Westlake Village Home Buyer Guide (2026)

Malibu Real Estate

Everything You Need to Know About Buying in Westlake Village & Coastal California

The Malibu real estate market operates differently than anywhere else in Los Angeles. With a median home price between $3.3M and $3.7M, ultra-limited inventory along 27 miles of coastline, and California Coastal Commission oversight on many properties, buying here requires a specialized approach. Donna Bohana and the Solstice team have guided hundreds of buyers through this unique market over the past 20 years.

Step by Step

The Coastal California Home Buying Process

From pre-approval to closing, here is what to expect when purchasing a home in one of California's most exclusive coastal markets.

Mortgage pre-approval paperwork on a desk

01

Get Pre-Approved

Before touring a single home, secure a mortgage pre-approval from a lender experienced with jumbo loans and luxury financing. In Malibu's competitive market, sellers and listing agents expect proof of funds or a strong pre-approval letter before accepting showings on many properties. Donna can connect you with lenders who specialize in high-net-worth lending and understand the nuances of coastal California transactions.

Modern coastal California luxury home exterior

02

Define Your Coastal California Wish List

Coastal California offers a range of lifestyles, from beachfront estates on Carbon Beach to private canyon retreats in the Santa Monica Mountains and lakefront homes in Lake Sherwood. Identify your priorities: do you want ocean frontage, bluff-top views, equestrian land, or a gated community? The Solstice team will match your lifestyle requirements with the neighborhoods and property types that fit, including PCH access, school proximity, and proximity to dining at Nobu and Soho Malibu.

Modern luxury home interior during a private tour

03

Search and Tour Homes

Donna and the team provide access to MLS listings, off-market pocket listings, and pre-market opportunities that never hit public websites. In a market with limited inventory, these relationships are critical. Tours are scheduled strategically, with the team providing comparable sales data and neighborhood context for every property you visit.

Buyer signing a real estate purchase offer

04

Make an Offer

Crafting a competitive offer in Malibu requires more than just price. The Solstice team structures offers with strategic contingency timelines, escalation clauses when appropriate, and terms tailored to what the seller values most. In multiple-offer situations, Donna's 20+ years of relationships with local listing agents provide a significant advantage in getting your offer accepted.

Home inspection of a coastal California property

05

Inspections and Due Diligence

California law requires extensive disclosures, and Malibu adds layers of complexity. Properties in fire zones, coastal bluff areas, or Coastal Commission jurisdiction require specialized inspections. The team coordinates home inspections, geological surveys, septic evaluations, and any required Coastal Commission compliance checks, keeping your contingency timelines on track throughout.

06

Close on Your New Home

Once contingencies are removed, the Solstice team manages every detail through to closing, coordinating with your lender, escrow, title company, and any attorneys involved. In California, escrow typically runs 30 to 45 days. Donna and her team ensure every document is reviewed, every deadline is met, and you receive the keys to your new home with complete confidence.

Budget Planning

What Does It Cost to Buy a Home in Malibu?

Beyond the purchase price, Malibu buyers should plan for several additional costs. Here is a breakdown of what to expect.

Down Payment

For luxury purchases in Malibu, expect to put down 20% to 30% of the purchase price, particularly for jumbo loans above the conforming limit. On a $4M home, that means $800,000 to $1.2M down. Some buyers pay all cash, which is common in the luxury segment and can strengthen your offer significantly. Donna can advise on the best approach based on current market conditions and the specific property.

Closing Costs (2% to 5% of Purchase Price)

Closing costs in California typically run 2% to 5% of the purchase price and include escrow fees, title insurance, lender origination fees, recording fees, and transfer taxes. On a $3.5M purchase, plan for approximately $70,000 to $175,000 in closing costs. Your escrow officer will provide a detailed estimate early in the process.

Home Inspection and Specialized Reports

A standard home inspection runs $500 to $1,000 for luxury properties. Malibu homes often require additional specialized inspections: geological surveys for hillside properties ($2,000 to $5,000), septic system inspections ($300 to $500), roof certifications, mold assessments, and termite reports. Coastal properties may also need Coastal Commission compliance reviews.

Appraisal

Required by your lender, an appraisal for a luxury Malibu home typically costs $800 to $2,500 depending on the property's complexity and price point. Unique properties, large acreage, or homes with unusual features may require appraisers with specific luxury market experience. The Solstice team can recommend appraisers who understand Malibu's unique valuation factors.

Earnest Money Deposit

In Malibu's luxury market, earnest money deposits are typically 1% to 3% of the purchase price, deposited into escrow within 3 business days of acceptance. On a $4M home, expect to deposit $40,000 to $120,000. This deposit demonstrates your commitment to the seller and is applied toward your down payment at closing. It is refundable during the contingency period if you need to back out for a covered reason.

HOA Fees and Mello-Roos

Some Malibu properties, particularly in gated communities and condominium developments, carry HOA fees ranging from $300 to $2,000+ per month depending on the amenities and services provided. Certain newer developments may also have Mello-Roos assessments, a special tax for infrastructure financing. The Solstice team will identify any recurring fees before you make an offer so there are no surprises.

Moving and Setup Costs

Relocating to Malibu involves logistics that differ from a standard move. PCH access, narrow canyon roads, and gated community restrictions can affect scheduling and costs. Professional moving services for luxury homes typically start at $5,000 and go up significantly for long-distance or international relocations. Budget for utility setup, insurance activation, and any immediate repairs or upgrades you want completed before move-in.

Your Advantage

What Donna Provides as Your Buyer's Agent

Working with Donna and the Solstice team means having a dedicated advocate with deep local knowledge and a proven track record in Malibu luxury real estate.

Local Market Expertise

Over 20 years of active experience in Malibu means Donna knows every street, every micro-neighborhood, and every pricing trend. From Carbon Beach to Point Dume, from the canyons to the bluffs, the team provides intel that only decades of local transactions can deliver.

Negotiation Strategy

Donna's track record includes record-breaking sales in the Palisades Highlands and transactions with celebrity clients who demand the highest level of negotiation skill. Whether you are competing for an off-market property or structuring a below-ask offer, the team builds strategies designed to win.

Transaction Management

From offer to close, the Solstice team manages every deadline, document, and vendor involved in your purchase. Inspections, appraisals, contingency removals, escrow coordination, and lender communication are all handled with the attention to detail that luxury transactions demand.

Home Search Access

Beyond the MLS, Donna's network gives you access to off-market listings, pre-market opportunities, and pocket listings that never appear on public websites. In a market where inventory is the biggest constraint, these relationships can mean the difference between finding your dream home and missing it.

Where to Buy

Explore Westlake Village, Malibu & Coastal Neighborhoods for Buyers

Each Malibu-area community offers a distinct lifestyle. Explore the neighborhoods the Solstice team serves.

Questions

Westlake Village Home Buyer Guide: Frequently Asked Questions

How much does a home cost in Malibu?

The Malibu market is wide-ranging. Condominiums and smaller properties start around $1M to $1.5M, while the median single-family home price sits between $3.3M and $3.7M. Beachfront estates and celebrity-grade properties routinely trade between $10M and $80M+. The Solstice team can help you understand what is available at every price point. Get a market analysis.

How long does it take to buy a home in Malibu?

From the time you go into escrow, California's typical closing timeline is 30 to 45 days. All-cash transactions can close in as few as 14 to 21 days. The search process itself varies widely, from a few weeks for decisive buyers to several months for those waiting for the right property in a limited-inventory market. Donna's access to off-market listings can significantly accelerate the search phase.

Do I need a real estate agent to buy in Malibu?

While not legally required, having a buyer's agent in Malibu is essential from a practical standpoint. The luxury market involves complex negotiations, specialized inspections, Coastal Commission considerations, and off-market inventory that you simply cannot access without professional representation. Donna's relationships with Malibu's top listing agents give her buyers access to properties before they hit the public market. Connect with Donna.

What credit score do I need to buy a luxury home?

For jumbo loans, which most Malibu purchases require, lenders typically want a credit score of 700 or higher. Some luxury lenders will work with scores in the 680 range depending on your overall financial profile, assets, and down payment amount. All-cash buyers, of course, do not need to meet any credit score requirements. Donna can connect you with private lenders and wealth management-aligned mortgage specialists who serve high-net-worth clients.

What are the closing costs for buying a home in California?

Buyers in California typically pay 2% to 5% of the purchase price in closing costs. This includes escrow fees (split with the seller), title insurance, lender fees, prepaid taxes and insurance, and recording fees. On a $3.5M home, that translates to approximately $70,000 to $175,000. The Solstice team provides a detailed cost estimate early in the process so you can plan accordingly.

What are the best Malibu neighborhoods for first-time luxury buyers?

For buyers entering the Malibu luxury market for the first time, Point Dume, Malibu Park, and the eastern Malibu corridor near Pepperdine often offer the best combination of value, lifestyle, and access. Pacific Palisades is another strong option for families who want proximity to both Malibu's beaches and LA's Westside amenities. Westlake Village provides estate-level living at prices below coastal Malibu. Explore all communities.

Your Westlake Village Home Buyer Guide