The Ultimate 2026 Guide to Moving to Affluent Areas in Los Angeles, Beverly Hills, Calabasas, Encino & Malibu

I grew up in Los Angeles when Beverly Hills still felt old-guard and formal, when Calabasas was rolling hills and horse property, when Encino was the quiet power move, and when Malibu felt like something you earned.

Over the past two decades, I’ve watched capital shift between zip codes. I’ve seen celebrities rotate from Beverly Hills to Hidden Hills. I’ve seen international wealth enter Malibu in waves. I’ve watched Encino quietly become one of the smartest value plays in the luxury market.

If you’re considering moving to affluent areas in Los Angeles, you’re not just choosing a home.

• A privacy structure
• A school ecosystem
• A lifestyle rhythm
• A commute pattern
• A long-term wealth position

Los Angeles isn’t one luxury market. It’s a collection of micro-markets layered together — each with its own psychology, liquidity, and long-term outlook.

This guide is designed for:

• Families relocating for top schools
• Entertainment professionals
• International buyers
• Business managers representing clients
• Luxury homeowners upgrading within the market

Quick Answers: Moving to Luxury Neighborhoods in Los Angeles

What are the best luxury neighborhoods in Los Angeles?

Beverly Hills (Trousdale Estates, Beverly Park), Calabasas (The Oaks, Hidden Hills), Malibu (Point Dume, Carbon Beach), and Encino (Royal Oaks, Amestoy Estates) consistently rank among the most desirable affluent communities. Each offers a different balance of privacy, prestige, land size, and investment stability.

Where do celebrities live in Los Angeles?

Celebrities prioritize security and lot size over visibility. Hidden Hills, Beverly Park, The Oaks in Calabasas, and the Malibu Colony are common choices due to guard-gated access, controlled entry points, and strong privacy infrastructure.

What is the safest upscale neighborhood in LA?

Guard-gated communities such as Beverly Park (90210), Hidden Hills (91302), and The Oaks in Calabasas offer some of the highest levels of security due to private patrol and restricted access.

Are Malibu oceanfront homes a good investment?

Selectively, yes. Prime stretches like Carbon Beach and Point Dume have permanently limited supply. While coastal ownership requires careful due diligence, premier oceanfront compounds historically retain global demand and long-term desirability.

Is Calabasas better than Beverly Hills for families?

Calabasas often appeals more to families seeking larger lots, newer construction, and access to Las Virgenes Unified schools. Beverly Hills offers unmatched global recognition and closer proximity to Westside business districts.

Moving to Beverly Hills: Global Brand & Architectural Legacy

Zip Codes: 90210, 90212
Luxury Price Range: $5M–$20M+
Price Per Square Foot: ~$1,400–$2,500+

Notable Enclaves

• Trousdale Estates (mid-century modern view homes)
• Beverly Park (ultra-private guard-gated estates)
• The Flats (walkable prestige)
• Beverly Hills Gateway

Beverly Hills carries international liquidity. Global buyers recognize it instantly. That recognition matters during economic corrections.

Trousdale, in particular, has experienced long-term appreciation due to view corridors and limited supply. Beverly Park functions almost as its own asset class — acreage estates behind guarded gates.

Ideal for: International wealth, ultra-high-net-worth families, trophy buyers, and sellers repositioning upward.

Living in Calabasas CA: Guard-Gated Privacy & Community Infrastructure

Zip Code: 91302
Luxury Range: $3M–$10M+
Hidden Hills: Often $8M–$25M+

Key Communities

• The Oaks
• The Estates at The Oaks
• Hidden Hills
• Mountain View Estates

Calabasas offers:

• Larger lots (often ½ acre to multiple acres)
• Strong HOA-managed communities
• Proximity to Viewpoint and Sierra Canyon
• Lifestyle amenities around The Commons

As a Board Member of the Calabasas Chamber of Commerce, I stay deeply connected to the city’s leadership, development initiatives, and long-term planning. That insider understanding matters when advising families and investors relocating here.

Calabasas appeals strongly to:

• Families prioritizing school access
• Entertainment professionals seeking discretion
• Business managers placing high-profile clients
• Luxury homeowners upgrading for land and privacy

Malibu Oceanfront Homes: Scarcity & Lifestyle Authority

Oceanfront Range: $10M–$40M+
Carbon Beach: Frequently $25M+
Point Dume: Blufftop and beach-key properties in high demand

Malibu operates on emotion and scarcity.

Micro-Differences Along the Coast

• Carbon Beach: Prime sand access, proximity to Nobu, dense trophy ownership
• Broad Beach: Wide beach frontage, strong rental appeal
• Point Dume: Elevated privacy with gated beach access
• Malibu Colony: Guard-gated legacy enclave

Coastal ownership requires strategic evaluation of insurance, maintenance, and regulatory factors. For international buyers or first-time coastal investors, advisory depth matters.

Malibu attracts creatives, founders, international capital, and lifestyle-driven wealth.

Encino Luxury Real Estate: Strategic Strength & Value

Luxury Range: $2.5M–$7M
Price Per Square Foot: ~$800–$1,300+

Encino has quietly become one of the most rational luxury plays in Los Angeles.

Prime Areas

• Royal Oaks
• Amestoy Estates
• South of Ventura Boulevard

Encino offers:

• Larger flat lots
• Modern farmhouse and contemporary inventory
• Proximity to Harvard-Westlake and Buckley
• Efficient access to Burbank studios

At comparable budgets, buyers often secure 30–40% more land than in Beverly Hills.

For business managers and strategic buyers, that’s meaningful.

Beverly Hills vs Calabasas

Beverly Hills offers brand liquidity. Calabasas offers structured privacy and community scale.

Malibu vs Encino

Malibu is lifestyle-first. Encino is strategy-first.

Gated Communities vs Estate Neighborhoods in LA

Guard-Gated (Beverly Park, Hidden Hills, The Oaks)

• Controlled access
• Security patrol
• HOA oversight
• High resale consistency

Estate Neighborhoods (Trousdale, Royal Oaks, Point Dume)

• Architectural freedom
• No HOA restrictions
• Individual character
• Comparable privacy if lot size supports it

Public figures and high-profile families typically prioritize guard-gated environments for discretion and risk management.

Luxury Homes Near Top Private Schools in Los Angeles

Relocation decisions often revolve around education. Key schools influencing luxury housing demand:

• Harvard-Westlake
• Sierra Canyon
• Viewpoint School
• Brentwood School
• Buckley School

Encino and Calabasas frequently offer the most practical access for families prioritizing these institutions.

Is Now the Right Time to Move to an Affluent Area of Los Angeles?

Luxury real estate behaves differently from entry-level housing. Current high-end conditions include:

• Constrained inventory
• Increased off-market activity
• Negotiation opportunity in the $4M–$12M range
• Strong demand in gated communities

For families, international buyers, entertainment professionals, and business managers, this market rewards strategic acquisition rather than reactive bidding.

Luxury timing is less about short-term rates and more about accessing the right inventory layer.

About the Author

Nathaniel Getzels
Founder, Getzels Group | Coldwell Banker

Nathaniel Pitchon-Getzels is a Los Angeles native and founder of the Getzels Group at Coldwell Banker, specializing in luxury real estate across Beverly Hills, Calabasas, Hidden Hills, Malibu, Encino, and surrounding affluent communities.

Having grown up in Los Angeles, he has witnessed the evolution of these neighborhoods firsthand — from Trousdale’s architectural renaissance to the rise of guard-gated Calabasas and the global demand for Malibu oceanfront property.

Nathaniel serves on the Board of Directors for the Calabasas Chamber of Commerce, giving him direct insight into the city’s development initiatives, business leadership, and long-term planning strategy.

He advises high-net-worth individuals, international families, entertainment professionals, and business managers with a focus on discretion, strategic positioning, and access to private and off-market opportunities.

Through Coldwell Banker’s global network and deep local relationships, he provides clients with more than listings — he provides layered market intelligence.

LIVE DIFFERENTLY • BUY INTELLIGENTLY • INVEST STRATEGICALLY