The Malibu Colony is the oldest and best-known gated beach community in Malibu. It began as a leased "movie colony" in the late 1920s and is now a guard-gated private road with roughly 100 to 120 homes. Prices in the Colony often reach well into eight figures for oceanfront homes, but the purchase price is only part of the cost.
This guide to Malibu Colony real estate covers what ownership involves after closing and the questions I ask before a client writes an offer.
Key takeaways
The Colony has two rows of homes: an oceanfront row on the sand and an inland row across the private road.
Owners pay HOA dues for the gate, security and road. Recent listings have shown monthly dues in the high hundreds of dollars.
The Colony is inside the Civic Center septic prohibition area, and properties there are being moved to a central treatment system.
The beach below the mean high tide line is public, even in front of the Colony.
Where the Colony is and how it works
The Colony sits on Malibu Colony Road, just west of Malibu Lagoon and Surfrider Beach and across PCH from the Civic Center. That location is a big part of its appeal. You can walk out of the gate to restaurants and shops, which is rare for gated beachfront in Malibu.
The homeowners association manages the gate, 24-hour security and the private road. Each house is individually owned and designed, so the street has a mix of mid-century beach cottages, rebuilt modern homes and large compounds on combined lots.
Oceanfront row vs. inland row
Oceanfront homes have direct sand access and carry most of the Colony's price premium. Inland homes cost less, often have more usable yard space and pools, and still offer beach access through the community. The two rows have different due-diligence items:
Oceanfront: wave uprush and coastal hazard reports, seawall or bulkhead permits, FEMA flood zone status and flood insurance cost.
Inland: lot coverage and setback limits, privacy from the road, and remodel limits under the city's Local Coastal Program.
The septic-to-sewer transition
This is the item that surprises buyers most. In 2009 the Los Angeles Regional Water Quality Control Board adopted a prohibition on septic discharges in the Malibu Civic Center area, and the City of Malibu agreed to move properties there to a central treatment facility in phases. Phase 1, the commercial core, was finished in 2018. The Colony is in Phase 2.
The city told Phase 2 owners they were required to connect by November 2024, but the project has been delayed and its scope has been reworked. Before you buy, ask:
Is the house on a septic system today, and does it have a valid City of Malibu operating permit?
What is the latest connection schedule and estimated owner cost for the property?
Are there pending assessments or a financing district that would apply after closing?
Insurance and fire
Beachfront homes face wave and flood risk, and all of Malibu faces wildfire risk. Many Colony owners combine a FAIR Plan or surplus-lines fire policy with a separate flood policy and a liability umbrella. Get real quotes during escrow, with your actual coverage amounts. Insurance can change the monthly cost of ownership more than anything except the mortgage.
Beach access and privacy
Privacy in the Colony comes from the gate and the private road, not from the sand. As on every California beach, the area below the mean high tide line is public. Walkers can reach the Colony beach from Malibu Lagoon State Beach at low tide. If privacy is your priority, look at the house's orientation, decks and landscaping as carefully as the gate.
Other costs to budget
Property tax: about 1% of the purchase price plus local assessments, reset at purchase under Proposition 13.
Transfer tax: Malibu is not in the City of Los Angeles, so the City of LA "mansion tax" does not apply. The Los Angeles County documentary transfer tax of $1.10 per $1,000 does.
Maintenance: salt air is hard on windows, metal and decks. Plan for regular exterior upkeep.
Remodels: most major work needs a Coastal Development Permit through the City of Malibu.
Frequently asked questions
How many homes are in the Malibu Colony?
Counts vary by source, but the Colony has roughly 100 to 120 homes, split between an oceanfront row and an inland row.
Is the Malibu Colony beach public?
The road and homes are private. The beach below the mean high tide line is public, as on every California beach.
What are Malibu Colony HOA dues?
Dues change over time. Recent listings have shown monthly dues in the high hundreds of dollars. Ask for the current budget, reserves and any special assessments.
Does the Malibu Colony have sewer service?
Not fully yet. The Colony is part of Phase 2 of the Civic Center wastewater project. Confirm the current status and costs for any specific address.
Thinking about the Colony?
The Colony rewards careful buyers who understand the sewer timeline, the insurance picture and the difference between the two rows. For more on the wider coast, see my Malibu neighborhoods guide. I'm Alex Flynn with The Beverly Hills Estates. Call or text 310.480.0288, email alex@flynnla.com, or reach out here.
General information only, current as of November 2026. Not legal, tax or insurance advice. Confirm details with the City of Malibu, the HOA and your own advisors.
