Is Now a Good Time to Sell My Home in Calabasas? An Honest Answer for 2026
I get this exact question texted to me by past clients and local homeowners at least three times a week.
If you ask the average real estate agent if it's a good time to sell, they will always say "Yes!" because they want a listing. But if you're sitting on a $3 million to $10 million property in Calabasas, Woodland Hills, or Encino, a generic "yes" is dangerous advice. You don't need a cheerleader; you need the actual math and the market reality.
So, if you're asking me — maybe over coffee at Pedaler's Fork or across the table at a listing consultation — "Is right now a good time to sell my house in Calabasas?"
Here is my direct answer: It completely depends on the exact condition of your home, your neighborhood's gate, and your tax strategy.
Before we get into timing, it helps to understand the broader Calabasas real estate market and how it compares with surrounding luxury areas.
Here is the honest breakdown of what I am seeing on the ground this week, and how I'm advising my own clients.
1. The Turn Key Estate: YES, Sell Now
If you own a heavily updated, modern transitional home in neighborhoods like Mulwood, Calabasas Park Estates, or South of the Boulevard in Woodland Hills, you are sitting in a scarcity bubble.
The buyers migrating here right now — relocating executives from the Bay Area, entertainment industry professionals, and families pricing out of the Westside — do not want to renovate. They are exhausted, they are busy, and they want to drop their bags and live. If your home is magazine ready, you aren't just selling a house; you're selling a massive time save.
Buyers looking in this category are often comparing your home against other Calabasas homes for sale and polished luxury inventory across the West Valley, so presentation matters.
Just last month, I had a listing in Calabasas Park Estates where the seller invested $50k in a kitchen refresh before we went live. We received three full price offers within 11 days, and the winning bid came in 8% over asking — all cash, no contingencies. The key? The home looked like it was built yesterday, and the buyer didn't have to imagine the potential; they could walk in and start living.
A few years ago everyone wanted a "fixer" because they had dollar signs glimmering in their eyes. When homes were selling for as much as 20%+ a year they wanted to buy a fixer and even if they did a poor job renovating it was as good as printing money you sleep in. Now, outside of our professional "house flipper" clients, everyone wants a finished property. Turn key properties are selling much faster and for more. Buyers prefer to finance a little more so they don't have to come out of pocket with money after the sale and don't have to risk opening up a "can of worms."
I had another house in Woodland Hills where the clients bought with the intent of doing $100,000 of work, but each thing they did led to the discovery of another problem, including drainage problems. In this house specifically, the owners (who had died, not in the house) had clearly addressed the problems in their own way. For example, they used a pool pump instead of a sump pump, they rewired part of the house in lamp wire (yes, lamp wire — you buy a spool of it at the hardware store that's made for lamp cords), and a litany of other things that were far from the right way to do them but clearly worked for them at the time. Buying a redone house avoids all of these items, not to mention financing $100k over 30 years in a loan is much easier and preferable for most people than spending $100k the month after they buy a new house.
2. The Legacy Gated Estate: IT DEPENDS
If you are in Mountain View Estates, The Oaks, or Hidden Hills, we have to be strategic. You are competing with incredible new construction, and buyers at the $5M+ level are highly analytical.
To win here, we don't just market your square footage. We market your Privacy Infrastructure. Buyers are heavily scrutinizing guard gated security versus electronic gates, lot privacy, and HOA stability. If your home hasn't been updated since 2010, we need to price it to reflect the carrying costs the buyer will take on during a remodel — or discuss strategic pre market improvements.
The Oaks, for example, has its own micro market dynamics. Buyers who want The Oaks want The Oaks. That is also why neighborhood specific content like my Calabasas neighborhood guide tends to resonate with serious local sellers and buyers.
I recently advised a client in Mountain View Estates whose home hadn't been touched since 2008. Instead of listing at a discount, we invested $120k in targeted upgrades — new gates, smart security, landscape refresh — and held a private preview for 12 pre qualified buyers. We sold in 34 days at 96% of list price, which was $400k above what they'd net with a distressed sale. The right positioning changed everything. We have programs where the money invested can be fronted by another company or borrowed at no interest and then paid back at the close of escrow. So it's a program that pays you to sell your home for more.
3. The Needs Work Hillside Home: PROBABLY NOT
If your home is sitting on a steep hillside lot with panoramic views but needs $250,000 or more in deferred maintenance, I usually tell my clients to hold off — if they can.
The "fixer upper" buyer pool shrinks when borrowing costs fluctuate. Unless you are willing to price aggressively for a developer and accept a lower net, it might be better to wait for a broader shift in interest rates. This largely depends on the value add potential and type of neighborhood it is.
We had a house in Woodland Hills where the owners had died (again, not in the house) and they had to sell, but they had overbuilt it previously for the neighborhood. It had to be sold, so we created a great strategy for the pricing and sold it for more than we had priced it at and more than anyone thought it would sell for.
If your house previously sat without selling, you should also read my article on why a Calabasas home did not sell and how to relaunch it correctly.
The Elephant in the Room: The L.A. Mansion Tax (Measure ULA)
I can't talk honestly about Calabasas real estate without talking about Encino, Tarzana, Sherman Oaks, and the City of Los Angeles.
Right now, luxury sellers inside L.A. city limits — including most of Encino and Sherman Oaks — are being hit with the Measure ULA transfer tax (4% on sales between $5.3M and $10.6M, and 5.5% above that).
Calabasas does not have this tax. I am actively seeing a shift where high net worth buyers and sellers are specifically choosing Calabasas to shelter their equity. For a $7 million home, we're often talking about a $280,000+ difference in net proceeds.
A client in Encino was preparing to list their $8.2M estate until we ran the numbers side by side with a comparable in Calabasas Park Estates. The Measure ULA tax would have cost them $363,000 more than selling in Calabasas. We quietly off loaded their Encino property to a buyer who wanted to relocate out of the city, then helped them purchase in The Oaks, netting an extra $310k after the move purely from tax strategy.
Who Is Actually Buying in Calabasas Right Now?
The current buyer pool is dominated by:
- Relocating executives from tech and finance (Bay Area, New York)
- Entertainment industry professionals seeking guard gated privacy
- Westside families cashing out of Santa Monica and Pacific Palisades to get more space and access to the Las Virgenes Unified School District
One of the top cities locally people are moving to Calabasas from is Beverly Hills.
A top city from a longer distance away people are moving to Calabasas from is San Francisco.
Many are paying cash and moving quickly. A lot of them begin by studying the lifestyle side of the move, which is why articles like this guide to Calabasas luxury living can be useful context.
What I Tell My Clients Behind Closed Doors
Ultimately, real estate isn't just about the market — it's about your life. The best deals often happen quietly. A significant portion of the most successful high end transactions I handle happen completely off market.
Last fall, I advised a couple over 55 in Woodland Hills to wait 4 months rather than rush into a sale. We used that time to house hunt under Prop 19, locked in their low tax base on a new Calabasas estate, and then sold their old home off market to a family from Pacific Palisades. They avoided a public listing, saved $18k in staging costs, and secured their next home before inventory tightens. Sometimes the best move is patience with a plan.
A Realistic Look at Timing
Spring (March–May) remains the strongest season. Fall (September–October) is underrated with less competition. Summer and December are softer.
If your home needs preparation — staging, updates, professional photography — build in 6 to 10 weeks. Rushing costs money.
Frequently Asked Questions (Calabasas & West Valley Sellers, 2026)
Is there a Mansion Tax (Measure ULA) in Calabasas?
No. Calabasas is an incorporated city outside the City of Los Angeles, so it is completely exempt from Measure ULA. This can save sellers $40,000 to $55,000 per million on qualifying sales.
How does Prop 19 help sellers in Calabasas and Woodland Hills?
Proposition 19 allows homeowners over age 55 to transfer their current low property tax base to a new home of equal or lesser value anywhere in California, up to three times. This is a major advantage for empty nesters.
Who is buying luxury homes in Calabasas right now?
Relocating executives, entertainment professionals seeking privacy, and Westside families looking for more land and better schools.
How long does it take to sell a home in Calabasas?
Well prepared homes in the $2M–$4M range typically sell in 20–45 days. Higher end or more unique properties often take 60–120 days when priced correctly.
Should I renovate before I sell?
Cosmetic updates and staging almost always pay off. Major renovations depend on your specific competition. I walk every property before giving advice.
How do I find the right listing agent in Calabasas or Encino?
Choose someone who talks about your net proceeds, not just the list price. The right agent understands tax strategy, off market networks, and has a proven track record in your specific neighborhood. Learn more about my background here.
The Bottom Line
If you own a turn key property in a desirable neighborhood, you are in a strong position. If your property needs significant work or sits on a challenging lot, the math gets more complex. The right time to sell is when your home is ready to compete and you have a clear strategy that protects your equity.
If you're on the fence, don't guess. Let's look at the actual numbers for your specific property.
Ready to Talk?
If you're seriously considering a move in the next 12 months and want a real strategy conversation — not a listing pitch — reach out. I'll run a custom net sheet projection for your property with no pressure and no obligation.
Get Your Free Net Sheet Projection
Phone: (818) 535-5337
Email: [email protected]
You can also browse my current property listings here.
Nathaniel Getzels
Founder, The Getzels Group at Coldwell Banker Global Luxury
Serving Calabasas · Woodland Hills · Tarzana · Encino · Hidden Hills · Agoura Hills
About the Author
Nathaniel Getzels is the founder of The Getzels Group at Coldwell Banker Global Luxury. Based in Calabasas, he has built his career around helping homeowners in the West San Fernando Valley and surrounding luxury markets make high stakes real estate decisions with clarity and confidence.
With deep knowledge of local micro markets — from The Oaks and Mountain View Estates to Mulwood, Calabasas Park Estates, and the Encino Tarzana corridor — Nathaniel specializes in strategic selling, tax planning (including Measure ULA and Prop 19), and discreet off market transactions for discerning clients.
His approach combines data driven analysis with a straightforward communication style. Clients work directly with Nathaniel on every transaction, receiving honest guidance even when that guidance is to wait or reposition rather than sell immediately.
When he's not working with sellers, you'll likely find him exploring local trails with his family or at The Commons. He is passionate about this community and remains committed to delivering exceptional results for those who value expertise, discretion, and long term thinking.