What a $6.4 Million Sale in The Oaks Says About Calabasas Right Now

What does a $6.4 million sale inside The Oaks say about the Calabasas luxury market right now? It says buyers with real budgets are still competing for the right lot behind the right gate, and sellers who price correctly this summer are closing in weeks, not months. On August 10, 2026, 3865 Prado De La Mariposa closed for $6,433,000, a five bedroom, six bathroom estate of roughly 6,020 square feet, according to Redfin's recently sold records for The Oaks. It is one of at least five recorded sales inside the community since early July, ranging from $3,550,000 to $6,433,000, a spread that says as much about how many tiers exist behind those gates as it does about the strength of the market overall.

Reading the comps

Sales data via Redfin's recently sold records for The Oaks.

The pattern is not subtle. Every one of these homes sold within a range that tracks with lot size and gate placement more than with any single citywide number. Calabasas as a whole posted a median sale price of $1,808,803 in the three months ending August 2026, up 20.8 percent year over year, with homes typically taking 63 days to go into contract, per Redfin's citywide housing market data. That figure covers everything from Calabasas Park Estates condos to hillside estates, so it understates what is happening inside a single price tier enclave like The Oaks, where the entry point alone sits several times above the city median.

What The Oaks actually is

The Oaks operates as a guard gated community built out in phases starting in the early 1990s, structured around two connected sections, with the larger lots and higher prices concentrated past the inner, second gate. Architecture runs from Mediterranean and Spanish Revival estates from the community's original build out to newer contemporary construction on the bigger inner gate parcels. Streets inside are private and closed to through traffic, which is part of what a buyer is paying for at every price point behind either gate, whether the home in question is the $3.55 million entry-tier sale on Prado De Las Peras or the $6.43 million closing on Prado De La Mariposa.

Buyers moving between price points inside the community are usually not comparing The Oaks to homes outside Calabasas at all. They are comparing one gate to the other, one street to the next, and one lot's view corridor against another's. That is a different kind of shopping than what plays out in most single-family LA neighborhoods, where the comparison set spans several distinct areas rather than a handful of private streets behind the same two gates.

Why sellers here skip the Los Angeles mansion tax

One detail that surprises buyers moving in from elsewhere in the county: Calabasas is its own incorporated city, entirely outside the City of Los Angeles, so none of these sales, no matter how high the price climbs, trigger the City of Los Angeles's Measure ULA transfer tax, which adds 4 percent above $5,400,000 and 5.5 percent above $10,900,000 on sales inside city limits. A seller who closes a $6.4 million sale in The Oaks keeps that entire difference. The same sale a few miles away, inside the city limits in a neighborhood like Bel Air or Brentwood, would carry a six figure tax bill on top of ordinary closing costs. That gap matters more at this price point than almost any other single factor in the transaction, and it is one reason buyers and sellers who are pricing the full cost of a move, not just the home itself, keep landing on Calabasas.

If you are comparing what a similar estate would net on either side of that jurisdiction line, it is worth browsing current Los Angeles-area inventory to see how Calabasas pricing stacks up against comparable homes that do fall under Measure ULA.

Considering a move into The Oaks, or trying to figure out how current inventory compares to what just closed? Schedule a private consultation to walk through the gate-by-gate pricing before you write an offer.

The wildfire question buyers ask first

Calabasas sits at the edge of the Santa Monica Mountains, and hillside buyers here tend to ask about fire risk before almost anything else. The city was directly in the path of the 2018 Woolsey Fire, which forced mass evacuations across Calabasas and the surrounding area, according to Wikipedia's account of the fire. Rather than assume a specific hazard tier for any one address, buyers and their agents should check CAL FIRE's own Fire Hazard Severity Zone maps before writing an offer, since zone designation affects both required disclosures and insurance availability. None of that has slowed sales inside The Oaks this summer, but it does shape how buyers underwrite these purchases and how sellers should prepare disclosure paperwork before going on the market.

How this compares to the rest of Calabasas

The Oaks and Mountain View Estates sit at the top of Calabasas pricing, well above the older single family tracts off Parkway Calabasas and Mulholland Highway, and well above the condos and smaller homes in Calabasas Park Estates that anchor the entry point of the city's market. A buyer working with Grey Square on a Calabasas search usually starts by figuring out which of those tiers actually fits the budget, since the citywide median of $1.8 million blends all of them into one number that does not describe any single street particularly well.

For sellers inside The Oaks specifically, the five sales above suggest a market that is still absorbing inventory at every level without much of a discount. None of the five comps show the kind of price cuts that have shown up at the very top of other Los Angeles luxury enclaves this year. That is worth knowing before setting an asking price, whether the plan is to list this fall or wait for spring.

Frequently Asked Questions

What sold for $6.4 million in The Oaks in Calabasas? 3865 Prado De La Mariposa closed for $6,433,000 on August 10, 2026, a five bedroom, six bathroom home of about 6,020 square feet, according to Redfin's recently sold records for the community.

Do Calabasas home sales pay the Los Angeles Measure ULA tax? No. Calabasas is a separate incorporated city outside Los Angeles city limits, so none of its sales are subject to the city's Measure ULA transfer tax, regardless of price. That tax only applies to sales inside the City of Los Angeles, per the Los Angeles Office of Finance.

Is Calabasas in a high fire hazard zone? Parts of Calabasas sit near wildland areas that were affected by the 2018 Woolsey Fire. Specific hazard tier designations vary by exact address and should be confirmed on CAL FIRE's Fire Hazard Severity Zone maps rather than assumed from the neighborhood name alone.

How does The Oaks compare to other Calabasas gated communities? The Oaks anchors the top end of Calabasas pricing across two connected gates, with Mountain View Estates as the other major guard gated enclave in the city. Both sit well above the citywide median sale price of $1,808,803 recorded in the three months ending August 2026, per Redfin.

Should you use a local agent to sell a home inside a gated Calabasas community? The honest answer is that gated communities like The Oaks price on details a citywide agent can miss: which gate a lot sits behind, how recent gate-specific comps compare to a listing's exact street, and how a Calabasas address is treated differently than a City of Los Angeles address for tax purposes. Paul Blair has spent 22 years and more than $200 million in closed transactions working the Los Angeles luxury market, including the San Fernando Valley communities bordering Calabasas. If you are buying or selling inside The Oaks or anywhere else in the city, start a conversation before you set a price.

I have walked more than one client through the math on what a Calabasas address saves them versus a comparable home a few miles east inside Los Angeles city limits, and it is rarely a small number at this price point. That is exactly the kind of detail worth getting right before a listing goes live. Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, 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.

Thinking about what a sale in The Oaks or elsewhere in Calabasas could mean for your own property? Request a confidential valuation.