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21625 Saddle Peak Road, Topanga, CA 90290

$2.50M3bd · 3ba · 3,310 sqft
Lot 45,369 sqft•Single Family Residence•
Active
•42d on market•MLS# 00-26991165

Property Description

Life on the top of Saddle Peak is different. You feel it the moment you arrive: the sense of living above it all. This is the high ground above Fernwood, near the top of the canyon. The views are the first thing and the last. Santa Monica Bay opens up across the front of the house, the coastline runs south past the city, and at night the lights come on all the way to the water. Decks wrap both levels, so the view stays with you through the day.Inside, the home is wood and glass, built to take it all in. Wide-plank white oak runs through the main level, under high, beamed ceilings. A fireplace warms the great room, which opens through glass walls to the deck and the view beyond. The kitchen is streamlined and contemporary, made for real cooking and easy gathering. The primary suite has its own fireplace and its own quiet, and a separate bonus room works as a media room, an office, or a fourth bedroom. Outside is where the canyon really lives. The decks step down to an outdoor kitchen, a hot tub, and an outdoor shower. Native plants and wild hillside surround it all, the way Topanga is meant to look. The lot is large and usable, just over an acre, with room to garden, gather, and roam, and orange, lemon, avocado, and peach trees on the slope. A detached garage is ready to become a studio, a workshop, or a yoga space. This is one of Southern California's most beautiful settings, minutes from the Westside and the beaches, with award-winning Santa MonicaMalibu schools and about twelve minutes down to PCH. Quiet at the top, the whole coast in front of you.

Features & Amenities

FeeBuilt 1979

Property Details

Land Type
Fee
Year Built
1979
Property Type
Residential
Property Subtype
Single Family Residence
Heating
Central
View
City Lights, Coastline, Ocean
Flooring
Wood
City
Topanga
Zip Code
90290
County
Los Angeles
Listed byColdwell Banker Realty, Paul Ferra

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$12,616.08
Principal & Interest
Loan Amount
$1,996,000
Total Interest
$2,545,788
Total Payment Over 30 Years
$4,541,788
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 3 closed

21625 Saddle Peak Road, Topanga, CA 90290

Topanga · Single Family Residence

$2.50M
Luxury Tier
Beds
3
Baths
3
Sqft
3,310
Lot
1.04 ac
Year
1979
$/Sqft
$754
Pool: Yes✓
Spa: Yes✓
View: city✓

Listed 4.0% below the median closed sale of $2,600,000. Price per sqft ($754) is a 12% discount to closed comps ($854). Closed comps sold at 93% of list — buyers have negotiating leverage. Expect a longer timeline — comps averaged 151 days on market. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Aligned with the market — fair pricing for the comps.

At market
Subject listed at $2.50M· $754/sqft
Total list price
Closed comps
vs closed median $2.60M
−$105K (−4.0%)
Active comps
vs active median $2.52M
−$30K (−1.2%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $857
−$103 (−12.1%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
2119 Rockview TerraceTopanga1986442,93641,544$920$2.70M9384
22067 Saddle Peak RoadTopanga1974322,83759,312$793$2.25M17269
20675 Medley LaneTopanga1988543,80016,402$678$2.58M24368
19963 Observation DriveTopanga1931331,84417,829$1,193$2.20M3366
21254 Colina DriveTopanga1987443,59162,348$703$2.52M5357
Total: 5 · Average3.83.43,001.639,487$857.4$2.45M118.8
Median2,936$2.52M

Closed Properties (3)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
23255 Paloma Blanca DriveMalibu198010/22/2026434,28717,702$2.75M$2.55M$5950.9332361
21165 Entrada RoadTopanga199208/21/2026332,68021,126$3.00M$2.60M$9700.8712853
20977 Las Flores Mesa DriveMalibu199609/18/2026332,70528,282$2.70M$2.70M$9981.00252
Total: 3 · Average3.33.03,22422,370$2.62M$2.62M$854.333—151
Median2,705$2.60M$2.60M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.