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Topanga is a canyon community in the Santa Monica Mountains, strung along Topanga Canyon Boulevard between Pacific Coast Highway and Woodland Hills. Homes here are mostly one-of-a-kind houses on hillside lots, set among oaks, creeks and the open space of Topanga State Park.
Gary Jacobs helps buyers work through the things that make Topanga purchases different: septic systems, private roads and easements, well water on some parcels, and fire insurance.
Topanga grew from weekend cabins in the 1920s and 1930s into a year-round community, and it is known for its artists and musicians and its independent shops and restaurants along the boulevard. Most of it is unincorporated Los Angeles County, so county building and permit rules apply rather than a city's.
There are only a few named tracts, among them Fernwood near the boulevard, Viewridge and Summit Pointe up toward the Valley, and Saddle Peak to the west. Many homes sit on private or shared roads. Buyers often compare Topanga with the Malibu canyons, Calabasas and Woodland Hills.
Market Snapshot
Live MLS numbers for Topanga, refreshed every night. The Free Market Report box lower on the page uses the same figures.
Homes, townhomes and condos (no rentals) from the MLS. These numbers refresh every night as listings go active, pending or sold. Last updated Oct 29, 2026 at 11:52 pm.
Absorption rate shows how fast homes are selling. It takes the homes for sale today and divides them by the number of homes that sold per month over the last 12 months.
The answer is how many months it would take to sell every home on the market if no new listings came up. Under about 4 months usually means a seller’s market, 4 to 6 months is balanced, and over 6 months favors buyers.
Right now about 6% of the homes for sale in Topanga are selling each month.
See the full Topanga market report →
Based on 62 sales in the last 12 months. Charts cover the last 8 full quarters. Source: CSMAR MLS and its data-share MLSs. Information deemed reliable but not guaranteed.
Four named Topanga neighborhoods. Most of the canyon is individually built homes outside any named tract. Click a shape or a card to open its guide.
Outlines are drawn from Los Angeles County parcel records.
Most of Topanga is unincorporated Los Angeles County, so the county handles planning, permits and services. It is not part of the City of Los Angeles or Malibu. The main ZIP code is 90290.
Look at the septic system, the water source, road access and any easements, permits for additions, and the condition of slopes and retaining walls. A title review of road maintenance agreements is worth doing early.
Topanga is in a Very High Fire Hazard Severity Zone and has a long fire history. Insurance can be harder to place and more expensive, so get quotes during the inspection period, and plan for yearly brush clearance.
Topanga is in the Los Angeles Unified School District. Topanga Elementary Charter School is in the canyon. Assignments for middle and high school go by address, so check with the district.
Topanga Canyon Boulevard is the main road: south to Pacific Coast Highway and Santa Monica, north to the 101 in Woodland Hills. The drive depends a lot on which end of the canyon a home is on.
Gary Jacobs can pull recent Topanga sales and active listings, including homes listed through the Los Angeles-area MLS, and walk through septic, road and fire-zone details for a specific address.
The newest Topanga listings, straight from the MLS.
Active$2,925,0001551 Penny Road
Active$2,295,00021269 Entrada Road
Active$3,995,00021149 Entrada Road
Active$1,495,0002026 Topanga Skyline Drive
Active$5,200,000647 Old Topanga Canyon Road
Active$1,280,00021466 Encina Road
Active$1,875,00022013 Alta Drive
Active$3,195,000701 Greenleaf Canyon Road
Active$2,400,00021658 Encina RoadFree Market Report
Everything in the snapshot above, in far more detail: month-by-month prices, what sells at each price point, neighborhood-by-neighborhood numbers and who lives here. Homeowners also see recent sales of homes like theirs.
Homes for sale and closed sales (no rentals) from the MLS — CSMAR and its data-share MLSs. Updated Oct 29, 2026.
Full market report
Free. One tap to sign in with Google or Facebook.
Public and private schools that serve Topanga. Assignments go by exact address, so confirm with the district before you buy.
School assignments follow the street address, and districts adjust boundaries and offer transfers, so confirm the schools for a specific home with the district before you rely on them. Ratings and test scores open on GreatSchools.
Top-rated local spots in and around Topanga. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
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Whether you are thinking about buying, selling, or just exploring your options, Gary Jacobs and his team are here to provide clear guidance and trusted local expertise across Los Angeles and Ventura County.
Schedule a ConsultationThe information being provided by Conejo Simi Moorpark Association of REALTORS® (“CSMAR”) is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties a visitor may be interested in purchasing or leasing.
Information relating to properties referenced on this web site may originate from the Internet Data Exchange (IDX) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site.
Any information originating from CSMAR, relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.
Listing data originating from CSMAR is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited.
