Buying a beach house in Malibu is a little different from buying a home in most other places. You are buying a home, of course, but you are also buying a particular piece of coastline, a particular stretch of beach and all the things that come with coastal living right next to the Pacific.
That matters when you start looking at properties. Two homes can have similar views and similar price tags and still be very different purchases once you look at beach access, property boundaries, insurance, permits, maintenance and what you may want to change down the road.
If you are thinking about buying a Malibu beach house, these are some of the things we would want you to look at before making an offer.
Choosing the Right Part of Malibu
Where you buy in Malibu matters almost as much as the house itself. The coastline covers a lot of ground, and the character of the beach, the surrounding neighborhood, the amount of privacy and even the way you use the property can change from one area to the next.
Here are some of the areas worth knowing, along with Malibu Colony, La Costa, Broad Beach, Paradise Cove, etc.
Carbon Beach
Carbon Beach is one of the first areas that comes to mind when people picture a Malibu beach house. It sits close to the Malibu Civic Center, so you are near restaurants, shopping and other everyday conveniences while still having the ocean right outside your door. The stretch is known for its beachfront homes and unobstructed coastal setting. Properties here can be particularly appealing to buyers who want direct access to the beach without feeling far removed from the rest of Malibu.
Point Dume
Point Dume has a very different feel. The headland gives the area a distinctive setting, with beautiful coastal views, beaches and a mix of homes tucked into the surrounding landscape. Privacy is a major part of the appeal for many buyers here. The properties and their positions vary, so it is worth looking carefully at exactly where a home sits and what kind of access, views and outdoor space it offers.
Malibu Road
Malibu Road runs along one of the most recognizable stretches of Malibu coastline. The homes here are closely tied to the beach, and many buyers are drawn to the feeling of having the Pacific as an immediate part of daily life. There is a practical side to that setting, too. When you are looking at a home directly on the water, pay close attention to access, the lot, the condition of the property and any existing improvements.
Las Tunas Beach
Las Tunas Beach is located toward the eastern end of Malibu, which can make it a good choice for buyers who want a beachfront setting while remaining closer to Santa Monica and Los Angeles. The area has a mix of older and newer homes, and the properties can vary considerably in size, layout and position along the coast.
Look Beyond the View
The ocean view is probably what caught your attention in the first place. That is understandable. But once you are seriously considering a property, you need to look at everything behind that view.
Start with the land itself. Look at the lot, the property's position and how the home sits in relation to the beach. Find out exactly where the property ends and what beach access comes with the property.
This is especially important with oceanfront homes. Being able to see the beach from your living room does not necessarily mean you own the beach in front of your home or have exclusive control over it. Along California's coast, public access and the mean high tide line are important parts of the picture. The specific rights and boundaries for a property should be reviewed carefully before you buy.
Then look at the house. How old is it? What work has been done? Were additions or exterior improvements permitted? Does the layout work for the way you plan to use the home?
A beautiful house in a great location still needs to make sense as a property.
Pay Close Attention to Coastal Regulations
This is one of the areas where buying a Malibu beach house can get more complicated than buying a typical home.
A buyer may see a deck, retaining wall, addition or other improvement and assume it can simply be changed or rebuilt whenever they want. That is not always the case. Malibu's coastal location means development and exterior improvements can be subject to additional review and permitting requirements.
If you are buying a home because you already have plans for it, bring those plans up early. Maybe you want to expand the house, rebuild part of it, add an outdoor area or make other changes. You want to know what is realistically possible before you make the purchase.
We would also want to see documentation for existing improvements. Don't assume that something is permitted simply because it is already there.
Get a Clear Picture of Insurance and Ongoing Costs
The purchase price is only one part of the cost of owning a Malibu beach house.
Insurance deserves attention early in the process. California's insurance market has become more difficult in many areas, and coastal property can present its own challenges. Before you get too far into a purchase, find out what coverage is available for the property and what it is likely to cost. In our waterfront buying guide, you will see we also recommend getting preliminary insurance information early rather than waiting until you are already committed to a property.
Then look at the ongoing costs.
A home right on the ocean gets more exposure to salt air and coastal conditions than a home farther inland. Exterior materials, metal components, decks and other parts of the property may need more attention over time.
You should also account for property taxes, utilities, landscaping, pool care if applicable, maintenance and any other property-specific expenses. If it is a second home, think about who will look after it when you are away.
None of this means you should avoid a beachfront property. It simply means you should know what you are getting into financially.
Have the Property Inspected Carefully
A regular home inspection is still important, but with a Malibu beach house, the inspection process must match the property.
Pay close attention to moisture, drainage, the roof, exterior materials and the condition of decks and other outdoor areas. Depending on the home, there may also be structural, geologic or other property-specific questions that call for a specialist.
The right inspections depend on the house. A newer home on a different type of lot may raise different questions than an older beachfront property with extensive exterior improvements.
Make Sure You Understand Beach Access
This is an easy thing to overlook when you are focused on the house.
Ask exactly how you get from the property to the beach. Is there direct access? Is it shared? Is there an easement? Are there gates, stairs or other practical considerations?
You should also understand the property's boundaries and any recorded agreements that affect access or use. The legal details can be complicated, so this is something to review with the appropriate professionals rather than relying on a listing description.
It is also worth spending some time at the property and actually using the access. If you picture yourself walking down to the water every morning, you want to know what that walk really looks like.
Think About How You Will Use the House
A Malibu beach house can be a primary residence, a weekend home or a place where you spend a few months each year. Those different uses can lead you toward very different properties.
If this will be your full-time home, think about everyday things such as parking, storage, access to town and how the house functions when you have guests.
If it is a second home, maintenance and security may matter more. You may want a property that is easy to close up when you leave and easy to enjoy when you return.
And if you are thinking about rental income, do the numbers carefully. Don't build your purchase around an optimistic rental projection without checking local rules, realistic occupancy, management costs, insurance and the property's actual carrying costs.
Work With People Who Know Malibu
This is not the kind of purchase where you should assemble your team after you find a house you love.
You want a Malibu real estate professional who understands the differences between its coastal communities. You also want access to inspectors, insurance professionals, attorneys and other specialists who are comfortable working with these properties.
We from The O'Herlihy Group know how important local knowledge is, because Malibu is not one uniform market. The questions that come up on one property may be very different from the questions on another, even if both homes are described as beachfront.
Take a Closer Look at the Malibu Market
It also helps to understand the larger Malibu market before you start comparing individual beach houses.
The price of a property is affected by far more than square footage. The specific location, beach access, privacy, views, lot characteristics, condition and potential for future improvements all play a role.
For a broader look at the buying process, see our guide to buying a home in Malibu.
Take Your Time Before Making an Offer
When you find a Malibu beach house you love, it is easy to get caught up in the view. That is exactly when it helps to slow down and look at the property objectively.
Make sure you understand the location, access, property boundaries, insurance, condition, permits and likely ownership costs. If you want to make changes to the home, find out what is possible before you make an offer.
A Malibu beach house is a major purchase, and there is a lot to consider beyond the ocean outside the window.
FAQs
Can foreigners buy a beach house in Malibu?
Yes, foreign buyers can purchase residential real estate in Malibu, including beachfront property. The process can have additional tax, financing and ownership considerations depending on the buyer's country of residence and how the purchase is structured.
Can you finance the purchase of a Malibu beach house with a jumbo loan?
Yes, jumbo financing is commonly used for high-value properties in Malibu. Lenders will generally look closely at income, assets, credit history, existing debt and the property itself before approving the loan..
Should you buy a Malibu beach house through an LLC or in your own name?
There is no universal answer because the right ownership structure depends on your finances, tax situation and plans for the property. Some buyers consider an LLC for liability or estate-planning reasons, others purchase the property personally.
Are short-term rentals allowed in Malibu beach houses?
Short-term rentals are subject to local rules in Malibu, so you should not assume that every beach house can be rented on a short-term basis. Requirements can change and may depend on the property and the type of rental arrangement.
Do Malibu beach houses have HOA or community fees?
Some Malibu properties for sale are part of communities or associations that charge fees, but it depends on the property. Buyers should ask whether an HOA or other association is involved and what the fees cover.
What should buyers know about private roads and shared driveways in Malibu?
Private roads and shared driveways can come with specific maintenance responsibilities, easements and agreements between property owners. These details affect access and your ongoing costs.
What closing costs should you expect when buying a Malibu beach house?
Closing costs can include items such as lender fees, title and escrow charges, recording fees and other transaction-related expenses. The exact amount depends on the purchase price, financing, terms of the transaction, etc.