🌊 THE COMPLETE 2025/26 MALIBU ROAD COMMUNITY GUIDE
A Local’s Look at One of Malibu’s Most Iconic Beachfront Streets
Malibu Road is one of the most beloved coastal neighborhoods in Southern California — a rare place where history, architecture, beachfront living, and small-town charm all intersect. Stretching more than two miles along the water, Malibu Road offers a mix of sandy beaches, dramatic rocky coves, oceanfront homes perched directly above the tide, and some of the most photographed views in Malibu.
Whether you already live here, are considering buying, or simply want to understand what makes Malibu Road so unique, this guide provides a complete breakdown of the neighborhood in 2025-26.
An aerial look at Malibu Road’s iconic coastline and beachfront homes.
What Makes Malibu Road Special
Malibu Road is unlike any other street in Malibu. Once part of the original Pacific Coast Highway before PCH was moved inland, this historic oceanfront stretch retains a feeling of “old Malibu” while offering some of the most architecturally diverse and breathtaking homes in the city.
Residents enjoy:
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Walkable sandy beaches
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Dramatic coastline views
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Quiet, low-traffic atmosphere
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Close proximity to the Cross Creek Village, Malibu Colony Plaza, Malibu Country Mart, Malibu Village, The Park at Cross Creek, Cross Creek Ranch and Santa Monica College, Malibu Campus
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A community feel rarely found in Malibu’s gated beach enclaves
It remains one of Malibu’s most desirable neighborhoods for full-time residents, vacationers, and investors alike.
Contemporary beachfront architecture along Malibu Road.
Lifestyle on Malibu Road
Daily life along Malibu Road feels quiet, relaxed, and connected to the water.
Residents enjoy:
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Morning beach walks at low tide
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Paddleboarding and ocean swims
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Watching dolphins and surfers
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Photographing incredible sunsets
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Mild coastal breezes year-round
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Easy access to dining and shopping (Starbucks, Ollo, Zinque, Cafe Habana, Taverna Tony…)
It’s one of the few Malibu streets where you can live on the sand while still being minutes from everything.
Architecture on Malibu Road
Malibu Road features one of Malibu’s most diverse architectural collections:
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1950s beach cottages
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Post-and-beam homes
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1980s remodels
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Traditional Malibu stilt houses
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Ultra-modern glass designs
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Elevated bluff homes with panoramic views
This mix creates a dynamic market offering opportunities for remodels, rentals, and turn-key luxury living.
A contemporary architectural home perched directly above the shoreline on Malibu Road.
Beach Access on Malibu Road
Along Malibu Road, a series of signed coastal access points provide stairways down to quiet, open stretches of beach. These paths lead to areas that feel tucked away, yet remain completely public.
Once you reach the sand, California’s coastal laws ensure that everyone may walk along the wet sand below the mean high tide line, as well as on sections of dry sand covered by public easements.
With multiple entry points and long, uninterrupted shoreline, Malibu Road has some of the most pleasantly “walkable” hidden beach areas in the city—places where you can explore, stroll, and enjoy the coastline at your own pace.
One of Malibu Road’s public pedestrian access points offering direct stairs down to the sand.
Market Trends on Malibu Road (2026 Outlook)
Malibu Road continues to draw strong buyer and rental demand due to:
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Limited inventory
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Walkability and beach access
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Proximity to central Malibu
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Architectural variety
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Strong rental history
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Long-term appreciation trends
Rental performance remains especially strong for well-maintained oceanfront homes with updated interiors, clean windows, and deck access.
Hidden Costs (and Cost Savings) of Living on Malibu Road
Owning beachfront property offers incredible value — but also unique coastal considerations:
✔ Salt air exposure
Affects sliders, metal, HVAC, and fixtures.
✔ Sand movement
Impacts deck access and seasonal usability.
✔ Pilings & foundations
Require periodic inspection but often last decades with proper care.
✔ Insurance factors
Beachfront policies vary widely based on wave exposure and elevation.
✔ Drainage & hillside exposure
Natural terrain can influence water flow and coastal wear.
✔ Preventive maintenance
The #1 money-saver for long-term owners.
Bluff-top view above Malibu Road, showing the natural terrain that influences coastal maintenance and insurance considerations.
🌎 Malibu Road Overview
Malibu Road Map: East & West Sections
This map shows the full length of Malibu Road, including the eastern and western sections of the neighborhood.
❓ Malibu Road Community FAQs
Is Malibu Road private?
No — Malibu Road is a public street, but it maintains a quiet, residential feel.
Which part of Malibu Road has the most sand?
The central section offers the most walkable, consistent sandy beach.
Is Malibu Road good for rentals?
Yes — it’s one of Malibu’s top-performing rental markets, especially for summer, holidays, and production rentals.
Are there HOA fees on Malibu Road?
No, Malibu Road is not part of an HOA.
Are storms a concern?
Oceanfront properties should be monitored seasonally, but most homes perform well with proper maintenance and inspections.
Is Malibu Road walkable?
Yes — extremely. Beach access points and long sand stretches make it one of the most walkable beachfront areas in Malibu.
👉 More About Malibu Road
📞 Thinking About Buying, Selling, or Renting on Malibu Road?
We can help.
Our team has decades of Malibu-specific experience — from property management and rental strategy to sales, maintenance guidance, and long-term planning.
4 Malibu Real Estate
Malibu’s Local Experts in Beachfront & Coastal Property Management
📍 22605 Pacific Coast Hwy, Malibu, CA 90265
📧 [email protected]
📱 310.456.0220
🌐 4Malibu.com
- Written by the Team at 4 Malibu Real Estate.
