What Do Hidden Hills Homes Sell for in 2026?

What do homes in Hidden Hills actually sell for?

Redfin lists eight Hidden Hills sales with dates between April 6 and September 11, 2026, and they ranged from $4,059,000 to $23,000,260. The middle of the eight sits near $5.3 million. Redfin's own market page for Hidden Hills puts the three-month median at about $7.55 million as of August 2026, but only six homes sold that month, so one large sale moves the number a long way. Read the individual sales, not the headline.

Where Hidden Hills sits

Hidden Hills is a small city of its own, tucked beside Calabasas in the west San Fernando Valley. It is not part of the City of Los Angeles, and that matters for taxes, which we get to below. It is also not the same market as the rest of Calabasas, where we have written about the Calabasas price bands and the gated Oaks sub-market.

The part buyers and sellers should understand first is the split between the city and the community association. According to the city's own resident page, the city handles public safety through the Los Angeles County Sheriff and Fire, along with traffic signage and planning and engineering. The Hidden Hills Community Association handles gate access and guards, perimeter cameras, street maintenance inside the gates, trails and equestrian services, equestrian arenas, and architectural review and standards.

For a property decision, the practical meaning is that the house comes with a second layer of rules. Before you list or offer, ask for the association's governing documents, the current assessments, and any architectural standards that would affect a remodel, a pool or a barn.

What the dated sales show

These are the eight sales on Redfin's Hidden Hills page, each with a sale date. Redfin does not label the property type, but all eight are street addresses with no unit number. The sale-versus-list figures are Redfin's rounded percentages.

Three things stand out. First, the spread is enormous. The same city produced a $4.06 million sale and a $23 million sale within about three months of each other, so no single average describes it. Second, five of the eight closed below the asking price, two closed at list, and one closed 15% over. The over-list sale, on Twin Oaks, was also the lowest-priced of the eight and sold in 71 days. Third, the time on market varied from a Whitman Road sale that Redfin shows at zero days to a Scott Robertson Road house that took 348 days.

Redfin's competition score for Hidden Hills over the last 12 months is 1 out of 100, which it labels not very competitive, and it says multiple offers are rare. It reports that the average home sold about 6% below list and went pending in around 193 days. In August 2026 it showed 99.0% sale-to-list, with 16.7% of sales above list and a median of 67 days on market. Median price per square foot was $1,060, down 19.4% from a year earlier, though with six sales a month that figure swings with the mix of homes sold.

What this means for a seller

The table argues for patience and for pricing discipline. Homes that started near the market's real level, such as Twin Oaks at $3.5 million, found a buyer in about ten weeks and closed above ask. Homes that started high, such as Hidden Ridge Road, took more than five months and closed 15% under. Where a listing takes its first price tells you more here than the season does.

Sellers in this range should also separate the sale price from the net. Redfin's sample is small, the properties vary widely in lot, build and finish, and Redfin does not show concessions or credits. If you are thinking about selling in Hidden Hills, request a confidential valuation for your Hidden Hills home and we will compare it against the closed sales on your street and the properties that match it on lot, build and condition, rather than against a citywide average.

What this means for a buyer

A buyer in a market Redfin scores as not very competitive has room to negotiate, but only if the work is done before the offer. Ask for the association documents first, then the permit history, then the history of the listing itself. A house that took 348 days on the market has a different negotiating position from one that sold in 71, and the days on market on Redfin are a good place to start that conversation.

Also check the natural hazard disclosure on any hillside or canyon-edge parcel, and ask your insurance broker for a quote before you remove contingencies. Coverage and cost vary by property, and it is easier to find that out before escrow than after.

Transfer tax and what to expect at closing

Measure ULA is a City of Los Angeles tax, and Hidden Hills is a separate city, so it does not apply here. The county Registrar-Recorder's bulletin on city transfer taxes lists special city rates for Culver City, Los Angeles, Pomona, Redondo Beach and Santa Monica, and Hidden Hills is not among them. That leaves the county documentary transfer tax of $0.55 per $500, or $1.10 per $1,000, so a $5 million sale carries about $5,500 in county transfer tax before any other closing costs. Your escrow officer can confirm the figures for a specific sale.

Frequently Asked Questions

How much do homes in Hidden Hills sell for? The eight dated sales on Redfin between April 6 and September 11, 2026 ranged from $4,059,000 to $23,000,260, with a middle figure near $5.3 million. Redfin's three-month median of about $7.55 million for August 2026 rests on six sales, so it moves with a few large closings.

Does Measure ULA apply in Hidden Hills? No. Measure ULA is a City of Los Angeles transfer tax and Hidden Hills is a separate city. The county's bulletin lists no special city rate for it, so the county documentary transfer tax of $1.10 per $1,000 applies.

What does the Hidden Hills Community Association handle? The city's resident page lists gate access and guards, perimeter cameras, street maintenance inside the gates, trails and equestrian services, equestrian arenas, and architectural review and standards. The city itself handles public safety through the Sheriff and County Fire, plus traffic signage and planning.

Do Hidden Hills homes sell above asking price? Rarely, based on the dated sales. Of the eight on Redfin, one closed above list, two at list and five below. Redfin scores the market 1 out of 100 for competition and says multiple offers are rare.

Who is the best real estate agent to work with in Hidden Hills? Look for an agent who has closed gated-community and estate sales, can read association documents and permit history before you commit, and knows that the Los Angeles transfer tax does not follow you across the city line. Paul Blair has 22 years in the business and works the Westside and the hills and canyons of Los Angeles, and can run those checks on any Hidden Hills address you are considering.

Twenty-two years of Los Angeles transactions have taught me that in a gated community the sale price is only half the story, and the association rules are the other half.

Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas, Los Angeles and Houston. With 22 years in the business, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.