This guide to Hidden Hills real estate covers the City of Hidden Hills, a city in Los Angeles County that Wikipedia describes as a gated residential community with a total area of 1.688 square miles. Wikipedia says Hidden Hills is “in the southern Simi Hills Transverse range near the Santa Monica Mountains on the western edge of the San Fernando Valley, near the border with neighboring Ventura County,” and that it is adjacent to Calabasas and just north of U.S. Route 101.
It lists ZIP code 91302 and says the city is bordered on the north by the nature reserve and greenbelt of the Upper Las Virgenes Canyon Open Space Preserve. Read on for the city’s history, the Community Association and City Hall, the Leonis Adobe, getting around, parks, shopping, the library and schools, and the zoning and assessment tools. Current prices, rents, schools and weather follow, each with its source and date. Hidden Hills is one of the communities in the San Fernando Valley section of this site.
Hidden Hills Real Estate By The Numbers
Hidden Hills
Data Refreshed Oct 29, 2026
Housing Market Score
79
Out Of 100
Above The Middle
Based on 3 measures Compared with 45 other Los Angeles-area communities
Why The Score Is 79
Hidden Hills ranks above the middle on Price Growth, and among the highest on Rent Growth and Rental Demand. The score is the average of the three.
What This Score Is Not
It is not a rating of Hidden Hills, its people or its schools, and it does not measure affordability. A higher or lower number only shows how these three housing-market numbers compare with other communities.
What The Number Means
79
0–2526–4950–7980–100
Select a range to see what it means
0–25Among The Lowest
Generally, price growth and rent growth are among the slowest of the communities, and more rentals sit empty than in most other communities.
If you are a buyer
Home price growth is generally among the slowest of the communities.
If you are a seller
Over the last 12 months, typical home values here generally rose less, or fell more, than in most other communities.
If you are a tenant
A larger share of rentals sit empty than in most other communities, and rent growth is generally among the slowest.
If you are a landlord
Rent growth is generally among the slowest, and the share of empty rentals is higher than in most other communities.
If you are looking to invest
Price growth, rent growth and rental demand generally rank among the lowest of the communities.
26–49Below The Middle
Generally, price growth and rent growth are slower, and more rentals sit empty, than in the typical community.
If you are a buyer
Home price growth is generally behind the typical community.
If you are a seller
Over the last 12 months, typical home values here generally rose less, or fell more, than in the typical community.
If you are a tenant
A larger share of rentals sit empty than in the typical community, and rent growth is generally slower.
If you are a landlord
Rent growth is generally slower than in the typical community, and the share of empty rentals is higher.
If you are looking to invest
Price growth, rent growth and rental demand generally rank below the middle of the communities.
50–79Above The Middle
Generally, price growth and rent growth are faster, and fewer rentals sit empty, than in the typical community.
If you are a buyer
Home price growth is generally ahead of the typical community.
If you are a seller
Over the last 12 months, typical home values here generally rose more, or fell less, than in the typical community.
If you are a tenant
A smaller share of rentals sit empty than in the typical community, and rent growth is generally faster.
If you are a landlord
Rent growth is generally faster than in the typical community, and the share of empty rentals is lower.
If you are looking to invest
Price growth, rent growth and rental demand generally rank above the middle of the communities.
80–100Among The Highest
Generally, price growth and rent growth are among the fastest of the communities, and fewer rentals sit empty than in most other communities.
If you are a buyer
Home price growth is generally among the fastest of the communities.
If you are a seller
Over the last 12 months, typical home values here generally rose more, or fell less, than in most other communities.
If you are a tenant
A smaller share of rentals sit empty than in most other communities, and rent growth is generally among the fastest.
If you are a landlord
Rent growth is generally among the fastest, and the share of empty rentals is lower than in most other communities.
If you are looking to invest
Price growth, rent growth and rental demand generally rank among the highest of the communities.
Based on the last 12 months of Zillow data and the Census Bureau’s rental vacancy survey, which covers several years. This compares housing-market numbers across communities. It says nothing about what a property costs or earns, and it is not a forecast, advice, or a rating of any area.
Typical Home Value
$1,910,656
+1.3% vs. last year
Zillow, through Sep 30, 2026
Single-Family Home Value
$2,083,023
+1.8% vs. last year
Zillow, same date
Condo Home Value
$674,465
−4.0% vs. last year
Zillow, same date
Bottom-Tier Home Value
$1,097,026
−0.1% vs. last year
Zillow, bottom tier (5th to 35th percentile), same date
Top-Tier Home Value
$3,678,965
+5.2% vs. last year
Zillow, top tier (65th to 95th percentile), same date
Typical Rent
$4,690
per month · +3.9% vs. last year
Zillow, ZIP code level, same date
Typical Home Value, Last 5 Years
+19.6%
Sep 2026 compared with Sep 2021
Sep 2021Sep 2026
Zillow monthly values. Los Angeles metro typical value: $950,020, so Hidden Hills runs 101% higher.
Typical Home Value By Bedrooms
2 Bedrooms
$655,178
−4.3% vs. last year
Zillow, same date
3 Bedrooms
$1,288,780
−0.1% vs. last year
Zillow, same date
4 Bedrooms
$1,864,277
+0.7% vs. last year
Zillow, same date
5+ Bedrooms
$3,358,097
+5.1% vs. last year
Zillow, same date
Zillow publishes a typical value for homes by number of bedrooms. This box shows homes with 2, 3, 4, and 5 or more bedrooms.
Zillow’s bottom tier is the typical value of homes in the 5th to 35th percentile of values for the ZIP code, and its top tier is the 65th to 95th percentile. Typical Home Value is the middle of the range, the 35th to 65th percentile.
Zillow publishes values by ZIP code, so the Zillow figures here are for ZIP code 91302, the ZIP code used for Hidden Hills. Calabasas uses the same ZIP code.
Typical Rent
$4,690
per month · +3.9% vs. last year
Zillow, ZIP code level, through Sep 30, 2026
Median Gross Rent
$3,056
rent plus utilities
Census Bureau, survey years 2020 to 2024
Share Of Renters
29%
of occupied homes
Census Bureau, survey years 2020 to 2024
Typical Rent comes from Zillow. Median Gross Rent and Share Of Renters come from the Census Bureau’s American Community Survey (survey years 2020 to 2024), which averages five years, so Median Gross Rent runs behind today’s asking rents. Gross rent includes utilities. Median Gross Rent is left out when its margin of error is more than half the figure.
Typical Rent is for ZIP code 91302, the ZIP code used for Hidden Hills. The Census Bureau figures are for ZIP code 91302. Calabasas uses the same ZIP code.
Looking To Rent In Hidden Hills?
Tell me your budget, bedrooms and move-in date and I’ll search for you.
Counted from OpenStreetMap contributors’ map data, which depends on what volunteers have mapped, so a count can run low. Counted Oct 26, 2026.
Getting Around
Average Commute
34 min
one way, to work
Census Bureau, survey years 2020 to 2024
Work From Home
24%
of workers
Census Bureau, survey years 2020 to 2024
Nearest Rail Station
Chatsworth
Metrolink · about 6.9 mi
OpenStreetMap contributors
The Census Bureau figures on this tab are for ZIP code 91302, the ZIP code used for Hidden Hills. Calabasas uses the same ZIP code.
Homes In The Area
Types Of Homes
Detached Houses 66%Attached Homes 7%2 To 4 Units 5%5 Or More Units 20%
Census Bureau, survey years 2020 to 2024. Other home types, such as mobile homes, are left out, so the parts may not add to 100%.
Climate
Average July High
95°F
1991 to 2020 average
Average January Low
43°F
1991 to 2020 average
Rain Per Year
16.4 in
1991 to 2020 average
From NOAA’s U.S. Climate Normals for the nearest weather station (Woodland Hills Pierce College, about 5.0 mi away), so they describe that station and not this exact street.
Adult schools are public programs that offer classes for adults, such as high school diploma or equivalency courses and job training. Each school’s website lists its current classes.
Listed by distance, not ranked. K-12 schools and adult schools come from the California Department of Education school directory, which districts report themselves and which can be out of date (directory data as of Oct 23, 2026). Colleges, universities, trade schools and their programs come from the U.S. Department of Education’s College Scorecard files, which cover schools that take part in federal student aid. Smaller trade schools outside that program are not in the files; the Trade Schools view links to California’s own search pages for them. Which school a home is assigned to depends on the exact address, so confirm with the district. Ratings belong to Niche and GreatSchools; this box links to them and does not copy them.
Places within about three miles, from OpenStreetMap contributors’ map data, shown by how well documented they are and how close they sit, not ranked by quality. A name links to its official website only when OpenStreetMap lists one. Mapped Oct 22, 2026.
What Is Behind The Score
Each bar shows how Hidden Hills ranks among the communities with figures for that measure. A fuller bar means a higher rank, not a better or worse area. The gold tick marks the middle.
Price Growth+1.3% over 12 months
Above The Middle
Change in the typical home value over the last 12 months (Zillow). Useful to buyers, sellers and owners.
Lower
Higher
What +1.3% MeansThe typical home value is 1.3% higher than it was 12 months ago. That is faster than in about 24 of the 45 other communities.What Raises ItHome values rising faster than in the other communities.What Lowers ItHome values rising more slowly than in the other communities, or falling. This measures change, not how high prices are.
Rent Growth+3.9% over 12 months
Among The Highest
Change in the typical rent over the last 12 months (Zillow). Useful to tenants, landlords and developers.
Lower
Higher
What +3.9% MeansThe typical rent is 3.9% higher than it was 12 months ago. That is faster than in about 42 of the 44 other communities.What Raises ItRents rising faster than in the other communities.What Lowers ItRents rising more slowly than in the other communities, or falling. This measures change, not how high rents are.
Rental Demand2.3% of rentals empty
Among The Highest
Share of rental homes that sit empty (Census Bureau survey, 2020 to 2024, so it can run behind today’s market). Fewer empty rentals ranks higher. Useful to tenants, landlords and developers.
Lower
Higher
What 2.3% MeansAbout 2 of every 100 rental homes were empty and for rent. About 41 of the 45 other communities have more empty rentals, which is why this ranks among the highest.What Raises ItFewer empty rental homes, which usually points to stronger demand from renters.What Lowers ItMore empty rental homes.
Sources: Zillow through Sep 30, 2026; Census Bureau survey years 2020 to 2024. Not investment advice.
See how this score is calculated
The Housing Market Score compares this community with the other Los Angeles-area communities this site covers (the San Fernando Valley, the Westside, central Los Angeles and the Santa Clarita Valley). It is a resource for anyone comparing areas: buyers, sellers, landlords, tenants, investors and developers. A community with more than one ZIP code uses all of them: each ZIP code’s home values and rents count in proportion to its number of homes (the Census Bureau’s home counts), and the empty rentals and rental homes of all of them are added together. Each measure is turned into a rank from 0 to 100, then the ranks are averaged. A rank of 89 means the area is ahead of about 89 out of every 100 others on that measure. The bar below the score splits the 0 to 100 scale into four ranges (0–25, 26–49, 50–79 and 80–100). Selecting a range shows what it looks like for a buyer, seller, tenant, landlord or someone looking to invest, and the same four names label each measure bar. Price Growth is the change in Zillow’s typical home value over the last 12 months. Rent Growth is the change in Zillow’s typical rent over the last 12 months. Rental Demand is how few rental homes sit empty, from the Census Bureau’s rental vacancy rate (fewer empty rentals ranks higher). If a measure has too little data for an area, it is left out and the score says how many measures it used. The score describes housing-market numbers only. It is not a rating of the people or the neighborhood, and it is not investment advice.
Price Level
Price Level compares how high typical home values and rents are with the other communities. It is separate from the Housing Market Score and does not change it. A fuller bar means a higher rank, not a better or worse area. The gold tick marks the middle.
Hidden Hills ranks among the highest on Home Values and Rents.
Home ValuesRank 86 on a 0 to 100 scale
Among The Highest
The typical home value (Zillow), with all of this community’s ZIP codes combined. Useful to buyers, sellers and owners.
Lower
Higher
What This Rank MeansHigher than about 39 of the 45 other communities. Typical home values here are among the highest of the communities, so buying here typically costs more than in most other communities.
RentsRank 88 on a 0 to 100 scale
Among The Highest
The typical monthly rent (Zillow), with all of this community’s ZIP codes combined. Useful to tenants, landlords and developers.
Lower
Higher
What This Rank MeansHigher than about 40 of the 45 other communities. Typical rents here are among the highest of the communities, so renting here typically costs more than in most other communities.
What Price Level Is Not
It is not part of the Housing Market Score, and it does not measure affordability or the cost of living. It compares typical home values and rents across communities. Dollar figures are in the Market Snapshot tab.
Sources: Zillow through Sep 30, 2026. Not investment advice.
Zillow figures are for the latest month in each file. Census figures come from the 5-year survey. A dash means there is no exact figure: the source has none for that area, or reports only a range such as “$3,500+”. Difference shows how the second area compares with Hidden Hills: a plus sign means higher, a minus sign means lower.
Hidden Hills Property Management
Own a rental in Hidden Hills? The typical rent here is $4,690 a month. I manage and lease homes in Hidden Hills, from tenant screening to rent collection, for one monthly fee. See the Hidden Hills Property Management details and schedule a consultation.
Data Sources: Zillow (Data Provided by Zillow Group) · Census Bureau · California Department of Education · U.S. Department of Education (College Scorecard) · OpenStreetMap contributors · NOAA (U.S. Climate Normals)
Wikipedia says the community was designed and developed in the 1950s by A. E. Hanson, whose earlier projects included Rolling Hills and Palos Verdes Estates. The City’s History page says that in 1950 a large sign on Ventura Boulevard at Long Valley Road announced “1000 Acres of Elbow Room,” and that Wingfield Road got its name from a mustard field that was a gathering place for red-winged blackbirds.
The History page says that on October 19, 1961, Hidden Hills became the 73rd city in the County and that the area of the new city was approximately 1.3 square miles. It adds that the first Fiesta was held October 20, 1962, to celebrate the first anniversary of the City’s incorporation.
The Community Association And City Hall
The City’s City Hall or HHCA? page says “Hidden Hills is governed by two separate agencies, the City of Hidden Hills and the Hidden Hills Community Association (HHCA).” It adds that “HHCA oversees gate access, all infrastructure within the gates, and architectural standards.”
The City’s FAQ page also calls the two “separate and distinct entities.” The History page says A.E. Hanson turned over his declarant’s rights and his fee ownership of certain properties to HHCA, including Long Valley Road itself and the front gate house. The FAQ page also gives the City Hall address as 6165 Spring Valley Road, Hidden Hills, CA 91302. The City’s About page says the city has an “absence of sidewalks and street lights” and a “presence of white three-rail fences and bridle trails.”
The Leonis Adobe In Calabasas
Wikipedia describes the Leonis Adobe as a historic adobe in what is now Calabasas, at 23537 Calabasas Rd., and says its original portion dates to 1844. It says that around 1950 the site was purchased by the Hidden Hills Corp., whose president, A.E. Hanson, announced plans to restore the adobe, and that the adobe is operated as a living museum. Wikipedia’s Hidden Hills article places it nearby to the south.
Getting Around Hidden Hills
The City’s FAQs page says the city is located along the 101 freeway between Calabasas and Woodland Hills (City of Los Angeles). Wikipedia says U.S. Route 101 is also called the Ventura Freeway. The numbers section shows the closest rail station and its distance.
Parks And Open Space
Wikipedia’s Hidden Hills article describes the Upper Las Virgenes Canyon Open Space Preserve as a park with miles of equestrian, hiking and mountain biking trails. The National Park Service page, last updated January 5, 2022, says the Mountains Recreation and Conservation Authority manages and operates the preserve, and lists a Victory Trailhead at the western terminus of Victory Boulevard in West Hills and an Upper Las Virgenes Canyon Trailhead at the northern end of Las Virgenes Canyon Road in Calabasas.
The numbers section also counts the parks, grocery stores, restaurants and coffee shops within one mile, using OpenStreetMap.
Shopping And Dining
In neighboring Calabasas, Wikipedia describes The Commons at Calabasas as a retail and entertainment complex at 4799 Commons Way.
Library, Schools And Colleges
The City’s Library page lists five libraries under Local Libraries. Two are Los Angeles Public Library branches in Woodland Hills: Platt Branch Library, 23600 Victory Boulevard, and Woodland Hills Branch Library, 22200 Ventura Boulevard. Two are LA County Library branches: Agoura Hills Library, 29901 Ladyface Court, Agoura Hills, and Westlake Village Library, 31220 Oak Crest Dr, Westlake Village. The fifth is the City of Calabasas library, 200 Civic Center Way, Calabasas.
The Las Virgenes Unified School District’s home page says the district serves the cities/areas of Agoura Hills, Calabasas, Hidden Hills, Bell Canyon and Westlake Village. Its District Schools page lists Round Meadow Elementary at 5151 Round Meadow Rd, Hidden Hills, CA 91302. The district also links a Find Your School page. The numbers section lists nearby K-12 and adult schools, colleges and trade schools by distance, with links to their official pages. School attendance areas are set by the school district, so confirm them with the district for any address you are considering.
Look Up A Hidden Hills Address
Free public tools let anyone check an address’s zoning and assessment details. The City’s Planning page says the Planning Department maintains and administers the City’s General Plan, and the City’s Municipal Code page links to the City’s online Municipal Code. The County Office of the Assessor also has a public portal for property assessment information.
Ask About Hidden Hills
Have a question about Long Valley Road, the Upper Las Virgenes Canyon Open Space Preserve or the Las Virgenes Unified School District? Send it below and Matt will follow up.
1I Reply
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