The Outpost Report: September 2026 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 September 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 August’s sales performance, pricing trends, and notable transactions, offering a clear view of how the market is progressing as we move through the second half of the year.
📈 Inventory Watch: Pricing Accuracy Separates the Market
August brought three closings in Outpost Estates, alongside ten active listings and one property under contract. The median sale price for the month landed at $3,375,000. What stands out is not the volume of activity but the spread between the sales — the same market that put one seller into escrow within fifteen days left two others working through most of six months.
2017 El Cerrito Place came to market on July 6 at $3,590,000, entered escrow on July 21, and closed on August 25 at $3,550,000 — roughly 99 percent of the original asking price, with no reductions along the way. By contrast, 7050 La Presa Drive launched in February at $3,795,000, adjusted twice, came off the market in June at 126 days, then relaunched at $3,395,000 and found a buyer within 48 days, ultimately closing at approximately 89 percent of its original ask. 2034 Outpost Drive followed the same pattern at a steeper cost, closing on August 14 at approximately 79 percent of where it started.
That pattern extends into current inventory. Among the ten active listings, several have already repositioned: 2109 Castilian Drive has been on the market 155 days and now asks $2,995,000 against an original $3,389,000, while both 7132 Macapa Drive and 2736 Outpost Drive have adjusted after more than two months of exposure. Two additional properties left the market entirely during the period, with 1805 Outpost Drive canceled and 7230 Outpost Cove Drive expiring unsold.
The connecting thread is that incremental reductions rarely reset buyer perception. In a neighborhood this small, buyers follow listing history closely, and a series of modest adjustments tends to suggest that another one may be coming. That invites waiting rather than offers.
10 Active Listings:
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.
7107 Macapa Dr – $7,999,000
Tucked away on an estate-sized lot, this modern architectural gem boasts explosive views of the Hollywood Sign, the Downtown skyline, and the twinkling city lights below. A floor-to-ceiling Fleetwood pocket door in the family room opens at the touch of a button, while walls of glass in every room create a light and airy atmosphere that seamlessly blends indoor and outdoor living. Highlights include a chef’s kitchen with professional-grade Miele appliances, a state-of-the-art home theater, and an entertainer’s backyard with a zero-edge pool and spa, full outdoor kitchen, and pizza oven.
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 – $4,795,000
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.
2635 Carman Crest Dr – $4,499,000
Perched above the street behind gates and up a long driveway, this extraordinary residence blends organic modern style with breathtaking city and canyon views on an oversized lot enveloped by lush landscaping. Expansive accordion-style walls of floor-to-ceiling glass open the interiors to abundant outdoor living areas and a resort-like pool with hot tub. Each of the four bedrooms is a private retreat with an en-suite bath and direct outdoor access, and additional amenities include a professional music studio, a glass-enclosed wine cellar, and multiple fireplaces and fire pits.
2229 Castilian Dr – $3,889,000
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.
2109 Castilian Dr – $2,995,000
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.
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.
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.
7003 La Presa Dr – $1,990,000
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:
2627 Outpost Dr – $1,990,000
Atop a gated drive in one of Los Angeles’ most fabled neighborhoods, this 1940s Spanish ranch embodies the storied life of the hills, with sweeping canyon views and scarcely a neighbor in sight. A Spanish tile roof, stone floors, and post-and-beam ceilings deliver the architectural character for which Outpost is known. Two bedrooms open out to terraces and a deck, while two additional rooms on the other side of the house offer the flexibility to create an office, den, studio, or another bedroom.
Sold This Month:
2017 El Cerrito Pl – $3,550,000
Listed on July 6 at $3,590,000 and in escrow within 15 days, this 1927 Spanish estate closed on August 25 at approximately 99 percent of its original asking price without a single reduction. One of the original crown jewels of Outpost Estates, the home opens with a breathtaking two-story circular foyer and unfolds into a grand living room anchored by a stunning fireplace. Reclaimed details appear throughout, from a pergola supported by century-old hand-carved Indonesian columns to weathered doors salvaged from India and Morocco and 150-year-old terracotta tiles underfoot. At approximately $1,125 per square foot, it recorded the highest price per square foot of any sale this month.
7050 La Presa Dr – $3,375,000
A walled and gated Spanish Revival on one of Outpost Estates’ most sought-after streets, offering exceptional privacy and head-on city views through a courtyard entry with a tranquil fountain. The remodeled chef’s kitchen opens seamlessly to an expansive family room and terrace overlooking the city lights, while a private primary suite with its own sitting room and terrace and a fully self-contained guest suite complete the floor plan. The property first listed in February at $3,795,000, adjusted twice, came off the market in June at 126 days, then relaunched at $3,395,000 and found a buyer within 48 days — closing on August 20 at approximately 89 percent of its original ask.
2034 Outpost Dr – $2,334,000
Available for the first time in more than 40 years, this architecturally significant residence is tucked behind a private drive on an expansive nearly half-acre lot. Originally designed in 1951 by Douglas McLellan & Associates and later reimagined by architects Luis Ortega and Mark Enos, the home reflects the timeless influence of Mexican architect Luis Barragán and has been featured in editorial work by acclaimed photographer Herb Ritts. Terraced gardens, an architectural pool with connected spa and dramatic waterfall, and a separate lower level with a temperature-controlled wine cellar complete the property. Listed in April at $2,950,000 and reduced twice, it closed on August 14 at approximately 79 percent of its original asking price.
Market Insights
August produced three closings in Outpost Estates, and together they make the clearest case for pricing strategy the neighborhood has produced this year. The variable separating them was not location, architecture, or condition. All three are distinctive homes in desirable pockets of the neighborhood. What differed was how each seller approached the opening number.
2017 El Cerrito Place was the most accurately priced home to sell this month. It came to market at $3,590,000, never required an adjustment, and closed within $40,000 of asking after just over two weeks in escrow. At approximately $1,125 per square foot, it was not the least expensive sale of the month, and it did not need to be. Buyers recognized the number as fair and moved accordingly.
7050 La Presa Drive and 2034 Outpost Drive took the longer route to a similar place. Both adjusted in increments of roughly $100,000 to $125,000, and both spent months accumulating market time before finding a buyer. La Presa ultimately came off the market entirely and returned at a decisively lower number, which is what finally produced an offer — within 48 days of relaunching. Outpost Drive closed more than $600,000 below where it started.
The lesson is that incremental reductions rarely reset buyer perception. In a neighborhood this small, buyers follow listing history closely, and a series of modest adjustments tends to suggest that another one may be coming. That invites waiting rather than offers. The reduction that finally works is usually the one large enough to change the conversation, and by then the property has often absorbed months of market time it cannot recover.
None of this signals softening demand. Three homes closed in August, another sits under contract, and ten remain available across a wide range of price points. Buyers are present and moving decisively when a property meets them. As always, The Outpost Report exists to provide clarity over noise, and August suggests a market that continues to reward precision at the outset far more than patience after the fact.
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.
