The Outpost Report: November 2025 Real Estate Trends in Outpost Estates - From Listings to Closings and More
Welcome to this month’s edition of The Outpost Report, a neighborhood-focused look at the real estate market in Outpost Estates.
Compiled by Anthony Mian, a real estate specialist with Douglas Elliman, this report brings timely data, insights, and stories about the homes, history, and market activity shaping our hillside community.
Why share this? Because real estate activity impacts all of us as neighbors and stakeholders. Property values, sales trends, and even renovation styles influence the character, livability, and long-term health of our neighborhood. By keeping our community informed, we strengthen our ability to advocate for Outpost Estates as a unique and historic place to live.
The Outpost Neighborhood Association (ONA) is committed to protecting and enhancing our neighborhood — from safety and beautification to community-building and historic preservation. Understanding real estate trends is part of that mission: it helps us anticipate change, protect neighborhood character, and support decisions that benefit current residents and future generations alike.
With that in mind, here’s the November 2025 update on what’s happening in the Outpost Estates real estate market.
As we move deeper into the fourth quarter, momentum remains steady with selective buyers, motivated sellers, and pricing playing a decisive role. Well-presented homes are still commanding attention, while properties that miss the mark are sitting longer. For those watching closely, November is shaping up as a window of opportunity before the holiday slowdown.
📈 Inventory Watch: Elevated Supply Shapes Buyer Dynamics
There remains an elevated number of listings in Outpost Estates, driven by a recent wave of new inventory and a few properties returning back to the sidelines. The result is a market with more options and a touch more breathing room for buyers in the $3M–$6M range. Data reflects listings and sales as of October 31st, 2025.
A legendary 1929 Spanish Revival estate, Villa Dorada hits the market for the first time in 53 years. Rich in Hollywood history, it was once home to Bela Lugosi and Frank Sinatra’s confidant Jimmy Van Heusen, and still retains exquisite period details like a wood-paneled elevator and magnesite floors. Set on a rare flat cul-de-sac with sweeping views from the Hollywood Sign to the Pacific, this 7,400 sq ft home is a true architectural time capsule.
A legendary 2.3-acre creative sanctuary assembled by filmmaker David Lynch, this five-parcel compound includes three distinct residences—anchored by the historic 1963 Beverly Johnson House by Lloyd Wright, a mid-century architectural gem. The estate also features Lynch’s private editing suite, a Lost Highway filming location, and a pool/pool house designed by Eric Lloyd Wright. A rare intersection of architectural pedigree, Hollywood history, and cinematic lore.
Conceived by Dennis Wehmueller, a protégé of Frank Lloyd Wright, this Mid-Century Modern home sits quietly at the end of a cul-de-sac and celebrates the principles of organic architecture. Walls of glass open to panoramic Runyon Canyon views, while radiant floors, custom finishes, and modern systems create a refined, indoor-outdoor living experience.
This reimagined 1938 estate in Outpost Estates blends Old Hollywood glamour with modern design across 4,200+ square feet. With custom interiors, a marble fireplace, chef’s kitchen, and resort-style backyard complete with a pool, pizza oven, and fire pit, it’s a true entertainer’s dream. Offered fully furnished with curated vintage and bespoke pieces, it’s a turnkey escape just moments from the city.
Perched at the end of a cul-de-sac in Outpost Estates, this gated Tuscan-style villa blends old-world elegance with modern comforts and panoramic city views. Rich architectural details — including coffered ceilings, hand-forged ironwork, and stenciled pavers — complement sunlit interiors and a romantic courtyard entrance. With multiple verandas, lush gardens, and a spa-like primary suite, it’s a private hillside escape from city life.
This Mid-Century ranch in Outpost Estates sits on a quarter-acre of terraced gardens, offering lush canyon views and a layout designed for creative living. Original details like vaulted wood-beam ceilings and a wood-burning fireplace meet modern upgrades including solar panels and an EV charger. With five bedrooms, multiple outdoor spaces, and rich neighborhood history, it’s a private yet connected retreat in the Hollywood Hills.
Originally designed in 1925 by celebrity architect Marshall P. Wilkinson, this gated Spanish Revival blends Old Hollywood charm with modern upgrades. Architectural details like a soaring beamed foyer, wrought iron accents, and arched dining room entry create timeless elegance, while top-tier appliances and updated baths add everyday luxury. The backyard is a private oasis with a classic pool, lush landscaping, and multiple outdoor living areas that feel worlds away from the city below.
This sleek modern estate offers panoramic views of the Griffith Observatory, Hollywood Sign, and San Fernando Valley. Designed for indoor-outdoor living, the open floor plan features floor-to-ceiling glass walls, a chef’s kitchen, and seamless access to a resort-style backyard with pool, fire pit, and multiple entertaining areas. A detached studio and drought-tolerant landscaping complete this stylish hillside retreat.
A true entertainer’s dream, this turnkey hillside retreat in Outpost Estates blends mid-century style with modern sophistication and panoramic views of the city and canyons. Walls of glass connect open interior spaces to expansive decks, an infinity-edge pool with Baja shelf, and a spa. Set in a celebrity-loved enclave, this home delivers both luxury and lifestyle in one of LA’s most iconic neighborhoods.
Perched on a private road in Outpost Estates, this stylish mid-century home features a dramatic butterfly roofline, floor-to-ceiling glass, and sweeping treetop and city views. The primary suite opens to a private deck leading to a lush entertainer’s yard with a pool and sun-drenched lounge areas. With sleek finishes, a remodeled kitchen, and an effortless indoor-outdoor flow, it’s a striking architectural retreat in the hills.
Once home to legendary host Bob Barker, this 1929 Spanish Colonial Revival estate is a designated Los Angeles Historic-Cultural Monument and a true piece of Hollywood history. Thoughtfully restored by designer Julia Dempster, the residence blends Old Hollywood romance with elevated modern luxury, featuring dramatic original details, dual primary suites, a stunning chef’s kitchen, and serene resort-style grounds. Set just moments from Runyon Canyon, this legacy property offers timeless glamour in the heart of Outpost Estates.
Designed by noted architect Marshall P. Wilkinson, this updated and gated Outpost Estates home blends timeless design with modern comfort. Highlights include four en-suite bedrooms, a chef’s kitchen, smart home tech, and seamless indoor-outdoor living with lush landscaping, a fire pit, and a detached flex space. Just minutes from Runyon Canyon and Hollywood hotspots, it’s a private retreat with easy access to everything.
2764 Outpost Dr - $2,595,000
The Druckman Residence, designed in 1941 by iconic architect Rudolph Schindler, is a timeless example of modernist architecture that harmonizes with nature through light, texture, and form. Set behind gates amid lush landscaping, the home features Schindler’s signature indoor-outdoor flow, clerestory windows, and a stunning double-sided fireplace that connects the living room to an outdoor hearth. A serene pool—believed to be designed by Richard Neutra—anchors the property, creating a private oasis in the heart of Outpost Estates.
2635 Carman Crest Dr - $5,495,000
Hidden behind gates in the coveted Outpost Estates, this private modern retreat blends organic architecture with sweeping city and canyon views. Walls of glass and accordion doors create effortless indoor-outdoor flow to multiple terraces and a resort-style pool with spa, ideal for entertaining or quiet relaxation. Featuring four en-suite bedrooms, a chef’s kitchen, professional music studio, and wine cellar, the home embodies refined California living at its best.
7064 La Presa Dr - $4,495,000
Tucked behind gates and mature hedges in Outpost Estates, this East Coast traditional exudes relaxed California elegance across a rare, oversized flat lot. Flooded with natural light and surrounded by lush greenery, the home offers seamless indoor-outdoor living with French doors opening to a saltwater pool, dining terraces, and tropical gardens. Featuring a chef’s kitchen, media room, office, and a serene primary suite with its own balcony and city views, this private retreat perfectly blends timeless character with modern comfort.
2206 Outpost Dr - $2,225,000
Beautifully renovated and privately set on an expansive 11,600 sq. ft. lot, this three-bedroom Outpost Estates home offers serene, move-in-ready living in one of LA’s most storied neighborhoods. Featuring wood-beamed ceilings, a fireplace, and a stunning new kitchen with custom oak cabinetry and quartz countertops, the home flows seamlessly to lush outdoor spaces perfect for entertaining. The primary suite opens to the backyard and includes a spa-like bath, while the circular driveway and two-car garage complete this rare blend of charm, privacy, and modern comfort.
7230 Outpost Cove - 3,495,000
Tucked at the top of a quiet cul-de-sac, this gated 1951 mid-century sits on a rare oversized flat lot in Outpost Estates. With wood-beam ceilings, walls of glass, and direct access to a pool and private yard, it channels vintage Hollywood cool. A true fixer with big potential and timeless bones.
7187 Macapa Dr - $2,195,000
Inspired by John Lautner’s iconic design language, the George Deutsch Residence at 7187 Macapa Drive is a masterfully restored architectural gem in Outpost Estates. Originally built by Deutsch—who collaborated with Lautner on the famed Wolff Residence—the home serves as a personal homage to his mentor’s organic modernist vision. Featuring 16.5-foot ceilings, polished concrete floors, Miele appliances, a teak-lined spa bathroom, and expansive Ipe decks with a jacuzzi and ADU, this residence offers museum-quality design and seamless indoor-outdoor living in the Hollywood Hills.
🔒 Under Contract: Escrows in Motion
Three homes are currently in escrow, showcasing a mix of pricing success and strategic pivots:
Perched on a peaceful cul-de-sac, this reimagined 1955 mid-century home blends panoramic canyon views with serene indoor-outdoor living. Features include La Cantina doors, terraced gardens, a stunning pool deck, and even a whimsical writer’s hut with hillside views. Thoughtfully expanded by its current owners, it offers a soulful retreat just moments from Runyon Canyon and Hollywood.
This reimagined 1960s home in lower Outpost Estates blends modern design with serene privacy. Featuring open living spaces, white oak floors, a chef’s kitchen, and seamless indoor-outdoor flow, it offers city views, a pool and spa, multiple entertaining areas, and a detached studio. With extensive upgrades and lush surroundings, it’s a rare Hollywood Hills retreat designed for both comfort and style. It was listed for almost 30 days, reduced the price by $100k, then accepted an offer 3 days later.
Once a rock star’s private retreat, this hidden estate combines privacy, scale, and resort-like amenities behind discreet gates. After several price adjustments—from $3.99M down to its current $3.395M—the home is now in escrow, reflecting renewed buyer interest. With multiple entertaining areas, a pool and spa, outdoor kitchen, and nearly every room overlooking lush gardens, it offers exceptional value and seclusion minutes from both the city and valley.
✅ Sold This Month
Reimagined by Ome Dezin, 2525 Outpost blends high design with a serene,nature-driven aesthetic across a 3-bed, 3.5-bath main home and a 1-bed guest apartment. Listed for $5.3M and sold after just five days on the market, the property offered a rare mix of privacy, craftsmanship, and soulful design—from its Mediterranean-inspired primary suite to its pool, outdoor kitchen, and glass meditation room. A true harmony of architecture and environment in the heart of Outpost Estates.
This meticulously renovated mid-century retreat in Outpost Estates—originally listed at $3.995M and later offered via auction at $2.885M—ultimately sold for $3.675M, reflecting strong buyer demand. Featuring over $1M in upgrades, including a La Cornue kitchen, Italian marble, and a copper soaking tub, the home blends timeless design with modern luxury. Seamless indoor-outdoor flow to a pool, spa, and guest suite cements it as one of the neighborhood’s most compelling recent sales.
💡 Market Insights
November didn’t bring a surge of sales, but it confirmed the trend we’ve been tracking all fall: Outpost Estates is officially a price-sensitive market. Inventory is at its highest level of the year, and buyers have options — which means sellers are now competing with each other, not with buyers.
Here’s what stands out this month:
Pricing power has shifted. Buyers are more value-driven than ever, and they’re showing up for listings that feel well-priced from day one. Homes that adjust quickly are going into escrow; those that hold out are stagnating.
The “auction” effect works. 2247 Chelan Pl proved that aggressive re-launch pricing can reignite momentum and attract multiple buyers, even in a slower environment.
Measure ULA continues to influence psychology. For properties above $5M, the 4% transfer tax remains a real factor in how both sides approach negotiations and closing strategies.
Presentation still sets the winners apart. Even as inventory builds, the homes that photograph beautifully, tell a story, and connect emotionally are the ones buyers can’t ignore.
As the year winds down, I’m watching how sellers reposition for early 2026. January typically brings a fresh wave of buyers, and listings that hit the market clean, staged, and correctly priced tend to capture that pent-up demand first.
That wraps this month’s Outpost Report. The story hasn’t changed — the market still rewards strategy, adaptability, and design that resonates. If you’re considering a move or thinking about relaunching in the new year, I’m always happy to talk through the smartest approach for yourhome.
👤 About Anthony Mian
Anthony Mian is a licensed real estate specialist with Douglas Elliman . With years of experience representing luxury hillside properties in the Hollywood Hills, Anthony combines professional expertise with personal investment in the neighborhood’s future.
As a market expert, Anthony tracks trends that affect property values, buyer demand, and neighborhood character. His goal is to share this information with the community so that Outpost Estates residents and stakeholders can make informed decisions about their homes, investments, and long-term planning.
📧 anthony.mian@elliman.com
📞 (805) 341-4645
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Disclaimer: Outpost Neighborhood Association (ONA) does not endorse or promote any particular real estate agent or company. This report is provided at no cost to ONA by Anthony Mian, who also supports ONA by covering postage and printing for neighborhood mailings. ONA partners with stakeholders from time to time, such as our Annual Earth Day Paper Shredding & Electronic Recycling Event, to bring information, resources and services to the community.
