Malibu Land and Beach Market Update Fall 2025

Why Sold Malibu Land Data Matters; When analyzing land and beach real estate, the most reliable guide is closed sales. Asking prices can shift with owner expectations or market sentiment, but sold properties reveal what buyers are actually willing to pay. Since late June 2025, there have been dozens of significant sales across Pacific Coast Highway, Malibu Road, Dume Drive, and the canyons. These transactions anchor today’s valuations and set the tone for both buyers and sellers.

Price Per Square Foot Malibu Lands

Premium Beachfront (Pacific Coast Hwy & Malibu Road):

• Median: $885/sf

• Average: ~$860/sf

• Range: ~$569–$1,108/sf
  Examples include closings at $13.8M, $12.8M, $7M, and $5.65M, proving demand is alive and well for trophy lots with ocean frontage.

Hillside & Inland Parcels:

• Median: $21/sf

• Average: ~$68/sf

• Range: ~$1–$242/sf
  Canyon and hillside closings across areas like Dume, Rambla Pacifico, Zumirez, Rockcroft, and Vera Canyon show buyers negotiating aggressively and pricing in the difficulty of building on steep or landlocked parcels.

The Price Gap Explained In Malibu Land Market: Hillside parcels are harder to develop grading, utilities, slope, and easements add time and cost. Beachfront land trades on scarcity and lifestyle immediacy, which pushes values far higher.

Market Snapshot Malibu Land – Fall 2025

• 189 Active Listings

• 21 Pending

• 36 Sold since June 22, 2025

The Sweet Spots for Buyers:

• $1M–$2M Range (Inland Value Zone):
  This is where most inland deals are happening. Buyers with patience and vision can capture land at significant discounts, but must be prepared for entitlement and development work.

• $5M–$7M Range (Beachfront Momentum Zone):
  Smaller frontage lots in this range are moving quickly, often with minimal days on market. For buyers looking for direct beach access without going into the ultra-luxury tier, this is the strongest opportunity.

Beachfront Sales Malibu Lans Sales:

• 21348 Pacific Coast Hwy closed at $13.8M in just 2 days.

• 21602 Pacific Coast Hwy sold for $12.8M the same week.

• Other oceanfront closings include $5.65M, $7M, and a Malibu Road parcel at $5.575M.
  Buyers are paying full price for trophy frontage, with sales often happening in days.

Inland & Canyon Malibu Land Sales:

• Rambla Pacifico: Listed at $1.995M, sold for $1.1M.

• Dume Drive: Closed at $1.475M, down from $1.9M list.

• Zumirez Drive: Dropped from $2.995M to $1.9M.

• Vera Canyon Drive: Small parcels changing hands between $35K–$45K, proving there’s action even at entry level.
  Buyers inland are negotiating 20–40% below list price.

Active and Pending Inventory Malibu Land

Beachfront & PCH: From small strips at $549K to a $44M Cliffside Dr estate site.

Canyon & Interior: From modest $2M parcels to legacy properties like Encinal Canyon Rd at $100M.

Pending: Concentrated mostly in the $2M–$6M range, showing where buyers are comfortable committing.

Market Insights

Liquidity at the Top: Ultra-luxury beachfront trades quickly when priced correctly.

Negotiation Inland: Buyers control the inland market; discounts are the norm.

Inventory Build-Up: Large inland listings over $10M continue to stagnate.

Concrete Signal: Closed sales confirm beachfront is king, while hillside requires aggressive pricing.

What This Means For Land Sellers and Buyers in Malibu

• For Sellers:

• If you’re on Malibu Road or PCH, price correctly and expect strong, immediate interest.

• Inland sellers should be prepared for longer timelines and flexible negotiations. Make sure you price it correctly and have realistic expectations from the start.

• For Buyers:

• Inland parcels offer value for those who can manage the development process.

• For beachfront buyers, speed and readiness to meet asking price are key to securing prime lots.

Billionaire Mowbray Brothers Expand into Malibu Beachfront Real Estate

The long-rumored “mystery buyer” of Malibu land along Pacific Coast Highway has been revealed as New Zealand billionaires Nick and Mat Mowbray, founders of global toy giant Zuru. Through 2025, the brothers quietly acquired more than $65 million in fire-ravaged beachfront parcels, fueling speculation across the Malibu real estate market.

Bottom Line

The Malibu land and beach market is a tale of two realities: beachfront parcels trading fast and strong, while hillside parcels demand patience and sharp negotiation. With 36 sales since late June as proof, the market shows both opportunity and competition, depending on where you look.

If you’re thinking about buying or selling Malibu land, now is the time to align with a local expert who knows how to navigate both markets. Buying Malibu land can look like a deal, but entitlements and permits are complex and slow. You’ll need geologic/soils reports, septic feasibility, access and utilities verified, plus City of Malibu and Coastal Commission approvals. Know exactly what you’re buying. If you’re planning to buy or sell Malibu land, contact us to guide you start to finish.