Malibu has 27 miles of scenic beauty and stunning coastline. These beaches are home to some of the world’s most desirable, exclusive, and expensive real estate.
However, what many don’t realize is how every beach in Malibu is different. Each has unique qualities, some have their drawbacks, and pricing varies greatly from $3 million to $100 million and upwards.
In this blog, we are going to post a complete guide to Malibu’s beaches moving east, starting at Topanga Canyon, to west, all the way to County Line. We will also briefly look at price points, and what makes each area special.
Las Tunas Beach
The first Malibu beach just past Topanga Canyon is Las Tunas. This wet-sand beach offers oceanfront living close to Los Angeles and a mostly private, wet-sand beach.
Single-family sales in 2021: 5 | Average list price: $4,379,000 | Average sold price: $4,527,259 | Days on market: 31
Pros: Close proximity to Los Angeles, a very private beach due to limited public access, Queen’s Necklace and Catalina views.
Cons: Pacific Coast Hwy in Eastern Malibu can be busy and loud during the Summer and on weekends, the wet-sand beach is not usable at higher tides, sandiness on the beach varies throughout the year due to swell and tides, water comes up underneath homes (most of which are on caissons).
Big Rock Beach
As the name suggests, these homes are opposite the Big Rock community on Malibu’s landside. Similar to Las Tunas, this wet-sand beach has great views and is in proximity to Los Angeles. It also has a small point with a rock formation, making for great diving and occasionally good surf.
Single-family sales in 2021: 3 | Average list price: $4,945,000 | Average sold price: $4,516,667 | Days on market: 86
Pros: Close proximity to Los Angeles, fairly private due to tidal limitations, Queen’s Necklace and Catalina views, small sandy/rocky point.
Cons: Pacific Coast Hwy traffic, the wet-sand beach is not usable at higher tides, sandiness on the beach varies throughout the year due to swell and tides, water comes up underneath homes (most of which are on caissons), public access.
Las Flores Beach
Spanning from Moonshadow and Dukes, Las Flores Beach is another wet-sand beach with many of the same characteristics as its neighbors to the east. It gets sandier (and more prestigious) moving west, and is incredibly private with the only public access being at a small cove near Moonshadows.
Single-family sales in 2021: 2 | Average list price: $5,822,833 | Average sold price:$5,595,000 | Days on Market: 65
Pros: Close proximity to Los Angeles, very private due to limited public access, Queen’s Necklace and Catalina views, easy access to the stores and restaurants at Old Town Malibu.
Cons: Pacific Coast Hwy traffic, the wet-sand beach is not usable at higher tides, sandiness on the beach varies throughout the year due to swell and tides, water comes up to homes (many of which have seawalls).
La Costa Beach
La Costa is where both beach quality and prices start to move significantly upward. This sandy beach has become a popular choice among Malibu residents who want closeness to L.A. and a sandy beach at a lower price point than the neighboring Carbon Beach. There is a beach club there used by the residents in the hills opposite the beach.
Until recently, there was no public access and La Costa was completely private to homeowners. In 2021, the fence at the western end was taken down to be replaced. The Coastal Commission then removed the unpermitted fence, effectively opening the beach to the public. You can read more on that here.
Single-family sales in 2021: 4 | Average list price: $10,248,750 | Average sold price: $10,036,250 | Days on Market: 85
Pros: Good proximity to Los Angeles, sandy with some dry beach most of the time, more affordable than Carbon Beach and Malibu Road.
Cons: Pacific Coast Hwy traffic, some sections are not usable at higher tides, newly opened to public access with no lifeguards or facilities at this time.
Carbon Beach
Welcome to Billionaire’s Beach. Stretching from Carbon Canyon all the way to Malibu Pier, these are some of the most desired real estates in Southern California. As the name implies, only the wealthiest individuals can afford to buy here, and many owners have bought a group of neighboring homes to create massive, beachfront estates.
Single-family sales in 2021: 5 | Average list price: $31,498,333 | Average sold price: $24,150,000 | Days on market: 83
Pros: Good proximity to Los Angeles, one of the sandiest beaches in Malibu, very prestigious and exclusive, Queen’s Necklace and Malibu Pier views, walking distance to Nobu, Malibu Pier, and other restaurants.
Cons: Pacific Coast Hwy traffic, multiple access points and public interest keep the beach fairly busy.
Malibu Colony
The Malibu Colony may offer the richest history and one of the best locations in all of Malibu. Situated just after Surfrider Beach and Malibu Pier, this gated community has long been a celebrity favorite for its privacy and location.
Single-family sales in 2021: 10 | Average list price: $15,556,667 | Average sold price: $14,780,888 | Days on market: 90
Pros: Separated from PCH, gated with a security guard, sandy beach, access to Surfrider beach, very strong rental market, easy walking/golf cart distance to the restaurants and shops at Colony Plaza.
Cons: Sand levels fluctuate, tide and swell events can threaten homes.
Malibu Road
Originally Pacific Coast Hwy, Malibu Road now exists separate from the main Hwy 1 in Malibu and features beautiful, beachfront homes in an excellent central location. There is a wide range of multi-parcel estates, modern enclaves, and original bungalows here. Kanye West made headlines in 2021 by paying $57 million for a modern home on a single lot. The west end of Malibu Road is exit only, which helps to limit any through traffic.
Single-family sales in 2021: 16 | Average list price: $13,308,250 | Average sold price: $15,692,188 | Days on market: 61
Pros: Separated from PCH, mostly sandy beach with reefs and kelp beds near shore, very strong rental market, easy walking/golf cart distance to the restaurants and shops at Colony Plaza, views of Point Dume to the west.
Cons: Some sections are rocky and/or others are not usable at higher tides, sandiness on the beach varies throughout the year due to swell and tides, water can come up underneath homes (most of which are on caissons), multiple public access points.
Corral Beach
There are just a few homes here at the stoplight and crosswalk for Corral Canyon. This is an often-overlooked beach pocket and is next to Dan Blocker beach parking.
Single-family sales in 2021: 1 | Average list price: $7,000,000 | Average sold price: $6,700,000 | Days on market: 351
Pros: Private road off of PCH, sandy beach.
Cons: Close to Pacific Coast Hwy, public access on either side, water can come up underneath homes (most of which are on caissons).
Latigo Beach
This is another small cluster of homes offering a unique lifestyle. Latigo features a great, sandy beach, and a rocky point with a gentle wave enjoyed by stand-up paddlers and surfers during south swells. These homes rarely come on the market, however, there are condos that offer Malibu’s most affordable gateway to the beach lifestyle.
Single-family sales in 2021: 1 | Average list price: $12,995,000 | Average sold price: $12,500,000 | Days on market: 183
Pros: Road off of Pacific Coast Hwy, sandy beach, easy surf access, tide pools on lower tides.
Cons: Public access points (though people generally stay down towards the entrance), limited inventory, higher tides and swell make getting around on the beach difficult.
Malibu Cove Colony
Spanning from the point at Latigo Beach to the public access at Escondido, the homes at Malibu Cove Colony are primarily over the ocean and offer big views on a wet-sand beach. These properties are located along a private, gated road separate from Pacific Coast Hwy.
Single-family sales in 2021: 5 | Average list price: $9,560,000 | Average sold price: $8,891,000 | Days on market: 68
Pros: Dramatic white water views, private road with a security guard, and easy access to the surf and tide pools at Latigo.
Cons: Primarily a wet-sand beach with waves coming up beneath the homes (which are on piles/caissons).
Escondido Beach
Sandwiched in between Malibu Cove Colony and Paradise Cove, Escondido Beach is sandier than its eastern neighbor but still experiences wet-sand beach conditions from time to time. These homes are located off of PCH and there is a deep, sandy section with less sandy sections on either side.
Single-family sales in 2021: 3 | Average list price: $10,172,000 | Average sold price: $14,995,000 | Days on market: 176
Pros: Dramatic white water views, road off of PCH, sandy beach with dry sand almost always available somewhere, and somewhat sheltered from the typical afternoon westerly winds.
Cons: The sand levels can change dramatically throughout the year, there is a public access point on either side of Escondido, the narrow beach sometimes means you are close to beachgoers.
Paradise Cove
The multi-acre estates at Paradise Cove span from Pacific Coast Hwy all the way to the sandy beach below. This is some of the most expensive real estate in all of Malibu, California, and the country as a whole.
Single-family sales in 2021: 3 | Average sold price: $96,166,667
Pros: Huge beachfront lots, incredible views, a very private beach with a large gap in public access, many have multiple structures.
Cons: None.
Point Dume
While being one of Malibu’s most desired neighborhoods, Point Dume is a series of bluffs and canyons. A select number of homes have long staircases directly to the sand, but most simply use the different private Rivieras that are deeded to many of the properties. It is an amazing lifestyle, however, not the classic Malibu beachfront experience.
Let’s keep moving west!
Broad Beach
Pass the bluffs on Point Dume and sandy beach at Zuma, Broad Beach stretches from the bridge at Trancas up to Point Lechuza.
With very deep lots and unobstructed whitewater views, Broad Beach is another star-studded beachfront community with a rich past. A rock wall here separates the homes from the oceans after much of the beach eroded in a large winter storm. It has since rebounded nicely and there are ongoing efforts by homeowners to bring in sand and restore Broad Beach to its names’ sake.
Single-family sales in 2021: 12 | Average list price: $21,240,000 | Average sold price: $16,984,000 | Days on Market: 108
Pros: Very deep lots, limited public access (particularly on the eastern end), located off of PCH, sandy beach with waves breaking uniquely far from shore, easy access to the restaurants and shops at Trancas Country Market.
Cons: Can get crowded during summer with overflow from Zuma, rock wall can make ocean/beach access difficult (many homes have private stairs), exposed to afternoon westerly winds which are typically stronger west of Point Dume.
Victoria Point
At the end of Broad Beach above Lechuza Cove, this small row of beach homes off of Broad Beach Road offers a similar lifestyle with a higher-up few. Victoria Point is a gated community that enjoys commanding views of the ocean and Point Dume, and the homes have private or shared access to the sandy cove below.
Single-family sales in 2021: 2 | Average list price: $12,200,000 | Average sale price: $10,057,000 | Days on market: 6
Pros: Sandy beach with a surf break, tide pools and sea caves at low tide, some shelter from west winds, coastline views to Point Dume, tied into Malibu West sewer system, gated street.
Cons: Can get crowded during summer, multi-leveled homes with stairs to the beach, the beach is not always usable at higher tides.
Lechuza Beach
After Broad Beach, the neighborhoods of East and West Sea Level Drive enjoy access to the sandy Lechuza Beach. This lesser-known beach spans from Lechuza Point to Encinal Creek.
East Sea Level Drive has true beachfront homes while West Sea Level only has two beachfront properties with others behind just off the beach.
Single-family sales in 2021: 3 | Average list price: $7,066,333 | Average sale price: $6,241,333 | Days on market: 149
Pros: Gated (with public walking access sunrise to sunset), largely natural beach, rock formations and tide pools, wide and sandy.
Cons: Can get crowded during summer, three public access points are close to homes, and there is a limited number of homes available to buyers.
Encinal Bluffs
From Lechuza Beach all the way to Nicholas Canyon Beach, there are several state beaches (El Matador, La Piedra, and El Pescador), magnificent bluff estates, and a handful of “pocket” beaches. These ultra-exclusive communities rarely become available and are often traded off-market.
Like Paradise Cove, many of the Encinal Bluffs estates span from Pacific Coast Hwy to the sand, while other small groups of homes are set dramatically on the sand of rocky outcroppings just above the Pacific. The beach here is not as typically sandy, however, it is much more secluded.
Single-family sales in 2021: 4 | Average list price: $29,500,000 | Average sale price: $23,331,250 | Days on market: 232 (3/4 sold off-market)
Pros: Very uncrowded away from state beaches (no public access points between El Pescador and Nicholas Canyon), exclusive and prestigious, gated communities or very large parcels, unique beaches with sandy pockets, tide pools, and rock formations, close to the private airport in Camarillo.
Cons: Sand levels fluctuate throughout the year, exposed to west winds, further distance from L.A. and amenities.
County Line
Malibu’s final beachfront frontier. The single-family homes at County Line, also known as Livingston Beach, span a small crescent beach just after the popular surf spot of County Line. Homes here have Channel Island and whitewater views. On the eastern side of the main beach, there are several large condominium complexes that offer beachfront living at one of Malibu’s most affordable prices.
There is public access at the point of County Line Beach, but due to the popularity of their neighbor, this beach is very rarely crowded and offers a more rugged feel (and better price) than similar situations to the east.
Single-family sales in 2021: 1 | Average list price: $5,999,000 | Average sold price: $5,400,000 | Days on market: 211
Pros: Private due to limited public access, Channel Island views, close to Camarillo private airport.
Cons: Pacific Coast Hwy traffic, the wet-sand beach is not usable at higher tides, water comes up underneath homes (most of which are on caissons), far distance from L.A. and amenities.
What Beach is Best for You?
There is a massive variety of lifestyles, homes, and prices that these beaches have to offer. Every beach in Malibu is special, but getting to know them takes time.
If you’re interested in Malibu beach real estate, partner with a real estate agent who knows each area in-depth. They can help guide you to the community that fits your needs, works with your budget, and fulfills your beachfront dream.
The Mark & Grether Group is proud to be a local resource, serving all of Malibu’s beaches and specializing in luxury real estate transactions. We have sold Paradise Cove estates and County Line townhomes alike, and are proud to represent buyers and sellers with 35+ years of experience and over $1.2 billion in real estate transactions.
Get in touch to learn more about our services or to start your Malibu beach home search! | 310.230.5771 / russellandtony@compass.com
