Homes for Sale near Topanga Elementary Charter School

• 

  

  

  /6

  $795,000

  • Land
  • 0.93 Acre
  • $850,904 per Acre

  1990 Las Flores Canyon Rd, Malibu, CA 90265

  This is a burn lot and a fabulous opportunity for the right buyer. Feel the rural touch as you enjoy the Ocean and City light views. Just shy of one acre with a large flat pad. You will have re-build rights to replace the approved square footage that was there (1900 sq ft) plus 10%. There is the ability to add an ADU, but it would require an upgraded septic. Utilities stubbed out and septic

  Chris Frost Sotheby's International Realty

  1990 Las Flores Canyon Rd, Malibu, CA 90265
• 

  

  

  /7

  $2,900,000

  • Land
  • 1.26 Acres
  • $2,297,576 per Acre

  20704 Eagle Pass Dr, Malibu, CA 90265

  Rare 1.26-acre Las Flores 1993 burn lot with previously approved 5,600 sq ft RTI plans now in expedited reapproval under Palisade rebuild regulations and prior permitting. The south-facing site captures unobstructed canyon and ocean views. Plans feature 5 beds, 4 baths, an infinity pool, sauna, and 3-car garage. Situated on a private cul-de-sac just five minutes from PCH, shops, and restaurants

  Maxwell Vaughn Compass

  20704 Eagle Pass Dr, Malibu, CA 90265
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  /60

  $3,995,000

  • 5 Beds
  • 5 Baths
  • 4,789 Sq Ft

  5099 Llano Dr, Los Angeles, CA 91364

  VIEWS VIEWS Huge price reduction new Construction Custom Hilltop Private Gated Contemporary Villa with the Ultimate View and Privacy. 5+5 highlighting a flowing open living area that captivates the Skyline VIEWS from every window. Kitchen featuring all Thermador appliances with a very large center isle. All bedrooms have attached baths, 3 private balconies, Master Suite has it all. Pool Spa and

  Patrick Kruger Pinnacle Estate Properties, Inc.

  5099 Llano Dr, Los Angeles, CA 91364
• 

  

  

  /29

  $2,550,000

  • 3 Beds
  • 3 Baths
  • 2,921 Sq Ft

  4650 Canoga Ave, Woodland Hills, CA 91364

  Perched above the street and Woodland Hills Country Club, this classic 1953 mid-century modern home offers breathtaking panoramic views on nearly 3/4 of an acre. From the moment you arrive through custom wrought iron gates, you're welcomed into a private sanctuary featuring a romantic courtyard, lush landscaping, and an organic vegetable garden that blends seamlessly into the natural

  Erin Mann Compass

  4650 Canoga Ave, Woodland Hills, CA 91364
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  /6

  $125,000

  • Land
  • 0.27 Acre
  • $455,373 per Acre

  3374 Old Topanga Canyon Rd, Topanga, CA 90290

  Listed for sale with 2 other nearby parcels this upslope lot is ready for your architects vision. Build your dream home in a charming area of Calabasas. Buyer should verify all information to their own satisfaction and with the appropriate professionals.

  Andrew Robarge Compass

  3374 Old Topanga Canyon Rd, Topanga, CA 90290
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  /8

  $125,000

  • Land
  • 0.25 Acre
  • $493,486 per Acre

  3382 Old Topanga Canyon Rd, Topanga, CA 90290

  Listed for sale with 2 other nearby parcels this upslope lot is ready for your architects vision. Build your dream home in a charming area of Calabasas. Buyer should verify all information to their own satisfaction and with the appropriate professionals.

  Andrew Robarge Compass

  3382 Old Topanga Canyon Rd, Topanga, CA 90290
• 

  

  /8

  $2,600,000

  • Land
  • 0.07 Acre
  • $39,634,146 per Acre

  20222 Pacific Coast Hwy, Malibu, CA 90265

  ***UPDATE*** Story poles are up! A compelling opportunity and possibly the quickest solution to build a beachfront property in Malibu. No structural damage from the fire due to it's vacant land status. With architectural renderings and plans in position for approval PRIOR TO THE MALIBU FIRE, this Big Rock Beach property is poised for completion. The current plans consist of a 3 bedroom, 2.5

  Steve Nader Beach Team

  20222 Pacific Coast Hwy, Malibu, CA 90265
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  /34

  $3,950,000

  • 3 Beds
  • 4 Baths
  • 3,324 Sq Ft

  22065 Pacific Coast Hwy Unit 3, Malibu, CA 90265

  Discover Elevated Coastal Living at The Residences at Carbon BeachImmerse yourself in the ultimate Malibu lifestyle at The Residences at Carbon Beach—just steps from the iconic Billionaire’s Beach. This exquisite three-level, 3-bedroom, 3.5-bath residence offers 3,200 square feet of refined coastal elegance, featuring rich walnut floors, multiple terraces, and sweeping ocean views from every

  Jamison Malone Satori Estates

  22065 Pacific Coast Hwy Unit 3, Malibu, CA 90265
• 

  

  /23

  $2,600,000

  • Land
  • 0.04 Acre
  • $65,326,633 per Acre

  20616 Pacific Coast Hwy, Malibu, CA 90265

  Situated just steps from the sand in the coveted Las Flores Beach enclave, this 1,733-square-foot lot offers a rare opportunity to rebuild in one of Malibu's most iconic coastal settings. Formerly home to a beautifully designed 1,764-square-foot contemporary residence, the property was impacted by the Palisades Fire and has since been fully cleared. Preparation is now underway for the Planning

  Chris Cortazzo Compass

  20616 Pacific Coast Hwy, Malibu, CA 90265
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  /19

  $11,995,000

  • 4 Beds
  • 6 Baths
  • 6,230 Sq Ft

  1445 Via Cresta, Pacific Palisades, CA 90272

  Nestled in the exclusive guard-gated Ridgeview Country Estates off of Shadow Mountain Drive, 1445 Via Cresta is a newly constructed Spanish Contemporary masterpiece offering the pinnacle of privacy, sophistication and indoor-outdoor living. Thoughtfully designed by Joseph Spierer Architects with interiors by Lindsey Miller Interiors, this 6,230-square-foot estate sits on over 1.3 acres of serene

  Blair Chang The Agency

  1445 Via Cresta, Pacific Palisades, CA 90272
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  /49

  $2,995,000

  • 4 Beds
  • 4.5 Baths
  • 3,591 Sq Ft

  21338 Colina Dr, Topanga, CA 90290

  A Private Canyon Retreat for the Cultivated Life....Tucked high above the canyon floor at the end of a quiet, tree-lined private road, this soulful modern sanctuary sits on over an acre at the pinnacle of Topanga's coveted Post Office Tract. Designed in harmony with the land, the home unfolds beneath a canopy of ancient oaks, where wood, glass, and stone converge to create a living experience

  Paul Ferra Coldwell Banker Realty

  21338 Colina Dr, Topanga, CA 90290
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  /24

  $1,195,000

  • 2 Beds
  • 2.5 Baths
  • 1,734 Sq Ft

  17132 Palisades Cir, Pacific Palisades, CA 90272

  Beautifully updated townhome nestled in the Palisades Highlands. Living room with high ceilings and fireplace open to a large private patio. Updated kitchen opens to a spacious family. Large primary bedroom, with walk-in closet, ensuite updated bath and a lovely private balcony. Second bedroom also has an updated ensuite bathroom. Private entry 2 car attached garage, with plenty of room for

  Christina Arechaederra Keller Williams Los Angeles

  17132 Palisades Cir, Pacific Palisades, CA 90272
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  /11

  $1,795,000

  • Land
  • 0.17 Acre
  • $10,558,824 per Acre

  16632 Linda Terrace, Pacific Palisades, CA 90272

  $100,000 PRICE REDUCTION ON PRIME PACIFIC PALISADES OCEAN VIEW LOT. Location, Location, Location! Perched atop the Palisades in the lower Marquez Knolls neighborhood is this prime rim side 7,407 sq ft lot with over 61 feet frontage and sweeping OCEAN VIEWS. While the former 3,328 sq ft two-story residence is gone, the ocean views remain forever. There are only 19 properties on Linda Terrace which

  Christin Moses Berkshire Hathaway HomeServices California Properties

  16632 Linda Terrace, Pacific Palisades, CA 90272
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  /6

  $200,000

  • Land
  • 0.91 Acre
  • $220,264 per Acre

  3224 Canon Place, Topanga, CA 90290

  Imagine owning nearly a full acre of land nestled among the serene, majestic mountains of Old Topanga Canyon. This stunning lot offers a generous building site and comes with two registered and recorded easements, giving you flexibility and peace of mind for future development. Whether you're envisioning your forever home, an investment property, or a peaceful retreat with a stable or pasture for

  Catherine Campbell Sotheby's International Realty

  3224 Canon Place, Topanga, CA 90290
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  /59

  $1,749,000

  • 1 Bed
  • 1 Bath
  • 1,172 Sq Ft

  1231 Old Topanga Canyon Rd, Topanga, CA 90290

  Drop your bags and embrace the luxurious comfort of your fully furnished home in the heart of Old Topanga Canyon. This pristine property boasts three levels of living spaces designed to cater to your every need. On the first level, a transformed garage, now a versatile hangout and workout zone complete with Tonal Home gym equipment, a massage chair, an ice plunge, and a TV den. Step up to the

  Sophie Zeiler Snyder Sutton Real Estate

  1231 Old Topanga Canyon Rd, Topanga, CA 90290
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  /5

  $2,149,000

  • Land
  • 0.19 Acre
  • $11,597,410 per Acre

  16556 Chattanooga Place, Pacific Palisades, CA 90272

  Set in the famed Marquez Knolls, this prime ocean view lot presents an opportunity to build a stunning home with panoramic vistas. The previous two-story home featured a pool. Just moments from the Palisades Village. Be a part of the rebuild on a very special lot. EPA Phase 1 is complete. Seller has registered for Phase 2 debris removal. Property is located within Coastal Commission Authority and

  Dan Urbach Compass

  16556 Chattanooga Place, Pacific Palisades, CA 90272
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  /5

  $2,395,000

  • Land
  • 0.31 Acre
  • $7,735,788 per Acre

  16021 Anoka Dr, Pacific Palisades, CA 90272

  This prime 13,630-square-foot lot presents an incredible opportunity to build a large stunning home with panoramic ocean and mountain views. EPA Phase 1 and debris removal are complete. Property is located within the Palisair Homeowners Association and NOT located within the Coastal Commission Authority. Be a part of the rebuild close to town with awe-inspiring views.

  Dan Urbach Compass

  16021 Anoka Dr, Pacific Palisades, CA 90272
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  /7

  $1,975,000

  • Land
  • 0.04 Acre
  • $49,251,870 per Acre

  20608 Pacific Coast Hwy, Malibu, CA 90265

  Presenting an exceptional oceanfront opportunity at 20608 Pacific Coast Highway, Malibu. This fire-damaged lot, affected by the Palisades fire, presents a rare chance to construct a custom-designed coastal residence. The prime parcel boasts direct ocean access and expansive, unobstructed views of the Pacific. Subject to Los Angeles County regulations, eligible owners may rebuild up to 10% larger

  Sadie Pollock Barish Coldwell Banker Realty

  20608 Pacific Coast Hwy, Malibu, CA 90265
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  /20

  $3,238,000

  • 4 Beds
  • 3.5 Baths
  • 3,254 Sq Ft

  2382 Live Oak Meadows Rd, Malibu, CA 90265

  Discover your private haven at the end of a cul-de-sac where nature surrounds you in this exquisite gated property on nearly one acre. Recently remodeled, the home boasts floor to ceiling windows throughout that capture breathtaking canyon and ocean views. This home seamlessly blends indoor and outdoor spaces for effortless entertaining with multiple verandas, a grassy yard and a hot tub niched

  Madison Hildebrand Compass

  2382 Live Oak Meadows Rd, Malibu, CA 90265
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  /55

  $1,675,000

  • 4 Beds
  • 2 Baths
  • 2,200 Sq Ft

  2026 Topanga Skyline Dr, Topanga, CA 90290

  Nestled on a peaceful street off Old Topanga Canyon Road, this light-filled 4-bedroom, 2-bath home is a soulful retreat surrounded by nature and full of rustic charm. A separate 1-bedroom, 1-bath guest unit adds flexibility, ideal for visitors, creative space, or potential rental income. High ceilings, expansive windows, and soft natural light throughout create a warm, open atmosphere that

  Drew Snyder Snyder Sutton Real Estate

  2026 Topanga Skyline Dr, Topanga, CA 90290
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  /25

  $2,850,000

  • 4 Beds
  • 3 Baths
  • 3,600 Sq Ft

  24798 Brown Latigo, Malibu, CA 90265

  Nestled behind the gates of West Saddle Peak, this stunning one-acre Ocean View Mediterranean estate has been meticulously remodeled with premium materials. The residence offers four well-positioned bedrooms, impressive ceiling heights with ample recessed lighting, custom iron railings, and numerous windows that flood the interiors with natural light from sunrise to sunset. The chef's kitchen is

  Henry Denker Compass

  24798 Brown Latigo, Malibu, CA 90265
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  /51

  $1,350,000

  • 3 Beds
  • 2 Baths
  • 1,809 Sq Ft

  5005 Catalon Ave, Woodland Hills, CA 91364

  HUGE PRICE REDUCTION! ***HAS AN ADU*** . Come see the desert meet the green oasis. This home features a beautiful soaking pond with water features, as though you are in a resort. Plush landscaping in the front yard and back yard. Intricate lighting throughout to help fit your mood and festivities. Features a legally converted garage to an ADU. This home is located south of Ventura Blvd

  Luis Enriquez Power Brokers

  5005 Catalon Ave, Woodland Hills, CA 91364
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  /26

  $1,050,000

  • 4 Beds
  • 3 Baths
  • 2,028 Sq Ft

  3537 Gladiola Dr, Calabasas, CA 91302

  Welcome to Calabasas Highlands – where natural beauty meets comfortable living.Nestled along the edge of the scenic Santa Monica Mountains, this charming 3-bedroom, 3-bathroom home offers 2,028 square feet of warm and inviting living space. Situated on a desirable corner lot, the property features a formal dining room, spacious family room, and a generous kitchen with a center island, granite

  David Watkins Pinnacle Estate Properties, Inc.

  3537 Gladiola Dr, Calabasas, CA 91302
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  /8

  $1,650,000

  • Land
  • 0.18 Acre
  • $9,176,863 per Acre

  16761 Marquez Terrace, Pacific Palisades, CA 90272

  Check the comps! Best price per sf on this highly coveted cul-de-sac walking distance to the beach and mere steps to one of LA's most highly rated elementary schools; Marquez Charter School. Sited above the street, the previous home offered ocean and mountain views from both the 1st AND 2nd floors where one could enjoy 4th of July fireworks along the coast. BONUS opportunity to create your dream

  Susan Montgomery Sotheby's International Realty

  16761 Marquez Terrace, Pacific Palisades, CA 90272
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  /41

  $1,350,000

  • 3 Beds
  • 2.5 Baths
  • 2,394 Sq Ft

  2733 Halsey Rd, Topanga, CA 90290

  HUGE PRICE REDUCTION. $200,000 price reduction since listed. The most sq footage for the money in Topanga. Nine out of eleven rooms have views. Calling all stargazers and full moon aficionados. This home is far from the madding crowd yet minutes to Calabasas. Enjoy sunrise-to-sunset canyon vistas. The spacious living room with dramatic ceilings, commanding mountain views and fireplace soaks in

  Chryssa Lightheart Sotheby's International Realty

  2733 Halsey Rd, Topanga, CA 90290
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  /55

  $9,995,000

  • 4 Beds
  • 4.5 Baths
  • 3,604 Sq Ft

  1058 Vista Grande Dr, Pacific Palisades, CA 90272

  Unaffected by Recent Fires! 1058 Vista Grande Drive Remains Intact and Available Located on One of Only Three Exclusive Promontory Cul-De-Sacs In The Prestigious Marquez Knolls Neighborhood of Pacific Palisades. This custom-built residence was completely unaffected by the recent fires, as was the entire Vista Grande Drive. This exceptional home showcases panoramic views spanning Downtown Los

  Ali Rassekhi Coldwell Banker Realty

  1058 Vista Grande Dr, Pacific Palisades, CA 90272
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  /35

  $299,000

  • 2 Beds
  • 2 Baths
  • 1,440 Sq Ft

  23777 Mulholland Hwy Unit 190, Calabasas, CA 91302

  This charming retreat in the exclusive neighborhood of Calabasas Village offers peaceful community living just minutes from the area's best shopping, dining and schools. The ultra-private property features an expansive living/dining space with formal dining room, living room, and separate family room/office, plus two nicely-sized bedrooms and baths. Thoughtfully laid-out with an eye towards

  Ren Smith Coldwell Banker Realty

  23777 Mulholland Hwy Unit 190, Calabasas, CA 91302
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  /44

  $5,950,000

  • Land
  • 27 Acres
  • $220,370 per Acre

  24415 Mulholland Hwy, Calabasas, CA 91302

  WOW! Huge reduction!! Fantastic!!! One-of-a-kind development opportunity on approximately 28 Acres right in the middle of the highly sought after Calabasas. It's basically flat. Surrounded by grand, picturesque mountains and mature trees, and just minutes from the 101, the beach, AND the well known Commons Shopping Center, Located in the award winning Las Virgenes School District and moments away

  Jeffrey Dabbs Jeffrey Dabbs, Broker

  24415 Mulholland Hwy, Calabasas, CA 91302
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  /16

  $249,000

  • Land
  • 2.58 Acres
  • $96,512 per Acre

  8 Sadie Rd, Topanga, CA 90290

  Nestled in one of Topanga's most desirable and private settings, this breathtaking 2.5+ acre parcel offers panoramic ocean and mountain views. Surrounded by multi-million-dollar estates, this beautiful property presents a rare opportunity to build a custom home or create a private sanctuary immersed in natural beauty. With endless possibilities and a plethora of potential uses - from a modern

  Stephanie Gavin Keller Williams Westlake Village

  8 Sadie Rd, Topanga, CA 90290
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  /54

  $1,699,000

  • 3 Beds
  • 2 Baths
  • 1,980 Sq Ft

  1230 Old Topanga Canyon Rd, Topanga, CA 90290

  Discover this stunning, fully remodeled (see Docs for Improvements) 3-bedroom, 2 bathroom single-level contemporary home nestled in a picturesque country setting, complete with a seasonal stream that adds a touch of tranquility to this very private lot. Set on nearly half an acre of flat land, this charming property offers room to add on, develop or just enjoy the extra breathing room. This

  Brian Bleak Berkshire Hathaway HomeServices California Properties

  1230 Old Topanga Canyon Rd, Topanga, CA 90290
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  /41

  $1,298,000

  • 3 Beds
  • 2.5 Baths
  • 2,717 Sq Ft

  21651 Yucatan Ave, Woodland Hills, CA 91364

  Embrace Nature, City Life Within Reach: Panoramic Valley & Mountain Views Await! Nestled in the coveted hills of Woodland Hills and south of the boulevard, this custom-built home offers a unique blend of serene hillside living and convenient city access. From four east facing balconies you can take in the sunrise, the warm hues of sunset, and the dazzling valley lights at night. A gated, private

  Gary Livingood Gary Livingood

  21651 Yucatan Ave, Woodland Hills, CA 91364
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  /44

  $819,000

  • Land
  • 0.23 Acre
  • $3,519,553 per Acre

  21471 Calle Del Barco, Malibu, CA 90265

  motivated seller, seller will consider carry back ,Stunning ocean view! Priced for quick sale. Coastal Exemption letter include, Owners moving out of state. This is a one of a kind property in the La Costa Beach area. Build your Malibu dream home on this beautiful ocean view lot close to PCH. Property comes with La Costa Beach Rights to Malibu La Costa Beach and Tennis Club. Enjoy 3 beautiful

  Steve Maturo The ONE Luxury Properties

  21471 Calle Del Barco, Malibu, CA 90265
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  /24

  $1,500,000

  • Land
  • 0.15 Acre
  • $9,980,040 per Acre

  3735 Malibu Vista Dr, Malibu, CA 90265

  Your opportunity to be part of the revival and re-imagining of this coveted ocean view neighborhood. This is your chance to buy a lot in Sunset Mesa--one of the most desirable and beloved communities on the Westside. Just up the hill from the Getty Villa, this neighborhood boasts ocean and mountain views, already buried electric cables, and highly rated Malibu-Santa Monica schools. Convenient to

  Andrea Samulon Compass

  3735 Malibu Vista Dr, Malibu, CA 90265
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  /12

  $246,000

  • Land
  • 0.12 Acre
  • $2,131,716 per Acre

  0 Clover Trail, Calabasas, CA 91302

  Located between 23667 and 23685 Clover Trail. This is your chance to own and build a beautiful piece of land in the prime location of Highlands in Calabasas. This great and undeveloped lot with the views of mountains is approximately 5028 square feet with about 61 feet of frontage on Clover Trail. You will have an opportunity to build your dream home among some of the most beautiful homes in

  Donald Ramenian Donald Ramenian

  0 Clover Trail, Calabasas, CA 91302
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  /75

  $6,795,000

  • 6 Beds
  • 9 Baths
  • 9,200 Sq Ft

  23575 Park St S, Calabasas, CA 91302

  Located in the prestigious gated enclave of Park South Estates, this extraordinary 9,200 sq. ft. Tuscan-inspired estate offers unparalleled luxury and sophistication. Fully renovated and set on over three acres at the end of a tranquil cul-de-sac, this six-bedroom, nine-bathroom masterpiece boasts nearly one acre of lush, flat land with breathtaking vineyard and mountain views.A grand two-story

  Emil Hartoonian The Agency

  23575 Park St S, Calabasas, CA 91302
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  /52

  $16,995,000

  • 7 Beds
  • 10 Baths
  • 15,745 Sq Ft

  25305 Prado de la Felicidad, Calabasas, CA 91302

  Introducing Villa Bellezza, the best value opportunity in the prestigious double guard gated Estates at The Oaks. With over $20 million invested, this architectural triumph was commissioned by a visionary owner and brought to life by world-renowned "architect to the stars," William Hablinski. Over six years in the making, this bespoke Italianate villa exemplifies the pinnacle of design,

  Chris Lucibello Berkshire Hathaway HomeServices California Properties

  25305 Prado de la Felicidad, Calabasas, CA 91302
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  /6

  $2,595,000

  • Land
  • 0.32 Acre
  • $8,074,051 per Acre

  1311 Las Pulgas Rd, Pacific Palisades, CA 90272

  Located on a mostly flat, nearly 14,000-square-foot corner lot with ocean views, this property is ideal for a future Palisades retreat. The previous structure was approximately 2,208 square feet and featured a pool on the oversized flat pad. With its larger size and optimal views, this property is ideal for buyers with the vision to invest in and contribute to the revitalization of the Palisades.

  Sam Green Compass

  1311 Las Pulgas Rd, Pacific Palisades, CA 90272
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  /14

  $38,000

  • Land
  • 0.11 Acre
  • $360,531 per Acre

  0 Cave Way Unit IV25059999, Topanga, CA 90290

  Discover the perfect opportunity to own a slice of nature in the heart of Topanga Canyon. This beautiful parcel of land offers a peaceful retreat, surrounded by the natural beauty of rolling hills and lush greenery. Conveniently located near Topanga’s eclectic town center and just a short drive to Malibu’s stunning beaches, this property provides a rare blend of seclusion and accessibility.

  BLANCA ASH REAL BROKER

  0 Cave Way Unit IV25059999, Topanga, CA 90290
• 

  

  /51

  $1,199,999

  • 4 Beds
  • 3.5 Baths
  • 2,537 Sq Ft

  4120 Carrizal Rd, Woodland Hills, CA 91364

  Wonderful Woodland Hills Home! Attention All Woodland Hills South Of Ventura Blvd Buyers & Agents! Wait Till See This Amazing Home Just Seconds From Mulholland Drive On A One Of A Kind Street To Street Lot! Highly Sought After & Award Winning Schools Nearby! Excellent Floor Plan! Gorgeous Granite Cook’s Kitchen With Stainless Steel Appliances, Hood & Lots Of Storage! Fabulous Family Room With

  Mike Glickman Represented By

  4120 Carrizal Rd, Woodland Hills, CA 91364
• 

  

  /9

  $1,095,000

  • Land
  • 0.21 Acre
  • $5,287,301 per Acre

  16521 Las Casas Place, Pacific Palisades, CA 90272

  Be a part of the Palisades Rebuild on this beautiful 9,023 sq foot lot with sweeping canyon views. Conveniently located near the Palisades Village, soon to be revitalized shops, local schools, hiking trails and Will Rogers beach, this site presents a wonderful opportunity to create your dream home in one of the most idyllic areas in Los Angeles. Sellers have completed Phase 1 with the EPA and

  Emil Alexander Schneeman Berkshire Hathaway HomeServices California Properties

  16521 Las Casas Place, Pacific Palisades, CA 90272

Showing Results 441 - 480, Page 12 of 14