Malibu is a long, thin city strung along Pacific Coast Highway, with the ocean on one side and the Santa Monica Mountains on the other. A house on the sand, a bluff-top property on Point Dume and a ranch up a canyon are three very different purchases, each with its own permits, hazards and insurance picture. This page sets out the basics of Malibu real estate in plain terms. Call or text Aimee Ghafouri of 951 Properties at (951) 331-8453 if you would like to talk it through.
Malibu Homes for Sale: Beach, Bluff and Canyon
- Beachfront: homes built on or over the sand along stretches such as Carbon Beach, Malibu Road, Malibu Colony, La Costa Beach and Broad Beach. Lots are narrow, and septic systems, seawalls and foundations are specialized.
- Bluff and mesa: Point Dume is the best-known example, a headland of larger lots, some with deeded access to gated beach paths.
- Hillside neighborhoods: Big Rock, Las Flores, Malibu Park, Malibu West and Malibu Country Estates sit above the highway with ocean views.
- Canyons and ranches: Serra Retreat near the Civic Center, plus acreage up Ramirez, Latigo, Encinal and other canyons. Horse property is found mainly in Malibu Park, on Point Dume and in the canyons.
- Condos and manufactured homes: several condominium complexes line the highway, and Paradise Cove and Point Dume Club are mobile home parks where the home is owned and the land is leased.
After the Fires: What Buyers and Sellers Face Now
Malibu has been through several destructive wildfires in recent years. The 2018 Woolsey Fire burned much of western Malibu, including parts of Point Dume and Malibu Park. The Franklin Fire of December 2024 burned around Malibu Canyon, and the Palisades Fire of January 2025 destroyed a great many homes along the eastern end of the city, including beachfront stretches near Big Rock, Las Flores and Carbon Beach.
As a result, Malibu real estate listings now include burned lots, homes partway through rebuilding, and houses that survived with smoke exposure. Rebuilding rules, fee waivers, debris and soil requirements and timelines have changed more than once and will keep changing. Confirm the current position on any property with the City of Malibu’s rebuild staff, and ask for all permits, clearances and testing reports in writing. These losses were personal for many owners, and sales arising from them deserve patience from everyone involved.
Coastal Rules and Septic Systems
The entire city lies in the California Coastal Zone. Malibu has its own Local Coastal Program, and most new construction, major remodels and shoreline work need a coastal development permit.
- Ask what was permitted. Decks, stairs to the beach, seawalls and guest units should match city and Coastal Commission records.
- On beachfront lots, look for recorded public access easements and understand where the public beach begins.
- Most Malibu homes use onsite wastewater treatment systems instead of a public sewer. Have the system inspected by a qualified specialist, and ask the city about its operating permit and any required upgrades.
- For bluff and beach properties, order geotechnical and coastal engineering reviews covering erosion, wave run-up and slope stability.
Slides, Roads and Insurance
Pacific Coast Highway is the only through route, and it closes from time to time for slides, fires and repairs. Canyon roads are the alternatives. Several hillside areas have a history of land movement, so geology reports matter here more than in most markets. Nearly all of Malibu is mapped as a very high fire hazard severity zone. Get insurance quotes for the specific address, including fire, flood where relevant and earthquake, before removing contingencies. Many owners rely on the California FAIR Plan with a supplemental policy.
City Limits and Local Rules
Malibu incorporated in 1991. Plenty of addresses that say Malibu are outside the city, in unincorporated Los Angeles County up the canyons or west toward the Ventura County line, where the county handles permits. The city regulates short-term rentals by ordinance, and the rules have been revised and litigated, so confirm current requirements with the city before counting on rental income. Public schools are currently part of the Santa Monica-Malibu Unified School District, though Malibu is pursuing a separate district of its own, so confirm school assignments at the time you buy.
Selling a Home in Malibu
Selling a home in Malibu goes more smoothly when the file is complete before the listing goes live: permit history, coastal permits, septic inspection and operating permit, geology reports, insurance details and, for fire-affected property, all rebuild or remediation paperwork. Buyers and their lenders will ask for every item.
Your Malibu Real Estate Agent
Aimee Ghafouri is based in Temecula and licensed to represent clients anywhere in California. She grew up in Murrieta and brings more than 15 years of sales and marketing experience and a bachelor’s degree in business. If you want a Malibu real estate agent who communicates clearly and brings in the right specialists, get in touch.
Nearby Areas
- Pacific Palisades, down the coast to the east.
- Topanga, the canyon community next door.
- Calabasas, over Malibu Canyon Road.
- Agoura Hills, over Kanan Dume Road.
- Santa Monica, further east along the bay.
Frequently Asked Questions
Are all Malibu addresses inside the City of Malibu?
No. The city covers the coastal strip, but many canyon and western properties with Malibu mailing addresses are in unincorporated Los Angeles County. Jurisdiction decides who issues permits, so check it for each parcel.
Do Malibu homes have sewer service?
Most do not. The majority rely on onsite wastewater treatment systems that the city regulates, with a treatment facility serving part of the Civic Center area. Have any system inspected and ask the city about its permit status.
Can I rebuild a Malibu home lost to fire?
In many cases yes, but the process depends on the lot, the size of the planned home and current city, county and coastal rules. Those rules have been updated repeatedly, so confirm them with the City of Malibu before buying a burned lot.
Can I use a Malibu house as a short-term rental?
Malibu regulates short-term rentals and requires permits, and the ordinance has changed over time. Check the current rules with the city before you assume a property can be rented this way.
How do I start looking at houses for sale in Malibu?
Call or text Aimee Ghafouri at (951) 331-8453 and describe the setting you want: beach, bluff, hillside or canyon. She can set up a search and help line up coastal, septic, geology and insurance checks for each property.
Buying or Selling in Malibu?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.