Key takeawayHidden Hills homes sold at a Redfin median of $11,244,645 in September 2026, but on only 4 sales, against 35 homes for sale and 26.5 months of supply. That's a buyer's market at the top of the price range. As its own city, Hidden Hills also skips the City of Los Angeles mansion tax.
Who this guide is forYou're weighing a gated Hidden Hills home against the Westside and need to know what the market, the association and the taxes mean for your offer.
Home values by the numbers
$5,078,023Typical home value, the City of Hidden Hills, September 2026
+5.6%Change over 12 months
+26.9%Change over 5 years
$5,078,058Peak, August 2026
Zillow Home Value Index, September 2026: the typical value of homes in the middle third of the market, smoothed and seasonally adjusted. Neighborhoods are Zillow's own boundaries. A typical value is the middle of the market, not its top.
Hidden Hills homes for sale: what the September 2026 data shows
Hidden Hills has the highest typical home value of any city we track, ahead of Beverly Hills, yet in September 2026 it had 26.5 months of supply. That combination puts a patient buyer in charge. And because Hidden Hills is its own city, a sale there pays none of the City of Los Angeles transfer taxes that take hundreds of thousands out of a Bel Air sale at the same price.
Source: Zillow Home Value Index, September 2026. Zillow's Hidden Hills series hit its high in August 2026 and sat within a few dollars of it a month later, so values are at a peak, not recovering toward one.
Why the 91302 ZIP figure misleads
The whole City of Hidden Hills sits inside ZIP 91302, which it shares with Calabasas, a sliver of Los Angeles, Topanga and unincorporated land. The ZIP's typical value is less than 40% of the city's. Any estimate, appraisal comparison or portal figure keyed to 91302 will price a Hidden Hills house as if it were in Calabasas. Ask for sales inside the gates.
Four sales a month: reading a thin market
Redfin's median sale price for the City of Hidden Hills was $11,244,645 in September 2026, but that rests on just 4 sales, so one estate can swing it by millions. The steadier signals are supply and time: 35 homes for sale, 17 new listings, a median of 103 days on market and an average sale at 97.8% of list price. In Beverly Hills the same month, Redfin counted 73 sales and 6.9 months of supply.
Put together, Hidden Hills is a slow market at a high price. As a buyer, you can ask for time, inspections and terms. As a seller, expect a long listing unless the price matches the last few sales inside the gates. Our Beverly Hills and Westside housing market report tracks the comparison each month.
Who governs Hidden Hills homes: the city and the association
Two bodies run Hidden Hills, the Hidden Hills Community Association and the City of Hidden Hills. Any plan you have for a house goes past both, so learn their roles before you write an offer.
The Hidden Hills Community Association and its three gatehouses
The association is the private homeowners association. It maintains the common areas, including six miles of roads and three gatehouses, and it has a seven-member board. Its history notes that the founding developer handed the front gatehouse and Long Valley Road to the association, which is why the roads inside are private. Ask for the current dues, assessments and gate rules in the resale package.
The Architectural Committee and your renovation plans
The association oversees construction and changes across 658 home sites, and its Architectural Committee approves plans. If you're buying to remodel or rebuild, that approval sits alongside the city's permits. Before you remove contingencies, ask the committee what it would need to see for your project, and build that time into your budget.
The City of Hidden Hills
Voters approved cityhood 358 to 71 in September 1961, partly to avoid annexation to Los Angeles, and Hidden Hills became Los Angeles County's 73rd city on October 19, 1961. The California Department of Finance put the population at 1,738 on January 1, 2026. The city notes it has one traffic signal, on one-third of an intersection, and it belongs to the five-city Las Virgenes Malibu Council of Governments.
Bridle trails and riding arenas
The association maintains 25 miles of bridle trails and three riding arenas. If you keep horses, ask how the trails reach the lot and what the rules say about stables. If you don't, ask what trail access next to the property means for privacy and upkeep.
Hidden Hills homes versus Beverly Hills over ten years
Ten years ago the two cities were priced alike. In September 2016, Zillow's typical home value was about $1.96 million in Hidden Hills and $1.99 million in Beverly Hills. By September 2026 the figures were $5,078,023 and $3,676,482. Hidden Hills gained 158.9% over the decade and 26.9% over the last five years, against 84.4% and 3.8% for Beverly Hills.
What the gap means for a buyer choosing between them
The run-up is recent and steady, which cuts both ways. A buyer paying today's Hidden Hills prices is buying at the top of a ten-year climb, while Beverly Hills sat about 6.5% under its July 2022 peak in September 2026. If you expect to sell within five years, that difference in where each market sits matters more than either city's long-run record.
Price per square foot tells a different story
Redfin's median price per square foot in September 2026 was $1,108.55 in Hidden Hills and $1,342.32 in Beverly Hills. So the higher Hidden Hills sale prices come from larger houses, not from a higher price per foot. On a 10,000 square foot house, that per-foot gap is worth about $2.3 million. Compare with our Beverly Hills homes guide before you decide which city's space is better value for you.
Do Hidden Hills homes pay the Los Angeles mansion tax?
No. Measure ULA applies to documents conveying property within the City of Los Angeles, and Hidden Hills is a separate city. That puts Hidden Hills alongside Beverly Hills as a place where a $10 million sale skips ULA entirely.
What a $10 million sale costs in Hidden Hills versus Bel Air
For sales closing after June 30, 2026, the City of Los Angeles charges 4% ULA on prices over $5.4 million and under $10.9 million, and 5.5% from $10.9 million, plus its 0.45% base transfer tax.
That gap is the seller's to keep or the buyer's to negotiate, depending on what the contract says. Run your own price through the LA mansion tax calculator, and compare Bel Air on our Bel Air estates page.
Which transfer taxes still apply
Skipping the City of Los Angeles tax doesn't mean a sale is untaxed. Los Angeles County's documentary transfer tax is $1.10 per $1,000 of value, or $11,000 on a $10 million sale. The County Recorder lists only five cities with special transfer tax rates, the City of Los Angeles among them. Ask your escrow officer which county and city transfer taxes apply to the parcel, and have a CPA review the closing statement before you sign. If you're selling from abroad, withholding rules apply too; see our FIRPTA guide for foreign sellers.
Hidden Hills land and history
Hidden Hills sits beside Calabasas in ZIP 91302, well beyond the Westside enclaves this site mostly covers. It's worth comparing because it competes for the same buyers at the same price points.
Land: 1.688 square miles behind gates
The 2020 Census Gazetteer gives the city 1.688 square miles of land. With 658 home sites, that's a low count for the area, and much of the land is roads, trails and arenas held in common. Ask for the lot's acreage on the title report rather than relying on a listing.
From A.E. Hanson's 1950 plan to 1961 cityhood
The city's own history says A.E. Hanson, who also developed Rolling Hills on the Palos Verdes peninsula, began Hidden Hills in 1950 on about 1,004.6 acres. Lamond Chamberlain became the second major developer in 1956. Cityhood followed in 1961, and the city it created covered about 1.3 square miles at the time.
Buying Hidden Hills homes: the checks before an offer
With 26.5 months of supply, you have time to do this properly. Here's where we'd spend it.
Schools: confirm the district for the exact address
Hidden Hills is outside the City of Los Angeles and the City of Beverly Hills, so neither city's address tells you the school district. Ask the district that serves the address to confirm it in writing before you treat any school as part of the decision.
Insurance and fire exposure
Hillside lots with open land and trails can be hard to insure. Get a quote before you remove your inspection contingency; our guide to insuring a high-value Los Angeles home covers the carriers. Note that the California FAIR Plan writes residential policies only up to $3 million per location, well under the price of a typical Hidden Hills home.
Property tax and financing
Your assessed value resets to your price on purchase. Our property tax estimator shows the first-year bill, and the jumbo mortgage calculator shows the payment on a loan at this size. Anything above $1,249,125, the 2026 conforming limit for Los Angeles County, is a jumbo loan.
Off-market sales behind the gates
With only a handful of sales a month, some homes change hands without a public listing. Our guide to pocket listings explains how that works. If you're weighing Hidden Hills against the Westside, the agent we feature can compare the two on recent sales.
Hidden Hills homes for sale: FAQs
How much are Hidden Hills homes for sale?
Redfin's median sale price for the City of Hidden Hills was $11,244,645 in September 2026, on only 4 sales, with a median list price of $11,385,806. Zillow's typical home value was $5,078,023, which reflects the middle third of homes rather than the estates that sold that month. Treat any single month as a rough guide.
Is Hidden Hills a gated community?
Yes. The Hidden Hills Community Association, the private homeowners association, maintains three gatehouses along with six miles of private roads, 25 miles of bridle trails and three riding arenas. Ask the association for its gate and guest rules and the current dues before you buy, since the resale package is where the details appear.
Is Hidden Hills part of Los Angeles?
No. Hidden Hills became its own city on October 19, 1961, the 73rd in Los Angeles County, after voters approved cityhood 358 to 71, partly to avoid annexation to Los Angeles. It has its own city government alongside the homeowners association, and the City of Los Angeles Measure ULA tax doesn't apply to sales there.
How many homes are in Hidden Hills?
The Hidden Hills Community Association says it oversees construction and changes across the community's 658 home sites. The California Department of Finance put the city's population at 1,738 on January 1, 2026. The city covers 1.688 square miles of land, according to the 2020 Census Gazetteer.
What ZIP code is Hidden Hills in?
All of Hidden Hills lies in ZIP 91302, which it shares with Calabasas, a sliver of Los Angeles, Topanga and unincorporated land. Zillow's typical value for 91302 was $1,910,656 in September 2026 against $5,078,023 for the city, so ZIP-based estimates badly understate Hidden Hills homes.
Who approves remodels in Hidden Hills?
The Hidden Hills Community Association's Architectural Committee approves plans for construction and changes across the community's home sites, and the City of Hidden Hills handles its own permits. If you're buying to remodel or rebuild, ask the committee what it needs to see before you remove contingencies and budget for the review time.
Is it a buyer's market in Hidden Hills?
By Redfin's September 2026 figures, supply favored buyers: 35 homes for sale, 26.5 months of supply and a median of 103 days on market. Homes still sold at 97.8% of list price on average, so sellers who priced to recent sales weren't giving much away. With 4 sales a month, these figures can move quickly.