified School District, one of the most respected districts in the region. If you’re moving with kids, make sure to check GreatSchools.org to confirm school zoning for specific addresses.

🔥 Wildfire Risk & Insurance Impacts

One major factor impacting both buyer decision-making and investment strategy in Calabasas is fire risk and rising insurance premiums:

  • 100% of homes in Calabasas carry some level of wildfire risk over the next 30 years

  • 7,328 properties are affected

State Farm insurance rate increases (2025):

  • Homeowners: ↑ 17%+

  • Renters/Condos: ↑ 15%

  • Rental Dwellings: ↑ 38%

These changes, approved despite strong public opposition, could limit purchasing power and cool investor appetite, even as demand stays high.

What It Means for Buyers and Sellers

If you’re selling in Calabasas:

  • Well-prepped, correctly priced homes will move quickly, especially if upgraded

  • Highlighting walkability, school access, and home safety features will set your listing apart

If you’re buying:

  • Be ready to move fast with pre-approval

  • Budget for higher insurance costs and consider wildfire mitigation upgrades

  • Target homes that sit in lower fire risk zones, especially for long-term value

TRANSPORTATION IN CALABASAS

Learn about the walkability, bikeability, and transit-friendliness of Calabasas

  • Walk Score 23 / 100 - Car Dependent

  • Bike Score 15 / 100 - Somewhat Bikeable

Are you tracking the Calabasas market or considering a move?

As a local real estate expert, I help buyers and sellers navigate this fast-paced market with precision and insight, especially when wildfire risk and policy changes are in play.

💌 Contact me for a custom home price analysis or buyer strategy session.

📊 Or sign up for my monthly Calabasas Market Report to stay informed year-round.

Anna Lanuza | c. 310.295.8807 | DRE02036269 | AnnaLanuzaRealty@Gmail.com

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