Malibu
Twenty-one miles of coastline, and a market priced beach by beach.
Malibu is an independent city along about 21 miles of Pacific Coast Highway, west of Pacific Palisades. It has its own city government and its own building rules under its coastal plan.
Each beach has its own market. A home on Carbon Beach, a bluff-top estate on Point Dume and a ranch in the hills all carry a Malibu address, but buyers compare them on frontage, sand and privacy. Parts of eastern Malibu burned in the January 2025 Palisades Fire, so some lots now sell for rebuild.
- County
- Los Angeles County
- Key areas
- Carbon Beach, Malibu Colony, Point Dume, Broad Beach, the hills above the coast
- Rules
- City of Malibu Local Coastal Program
- Architecture
- Beach Modern, Cape Cod, Mediterranean, Ranch
The Enclaves
Carbon Beach, east of the Malibu Pier, is a long row of beachfront homes close to the shops and restaurants of central Malibu.
Malibu Colony is a gated beachfront community near the lagoon and the Malibu Country Mart. Point Dume, to the west, is a headland of bluff-top estates and flat lots near Westward Beach.
Broad Beach, in western Malibu near Trancas, offers beachfront homes with more distance from the busy center of town.
What Drives Value Here
Frontage is the first question: beachfront, beach access, bluff-top or ocean view. The width and stability of the sand in front of a beachfront home also matter.
Most Malibu homes use an onsite wastewater system, and its capacity can limit what a buyer can build. We check it early.
Permits follow the City of Malibu coastal plan, and some decisions can go to the California Coastal Commission on appeal. Fire history and insurance now matter on every sale.
Where Malibu Sits
Common Questions
What is the difference between beachfront and bluff-top?
A beachfront home sits on the sand. A bluff-top home sits above the beach, with ocean views and, in some cases, a path or stairs down to the sand.
Do Malibu homes use septic systems?
Most do. Malibu has little public sewer, so most homes use an onsite wastewater system, and its capacity can limit a remodel or a new build.
Who approves building in Malibu?
The City of Malibu issues coastal development permits under its Local Coastal Program. Some decisions can be appealed to the California Coastal Commission.