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 2026 update on what’s happening in the Outpost Estates real estate market.
Image of The Outpost Report that is mailed to every home in Outpost Estates each month.
This month’s report highlights October’s contract activity, pricing trends, and notable listings, offering a clear view of how the market is progressing as we head toward the end of the year.
📈 Inventory Watch: Contracts Follow Price Adjustments
October brought no closed sales in Outpost Estates, alongside thirteen active listings and three properties under contract. The median list price stands at $3,690,000, nearly unchanged from $3,699,000 last month. Active inventory held at thirteen homes, while the number of homes in escrow rose from one to three.
Two homes went under contract during the month. 2657 Larmar Road, new construction first listed in May at $11,500,000, entered escrow on October 19 at $8,995,000 after 171 days on the market. 7132 Macapa Drive, which appeared in the May report at $2,650,000 and was relisted in June at $2,495,000, went pending on October 20 at $2,364,000. 2736 Outpost Drive remains in escrow after entering contract on September 15.
Four homes came to market in October, and three of them had been offered before. 7107 Macapa Drive, withdrawn in September after 92 days at $7,999,000, returned on October 5 at $7,495,000 and was reduced to $6,995,000 on October 30. 2109 Castilian Drive, first listed in March at $3,389,000, was relisted on October 22 at $2,595,000. 2608 Carman Crest Drive, which appeared in this report in October 2025 at $3,900,000, returned on October 19 at $3,690,000. The only home entirely new to the market is 7218 La Presa Drive at $2,150,000.
Among existing listings, 7139 Macapa Drive was reduced from $4,795,000 to $4,695,000, and 7230 Outpost Cove Drive from $3,095,000 to $2,995,000.
The connecting thread is that both homes that went under contract this month did so after meaningful reductions from their original prices, and the homes returning to market are doing so at lower numbers than before.
13 Active Listings:
2402 Carman Crest Dr – $9,950,000
Sited at the end of a cul-de-sac on a promontory, this private modern estate designed by renowned architect Thornton Ladd enjoys rare 360-degree views of the city, the mountains, the ocean, and Catalina Island. A gated entrance and substantial motor court lead to a meticulously renovated single-level floor plan, with walls of glass and clean lines connecting every room to the outdoors. An infinity-edge pool anchors the grounds, joined by landscaped gardens, secluded sitting areas, expansive terraces, and a separate guest house.
7107 Macapa Dr – $6,995,000
Set behind a double-gated motor court on a lot of more than 17,000 square feet, this 2016 architectural residence commands views of the Downtown Los Angeles skyline, the Hollywood Sign, and Lake Hollywood. Book-matched marble, wide-plank wood floors, and a dramatic three-story staircase define the interiors, while Fleetwood doors open to multiple patios and a fountain courtyard. An automated wall of glass reveals a zero-edge pool deck with a fire pit lounge, outdoor kitchen, cabana, and sundeck, and the primary suite frames the Hollywood Sign through floor-to-ceiling glass.
1910 Outpost Dr – $5,995,000
One of the most magnificent homes in Outpost Estates, this impressive 1937 Georgian Colonial offers a perfect center-hall floor plan with generously scaled rooms, high ceilings, and excellent light throughout. Set far back from the street on a flat lot, the property features a resort-style pool and garden, hardwood floors, a chef’s kitchen redone in marble finishes, and beautiful custom woodwork in the library and den. The second story comprises three primary en-suites, two of which open to their own large terraces.
7139 Macapa Dr – $4,695,000
Known as “The Macapa Oasis,” this rare single-level contemporary estate sits on an expansive approximately half-acre flat lot along one of the most desirable streets in Outpost Estates. Soaring ceilings, dramatic walls of glass, and oversized accordion-style doors open the home to resort-style grounds with a pool, spa, fire pit, and multiple outdoor dining and lounge areas. A hillside viewing deck overlooks Studio City, the Hollywood Reservoir, Griffith Observatory, and Downtown Los Angeles, while a detached rec room offers flexible space for an office, creative studio, or fitness room.
2636 Larmar Rd – $4,499,000
Behind a walled and gated entry on an unusually large flat lot at the end of a quiet cul-de-sac, this custom-built Spanish residence offers panoramic views from Downtown to Griffith Observatory. A dramatic two-story foyer with a wrought-iron staircase opens to gracious formal rooms with soaring ceilings and custom wood windows and doors, while the kitchen features a Wolf professional range, double ovens, a walk-in pantry, and a large island overlooking the grounds. All five bedrooms are en-suite, and the resort-style grounds include a swimmer’s length pool, wrap-around terraces, and fully owned solar panels.
2229 Castilian Dr – $3,699,000
Perched at the top of a hillside, this home is designed around light, views, and an effortless connection between indoor and outdoor living. Large Fleetwood sliding glass systems open the living spaces to expansive terraces, while the dining room’s wall of floor-to-ceiling windows gives the sensation of floating above the canyon. The outdoor experience continues with multiple decks, a fire feature, a large sunken tiled hot tub, and a newly constructed steam room. A detached ADU completed in 2023 adds a full kitchen, laundry, and its own private entrance.
1805 Outpost Dr – $3,690,000
Known as Villa de Estrella, this gated 2003 Spanish residence sits behind lush, mature landscaping on a rare corner lot, offering approximately 4,712 square feet of privacy and resort-style living. Soaring ceilings, graceful archways, and multiple sets of French doors connect sun-filled formal rooms, a spacious chef’s kitchen, and an adjoining family room to the outdoors. A versatile en-suite bedroom with its own entrance suits an office or guest suite, and the backyard centers on a large pool and spa with a fire-pit lounge and a fully equipped outdoor wet bar.
2608 Carman Crest Dr – $3,690,000
This updated 1965 mid-century residence pairs warm wood details and walls of glass with open living spaces and sweeping city and canyon views. The home offers four bedrooms and three bathrooms, with a well-appointed kitchen that flows naturally from the main living areas to the outdoors. Expansive decks surround an infinity-edge pool with a Baja shelf and a spa, all oriented toward the Los Angeles skyline.
7230 Outpost Cove Dr – $2,995,000
At the end of a quiet cul-de-sac on a rare flat lot, this 1951 mid-century residence offers five bedrooms and four bathrooms in a private single-story layout. Wood-beamed ceilings, a fireplace-centered living room, and walls of glass frame pool and city views, while the flat grounds provide generous space for entertaining and indoor-outdoor living. Gated and private, the property offers the opportunity to update or reimagine the existing residence.
2109 Castilian Dr – $2,595,000
Offered for the first time in 31 years, this 1935 residence has had only three prior owners and welcomes you with breathtaking canyon and city views the moment you arrive. The expansive single-level floor plan offers a seamless flow throughout, with rich wood moldings, timeless architectural details, and walls of windows framing views from nearly every room. Two spacious primary suites provide comfort and privacy, a classic kidney-shaped pool is set against a vast terrace, and the lower level holds a four-room guest house with a separate entrance and private deck.
7218 La Presa Dr – $2,150,000
Perched above La Presa Drive, this 1952 residence was completely renovated in 2015 with a new kitchen, baths, systems, and finishes, blending classical detailing with a refined mid-century sensibility. The primarily single-level home sits on a gently sloping foothill surrounded by mature landscaping, with private gardens and east-facing views toward Runyon Canyon. Wainscoting, crown moldings, two fireplaces, and multi-panel sliding doors define the interiors, while the kitchen pairs a Viking range and Sub-Zero refrigeration with an Iroko-topped island that opens to a stone-paved patio. A lower-level studio, renovated in 2022, adds a bath and kitchenette.
2130 Outpost Dr – $1,995,000
This beautifully updated contemporary Mediterranean offers three bedrooms, two baths, and a refined sense of privacy on a lot of nearly half an acre. A spacious foyer, hardwood floors, and a sunlit living room with a fireplace flow easily to front and rear patios surrounded by lush greenery and canyon views. The remodeled kitchen features marble counters and a Viking range, and the primary suite sits in its own private wing with an added loft and a high-volume en-suite bath.
7003 La Presa Dr – $1,985,000
Channeling classic Chateau Marmont charm, this Outpost Estates retreat pairs timeless hillside Hollywood glamour with seamless indoor-outdoor living. Vaulted ceilings, Saltillo tile floors, and a striking Spanish tile staircase create a warm, design-forward aesthetic, while the updated kitchen features reclaimed wood cabinetry, artisan tile, and premium appliances including a Wolf range. Three distinct outdoor spaces include a serene patio off the kitchen, a private terrace off the primary suite, and an expansive upper-level entertaining deck with a water feature, bar area, and sweeping city views.
Under Contract This Month:
2657 Larmar Rd – $8,995,000
Architecturally significant new construction offering approximately 5,000 square feet on an expansive 11,000 square foot mostly flat lot along a private street. Conceived as a study in quiet luxury, the residence is anchored into bedrock with deep steel and concrete caissons and finished in board-formed concrete, blackened steel, and blackened wood. Interiors feature a floating steel and walnut staircase, floor-to-ceiling double-glazed doors, radiant heated floors, and fully integrated home automation, while an infinity-edge pool and spa capture panoramic city views. Listed in May at $11,500,000 and reduced twice, it entered escrow on October 19 at $8,995,000, approximately 78 percent of its original list price.
7132 Macapa Dr – $2,364,000
Nicknamed “The Flying Wing” for a striking roofline that suggests a bird’s wing in flight, this 1964 mid-century residence sits above the city on a quiet cul-de-sac. The open floor plan is designed to incorporate spectacular panoramic views, which can be enjoyed from virtually every room, framed by expansive walls of glass and shimmering hardwood floors. A spacious kitchen with a large center island opens seamlessly to the living spaces, and the generous primary suite enjoys the same incredible vistas above the city lights. Relisted in June at $2,495,000 and reduced to $2,364,000, it went pending on October 20.
2736 Outpost Dr – $2,125,000
On the market for the first time in over 50 years, this romantic 1936 Spanish Revival was built during the golden age of Hollywood with the finest craftsmanship available. Set well back from the street and gated for privacy, the home evokes a true hacienda sanctuary, thoughtfully built around its patio, yard, and pool. The living room features a dramatic wall of glass overlooking the extraordinary yard, and hardwood floors and exceptional room proportions run throughout a home that has never been compromised by developers or over-contemporized renovation.
Sold This Month:
No homes closed in Outpost Estates in October.
Market Insights
October real estate activity in Outpost Estates was defined by new contracts rather than closings. No sales closed during the month, but the number of homes under contract rose from one to three, and active inventory held steady at 13 homes with a median list price of $3,690,000.
2657 Larmar Road illustrates the month’s activity. The new construction residence was listed in May at $11,500,000, reduced to $10,495,000 in June, and reduced again to $8,995,000 in late August. It entered escrow on October 19 at $8,995,000 after 171 days on the market, approximately 78% of its original list price.
7107 Macapa Drive reflects an earlier stage of the same process. Originally listed at $7,999,000, the home was withdrawn in September after 92 days without a price change. It returned on October 5 at $7,495,000 and was reduced to $6,995,000 on October 30, now about 13% below its first asking price.
More broadly, the month’s movement followed price. 7132 Macapa Drive, first offered at $2,650,000, went pending on October 20 at $2,364,000 after a relist and a reduction. 2109 Castilian Drive returned at $2,595,000, about 23% below its March list price, and 7139 Macapa Drive and 7230 Outpost Cove Drive each reduced by $100,000. Three of the four homes that came to market in October had been offered before.
The takeaway is that demand exists in Outpost Estates at every price point, but buyers are responding once pricing aligns with value. Both homes that went under contract in October did so only after meaningful reductions from where they started. Sellers who are positioned correctly at launch are in the best position to avoid the longer path of incremental adjustments.
As always, The Outpost Report exists to provide clarity over noise, and October suggests a market where buyers are engaged but remain disciplined on value.
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.
