The Malibu real estate market in early 2025 tells a story of resilience—but also of significant transition. In the wake of January's fires and the ongoing road closures along the PCH, sellers are navigating a market that’s seeing slower sales, fewer showings, and a cautious buyer pool.
Fewer Closings, Longer Waits
Let’s start with the numbers. Closed sales for both February and March have seen steep year-over-year declines. On the Malibu land side, February 2025 brought just 2 closed sales compared to 11 in 2024—a dramatic 81.82% drop. March followed a similar trend with 6 closed land-side sales, down 53.85% from the previous year.
On the beach side, sales in February were also down, with just 1 closing in 2025 compared to 4 last year. However, March offered a small but notable uptick—3 closed sales versus 2 the previous year, a 50% increase. While this doesn’t necessarily signal a rebound, it does show that high-end beachfront buyers are still active, possibly eyeing opportunity in a slower market.
Active Listings Rise—Especially Inland
Inventory levels tell another story. Land-side active listings rose 21.94% year-over-year, from 155 to 189. This increase suggests more sellers are entering the market, even as buyer activity slows—creating a more competitive landscape.
Conversely, beachfront listings dropped 34.15%, from 82 to 54. This significant dip is likely a direct reflection of the fire’s impact on North Malibu, which damaged or destroyed several properties along the coast.
The Road to Malibu Is Still Bumpy
The biggest undercurrent affecting the market right now isn’t price or interest rates—it’s access. Road closures and delays on the Pacific Coast Highway have made it difficult for buyers to schedule showings or even casually explore the area. While these logistical issues are temporary, they’ve had an immediate effect: fewer showings, less buyer urgency, and longer time on market.
Pricing Strategy Is More Critical Than Ever
In this kind of environment, homes are sitting longer and selling for less than list. The average days on market for sold homes is 93 days, and sellers are getting just under 93% of their asking price on average.
Beachfront homes are sitting even longer—113 days on average—with a sales-to-list ratio of 93.82%. It’s clear that pricing is playing a pivotal role in which homes are moving.
Here’s what this means for sellers: if you want to move your home in this market, pricing should be part of your marketing strategy—not just a number you hope to get. Buyers are hesitant, and they have choices. A home priced competitively will not only stand out—it will get showings, which is half the battle right now.
Malibu by the Numbers (YTD)
Total Homes Sold: 17 (Land Side), 4 (Beach Side)
Average Sale Price: $4.55M (Land Side), $10.88M (Beach Side)
Average Days on Market: 93 (Land Side), 113 (Beach Side)
Average Sale-to-List Ratio: 92.89% (Land Side), 93.82% (Beach Side)
Sales spanned a variety of price points, with several homes closing between $2.5M and $5M, and luxury sales still closing in the $8M to $14.5M range. However, most homes—especially inland—fell short of their original list prices, reinforcing the need for realistic pricing.
The Mid-Range Is Still Somewhat Active
Most sold homes had 3 to 4 bedrooms, and nearly all were priced between $2M and $10M. Homes under $2M were few and far between, and nothing sold above $10M inland. Beachfront properties saw high-dollar movement, but these were outliers—likely driven by buyers already familiar with Malibu or investors seizing long-term opportunities.
Final Takeaway for Sellers: Strategy Over Sentiment
This is not a “bad” market—it’s just a strategic one. Homes are selling. Luxury buyers are still active. But getting eyes on your property is harder than ever right now.
If you’re not in a rush to sell, patience is key. If you are ready to move, consider this: a smartly priced home in this market gets attention faster. With fewer walk-ins and drive-bys, your price is your first—and sometimes only—chance to capture interest.
If you're looking for a realtor in Malibu CA, or properties for sale in Malibu, CA feel free to contact us! Whether you're looking for homes for sale Malibu Colony or Point Dume, let us help you strategize and position your home for success in this evolving market.