$2,697,354Average Value$939Average Price per Sq Ft60Homes For Sale
Beautiful mountain community with views of Catalina Island
In the Santa Monica Mountains north of Malibu, residents enjoy picturesque views of the Pacific extending beyond Catalina Island on a clear day. “Everybody focuses on the ocean view, but certain canyon and mountain views are every bit as peaceful and serene,” says Compass agent Russell Grether, who does 90% of his business in and around Malibu. The cost of entry is expensive — they call it the California lifestyle tax because it’s every bit as beautiful as portrayed on film and television. This unincorporated area is awash in green space and outdoor amenities. “What makes it so special here is that I can be at work in Malibu and then be at the beach or a trailhead in the mountains in a matter of minutes,” Grether says. “Honestly, the weather is perfect here, too — our seasons vary by 5 degrees, so even in the winter, it’s still quite pleasant — and there are no bugs.”
Outside of the urban center of Westlake Village you can find sprawling estates.
Scenic view of the Santa Monica Mountains at the Lois Ewen Overlook.
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Solitude at Paradise Cove and hiking the mountain trails
“Between the Santa Monica Mountains and the beaches, you can completely immerse yourself in totally different types of nature within minutes,” Grether says. “There are all these little pockets that you can go to that are even better than the Instagram points of interest that tend to be overrun. I’ll take my dog up to the hills, and we’ll be the only ones there — that’s the magical nature of this place.” Beach access is an amenity for residents of this area — Broad Beach and Point Dume are known to be among the quieter stretches of sand. “Paradise Cove is a beautiful beach. It feels private, and it’s shielded from the prevailing westerly winds, so there’s a lot of places to surf,” Grether says. Hiking at the trails at Sandstone Peak or rock climbing at Echo Cliffs are both amenities for the athletically inclined. Leo Carrillo State Park is a beach with coastal caves and reefs where camping, hiking and surfing are popular. There are hundreds of miles of hiking and biking trails with picturesque views at the Santa Monica Mountains National Recreation Area. Malibu Creek State Park is rugged and mountainous, with hiking trails and a rock pool swimming hole.
Will Rogers State beach is an awesome place to visit year round, near Santa Monica Mountains.
The neighborhood of Unincorporated Santa Monica Mountains is a tight-knit community.
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Diverse architectural styles and no condos or townhomes
Housing inventory in the Santa Monica Mountains is entirely single-family, with no townhouses and condos, and the vast majority of residents own their homes. The earliest homes were built in the 1960s, but the bulk is more contemporary additions since the 1980s. “One of the nice things north of Malibu is its diverse architectural style. And you can really feel the quality,” Grether says. “Many burnout homes from the [Woolsey] fire have been rebuilt and are modern with floor-to-ceiling glass windows and outdoor living space. Newer homes are on the modern side, so you can have that next to a Cape Cod or something Tuscan.” Homes range in price from $1.7 million to upward of $5 million, depending on lot size and views. “This is an expensive area. Many of the homes here are above the $3.5 million price point,” says Matt Tilley, a top agent with First Team Real Estate. There is also a lot of land for sale in the Santa Monica Mountains, but Grether says building from vacant land is a project most people don’t want to undertake. “I’ve had clients in the system for five to 10 years trying to get the proper entitlements, but it’s commonly at least two to four years to get the permits.” Lot prices are all over the place, but the biggest driver of land value is how far along it is in the entitlement process.
Private gated homes with stone siding are common in the Unincorporated Santa Monica Mountains.
Homes in Unincorporated Santa Monica Mountains have private driveways with secured gates.
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There's a Nobu across the street from McDonalds
Depending on home location, residents in the Santa Monica Mountains either travel south to Malibu for shopping and dining or north toward U.S. Route 101. “Eastern Malibu is probably the closest neighborhood for people in the mountains to commute into town and be close to the action,” Grether says. There are some independent retail establishments like the home goods store Malibu Market & Design and C. Bonz, a clothing store that offers interactive customizations and collaborative design. There are multiple options for stocking up on groceries, including Ralphs Fresh Fare and Whole Foods. “Malibu is the only place you’re going to find a Nobu across the street from a McDonald’s,” Grether says. An offshoot of the Beverly Hills hotspot, Nobu Malibu serves Japanese delicacies and California in an oceanfront setting with shimmering views of the Pacific. Somehow boasting even more incredible ocean views, Malibu Farm Pier Cafe is a breakfast and lunch spot. The iconic pier from 1905 has shops, restaurants, fishing and excellent people-watching opportunities.
Calabasas Commons near Santa Monica Mountains is a great place to spend a day out.
Malibu Farm Pier Cafe is a breakfast and lunch spot.
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High school undergoing a $110 million construction project
Two school districts serve the Santa Monica Mountains. Santa Monica-Malibu Unified is graded A-plus by Niche, while Las Virgenes Unified gets an A. Kids can attend Lupin Hill Elementary and then Lindero Canyon Middle, both graded A by Niche. Known for producing supermodels, Bella and Gigi Hadid and Kaia Gerber all attended Malibu High, another A school. In January 2024, the school broke ground on a $110 million construction project at MHS that will add 70,000 square feet of space to the building. The project will include a new library, performing arts classrooms, STEM classrooms, administrative offices, a cafeteria and other Southern California amenities like open breezeways and sunshades.
Learn robotics at Lindero Canyon Middle School.
Malibu High School the school broke ground on a $110 million construction project at MHS.
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Just miles from Pepperdine University
Mere miles from the neighborhood, picturesque Pepperdine University is a private Christian research university. The campus sits on 830 acres overlooking the ocean and Pacific Coast Highway near Malibu and is considered one of the most beautiful in the country. The university has 87 degree programs and a student-teacher ratio of 13 to 1. Pepperdine had about 10,000 students enrolled in the fall of 2023, more than half of which were graduate students.
Residential streets are sleepy with few ways in and out
The southern border of the Santa Monica Mountains runs just north of the Pacific Coast Highway, the region’s main thoroughfare. Walk Score gives the area a 6 out of 100 for walkability, meaning public transportation isn’t easily accessible, and residents rely on their cars to get around. Most of the area’s neighborhoods have a single road leading in and out, and most streets wind to dead ends. The situation is perfect for privacy, but getting out quickly could be challenging if there’s an environmental emergency. For city commuters, downtown Los Angeles is about 35 miles east via U.S. Route 101, accessible a few miles north of the mountain area. Not for the faint of heart, it’s a stop-and-go drive that can take up to two hours during unpredictable rush hours. Malibu has no airport, but Los Angeles Van Nuys, Los Angeles International and Hollywood Burbank are all within 30 miles; Van Nuys is the closest and has the most reasonable drive time. The nearest medical facility is the UCLA West Valley Medical Center, about 10 miles northeast via the 101 and Las Virgenes Road.
Large estates with amazing views are secluded in the Unincorporated Santa Monica Mountains.
Unincorporated Santa Monica Mountains has one-lane roads up and down the mountainsides.
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Fire risk is severe in the mountains, but crime risk is low
Due to their location in the Santa Monica Mountains, homes here are at serious risk of wildfires. “Fortune favors the brave, but at the same time, you have to be really careful with the type of property you buy,” Grether says. “People want to buy infill-type properties with land, but many don’t want to bear the risk of buying something in the hills.” The Woosley Fire destroyed about 700 homes in 2018, and getting insurance is becoming more challenging and expensive as companies exit the state’s market. However, the city works year-round on fire prevention measures. There are free fire extinguisher trainings, mandatory brush clearance and fire safety liaisons to monitor conditions.
Violent and property crime occur at a rate way below the national numbers. The CAP Index Cime Score for the Santa Monica Mountains is 1 out of 10, compared to 4 nationally.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Are you familiar with the Santa Monica Mountains neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Santa Monica Mountains
US
Homicide
1
4
Sexual Assault
2
4
Assault with Weapon
2
4
Robbery
2
4
Burglary
3
4
Motor Vehicle Theft
3
4
Larceny
3
4
Crime Score
2
4
Source: WhatIsMyCrimeRisk.com
Santa Monica Mountains Demographics and Home Trends
On average, homes in Santa Monica Mountains, Malibu sell after 100 days on the market compared to the national average of 53 days. The median sale price for homes in Santa Monica Mountains, Malibu over the last 12 months is $2,215,000, down 27% from the median home sale price over the previous 12 months.
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When location is most important, look no further! Monte Nido move-in ready family home on the outskirts of Calabasas & Malibu. Perfect for the LA commuter who desires to live amongst nature. Top public schools, elite private education, hiking trails, beaches via Malibu Canyon/Las Virgenes Roads-what more could anyone ask for? This spacious acre-plus lot features a large, flat, fenced yard--an
Amazing South facing view lot on Malibou Lake with plans for a 3623 sq ft home including basement. 3 Bedrooms, 3.5 bathrooms, 2 separate additional rooms/offices, gym & media room. Situated perfectly for incredible mountain, lake and sunset views w/multiple large decks & private dock site right out front. Members at Malibou Lake enjoy year round water fun from boating, fishing, swimming, paddle
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This newly built 2025 Modern Farmhouse will take your breath away. Tucked away on a private creekside setting in the prestigious gated community of Malibou Lake, this 3-bedroom, 3-bathroom residence offers the perfect balance of luxury, privacy, and natural beauty. Step inside to soaring ceilings, light-filled living spaces, and designer-curated finishes throughout. The heart of the home features
Malibu's Monte Nido community (Malibu Canyon) 3+3 + office, and 6 car off-street parking, located in the foothills of Malibu's most sought after countryside neighborhood, Monte Nido (Mountain Nest). By renowned architect, legendary surfer and board designer, Matt Kivlen, this home has amazing indoor outdoor flow and stunning views of the state park mountains, woodland, and seasonal creek.
This updated 4 bedroom, 3 bathroom Malibu lease offers a truly unique log cabin retreat tucked into the Santa Monica Mountains, adjacent to the iconic Calamigos Ranch. With access to the ranch's public grounds and the Gentry Market, the property promotes a blend of tranquil surroundings and everyday convenience. Inside, the cabin features wood craftsmanship throughout the 3 bedroom and 2 bathroom
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Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
