Broad Beach

Broad Beach is one of Malibu's most exclusive beachfront enclaves, representing the pinnacle of Southern California coastal living. This private, mile-long stretch of pristine coastline between Point Lechuza and Trancas Creek has been home to Hollywood's elite since the 1970s.

The neighborhood comprises approximately 108 oceanfront and ocean-view properties along Broad Beach Road, which was once part of the original Pacific Coast Highway. The area exudes a laid-back yet luxurious atmosphere, with architectural styles ranging from Cape Cod-inspired beach cottages to contemporary coastal estates. Many homes feature expansive decks, floor-to-ceiling windows, infinity pools, and direct beach access.

What makes Broad Beach appealing is its unique combination of privacy and accessibility. Despite its secluded, almost hidden location, the neighborhood sits just off Pacific Coast Highway, minutes from Trancas Country Market and Zuma Beach. The semi-private nature of the beach—with limited public access points—creates a quiet, intimate coastal experience rarely found in Malibu. Residents enjoy stunning sunset views, the sound of breaking waves, and a strong sense of community among neighbors who value discretion and the finer things in life.

Who Lives Here

Broad Beach attracts affluent professionals, entertainment industry executives, and retirees who seek privacy and oceanfront luxury. The median age is approximately 60, reflecting a community of established individuals who have reached the pinnacle of their careers.

The neighborhood has a star-studded history and present. Hollywood legends like Katharine Hepburn, Spencer Tracy, Steve McQueen, and Ali McGraw once called Broad Beach home. Today, residents include actors Pierce Brosnan, Dustin Hoffman, Goldie Hawn, Kurt Russell, and Ray Romano, alongside billionaire philanthropist Patrick Soon-Shiong. This celebrity presence contributes to the area's culture of privacy and discretion.

Many properties serve as primary residences for empty nesters and retirees who value the peaceful, resort-like lifestyle. Others function as second homes or vacation retreats for successful professionals from Los Angeles, Silicon Valley, and beyond. With 591 residents across 275 households and an average household size of two, Broad Beach offers an intimate community atmosphere. The lifestyle centers on beach walks, outdoor entertaining, wellness activities, and enjoying the natural beauty of the coastline.

Location & Geography

Broad Beach is located in western Malibu, approximately 30 miles northwest of Santa Monica and 45 miles from downtown Los Angeles. The neighborhood sits between Encinal Canyon and Steep Hill Canyon, with Zuma Beach to the east and Victoria Point to the west.

The area benefits from a classic Mediterranean coastal climate with year-round mild temperatures. Summers average 70-80°F with morning fog that typically burns off by midday, while winters range from 55-70°F. The neighborhood occasionally experiences coastal fog, particularly in early morning and late afternoon, which adds to its atmospheric charm.

The terrain features a narrow ribbon of sandy beach backed by properties that line Broad Beach Road. The beach itself fluctuates with tidal cycles and seasonal sand movement—wider and more expansive during low tide and summer months, narrower during high tide and winter storms. The Santa Monica Mountains rise dramatically behind the neighborhood, creating a stunning natural backdrop. Views from homes include Catalina Island, Santa Monica Bay, the surrounding canyons, and dramatic Pacific sunsets.

Rock formations and tide pools characterize the northern end near Lechuza Point, while the gradually sloping beach provides excellent conditions for walking barefoot in the surf during favorable tides. The public beach, though technically accessible, remains relatively uncrowded due to limited parking and access points.

Real Estate Market Snapshot

Broad Beach represents some of Malibu's most expensive real estate, with prices reflecting the premium for direct oceanfront access and limited inventory. The average sale price over the last 12 months is approximately $19.2 million, up 22% from the previous year. The median listing price is around $15 million.

Landside properties on Broad Beach Road typically start around $3-4 million, while oceanfront homes range from $10 million to over $100 million for exceptional estates. Recent sales include a property at 31030 Broad Beach Road that sold for $19.65 million. Pierce Brosnan's estate was listed at $100 million, demonstrating the upper echelon of the market.

Homes range from 1,267 to 11,413 square feet, with an average size of 3,625 square feet. Properties were built between 1933 and 2012, offering everything from historic beach cottages to newly constructed modern estates. Architectural styles include Cape Cod influences, Mediterranean villas, and contemporary glass-and-steel designs.

The current market favors buyers, with homes averaging 116 days on market compared to the national average of 46 days. This extended timeframe reflects the ultra-luxury nature of the properties and the selective buyer pool. Malibu real estate has appreciated consistently over the past five years, and Broad Beach's oceanfront location ensures strong long-term value retention despite market fluctuations.

Relocation Tips

Moving to Broad Beach requires careful planning due to the area's unique characteristics and high-value properties. Here are essential considerations for new residents:

• Secure comprehensive homeowners insurance that includes coastal-specific coverage for wind, water damage, and erosion. Standard policies may not adequately protect oceanfront properties.
• Understand beach access rights and responsibilities. While Broad Beach is public, homeowners have direct access. Learn the local etiquette regarding beach use and respect for neighbors' privacy.
• Plan for limited nearby services. Trancas Country Market provides groceries and essentials, but residents often travel to Santa Monica or other areas for comprehensive shopping and services.
• Establish relationships with local contractors and service providers. Specialized oceanfront home maintenance—including saltwater corrosion prevention, HVAC servicing, and landscaping—requires experienced professionals familiar with coastal conditions.
• Prepare for the coastal lifestyle. Salt air affects everything from cars to outdoor furniture. Regular maintenance and protective measures are essential.
• Connect with the Trancas Property Owners Association (TPOA). This organization represents homeowners in beach restoration efforts and provides important community information.
• Understand emergency preparedness. Review evacuation routes and sign up for emergency alerts through the City of Malibu. Have plans for wildfire and flood events.

The Broad Beach community values privacy and discretion. Embrace the quiet, laid-back lifestyle while respecting neighbors' desire for tranquility.

Factors to Consider When Buying

Beach Erosion and Restoration: Beach erosion is a critical issue at Broad Beach. Over the past three decades, the shoreline has experienced significant sand loss, with annual erosion rates estimated at 35,000 to 60,000 cubic yards. The Broad Beach Geologic Hazard Abatement District (GHAD) was formed in 2011 to address this through a large-scale beach nourishment project. Buyers should understand the GHAD assessments, which are levied per linear foot of beach frontage to fund sand replenishment efforts.

Flood Zones and Coastal Hazards: Many Broad Beach properties lie within FEMA-designated Special Flood Hazard Areas. Flood insurance is mandatory for properties in these zones with federally backed mortgages. FEMA's revised floodplain maps, effective April 21, 2021, may have changed designations for some properties. Post-wildfire flood vulnerability also increases following burn scars in nearby canyons. Buyers should review flood maps, obtain elevation certificates, and factor flood insurance costs into their budgets.

Wildfire Risk: Malibu is in a Very High Fire Hazard Severity Zone. Recent fires, including the 2018 Woolsey Fire and the 2024-2025 Palisades Fire, demonstrate the ongoing threat. Properties must comply with defensible space requirements, fire-resistant building codes, and vegetation management regulations. Buyers should verify that homes meet current fire safety standards, consider the costs of fire insurance (which can be substantial), and evaluate access to water supply and fire hydrants.

Property Age and Seismic Considerations: Homes built between 1933 and 2012 vary significantly in construction quality and seismic retrofitting. Older properties may require substantial updates to meet current building codes, particularly for earthquake resistance and coastal durability. Comprehensive inspections should assess foundation integrity, structural reinforcement, and saltwater corrosion on metal components.

Parking and Access: Parking on Broad Beach Road is limited, and some properties have restricted access during high tide or storms. Verify adequate on-site parking, especially if you plan to entertain or have staff. Emergency vehicle access during evacuations is another important consideration given the single-road ingress/egress.

Septic Systems: Many Broad Beach properties rely on septic systems rather than public sewer connections. The California Coastal Commission has emphasized the need for septic system upgrades to protect water quality and marine life. Buyers should budget for potential septic replacement or upgrade costs, which can be substantial for oceanfront properties.

School Boundaries: Broad Beach falls within the Santa Monica-Malibu Unified School District. Families with school-age children should verify school assignments and consider proximity to Juan Cabrillo Elementary and Malibu High School.

Market Speed: Given the ultra-luxury nature of Broad Beach real estate, properties typically remain on the market longer than average—around 116 days versus the national average of 46 days. Buyers should be patient and prepared for negotiations, while sellers must set realistic pricing and timelines.

Factors to Consider When Selling

Seasonality: Luxury coastal real estate typically performs best in spring and early summer when the beach is at its most appealing and weather is ideal. Buyers can envision enjoying outdoor spaces, entertaining, and beachfront living. Listing between March and June often yields stronger interest and faster sales. Winter listings may face headwinds from storm concerns and less attractive beach conditions.

Pricing Strategy: Broad Beach properties command premium pricing, but overpricing can lead to extended market time and price reductions that signal distress. Work with agents experienced in ultra-luxury Malibu real estate who understand comparable sales and current market conditions. Highlight unique features—such as exceptional ocean views, private beach access, architectural significance, or recent upgrades—that justify your asking price.

Staging and Presentation: Professional staging that emphasizes the indoor-outdoor lifestyle is essential. Showcase ocean views, outdoor entertaining spaces, and beach access. High-quality photography, drone footage, and virtual tours are non-negotiable in this market segment. Many buyers are international or out-of-state, making visual presentation critical.

Buyer Demographics: Typical buyers include entertainment industry executives, tech entrepreneurs, international investors, and affluent retirees seeking a beachfront lifestyle. Many purchase as second homes or investment properties. Marketing should emphasize privacy, exclusivity, celebrity pedigree, and the unique Malibu coastal lifestyle.

Upgrades That Increase Value: Strategic improvements that enhance value include:

• Modern kitchen and bathroom renovations with high-end appliances and finishes
• Enhanced outdoor living spaces (decks, patios, fire pits, outdoor kitchens)
• Smart home technology and integrated automation systems
• Energy-efficient windows and doors that maximize ocean views
• Upgraded HVAC systems for year-round comfort
• Seismic retrofitting and structural upgrades that provide peace of mind
• Landscaping that enhances curb appeal and privacy

Address any deferred maintenance, particularly issues related to coastal exposure like corrosion, deck deterioration, or window seal failures. Pre-listing inspections can identify and resolve issues before they become negotiation obstacles.

Disclosure and Transparency: Be upfront about GHAD assessments, erosion history, flood zone status, septic system age, and any wildfire-related damage or proximity to burn areas. Sophisticated buyers will conduct extensive due diligence, and transparency builds trust and expedites transactions.

Dining and Entertainment

Broad Beach's dining scene centers around nearby Trancas Country Market, located just minutes away at the corner of Trancas Canyon Road and Pacific Coast Highway. This upscale shopping center offers:

• Vintage Grocers: A beloved local grocery store specializing in organic produce, gourmet foods, and sustainable products. The hot food bar, bakery, and coffee shop make it a daily destination for residents.
• Kristy's Village Cafe: Serving breakfast, lunch, and dinner with a California-style menu featuring wood-fired pizzas, fresh seafood, and classic American cuisine. The casual atmosphere and panoramic Pacific views make it perfect for neighborhood gatherings.
• Malibu Brewing Company: A family-owned brewery offering award-winning craft beers and a coastally-inspired menu. The relaxed patio atmosphere and live music events draw locals and visitors alike.
• SweetBu Candy Co.: A delightful candy store perfect for families and those with a sweet tooth.

Trancas Country Market also hosts regular live music performances and community events, creating a village-like atmosphere.

Nearby dining options within a short drive include:

• Paradise Cove Beach Cafe: An iconic beachfront restaurant offering seafood and stunning sunset views from the Paradise Cove Pier.
• Spruzzo Restaurant & Bar: An Italian-American favorite serving hearty pastas, wood-fired pizzas, and fresh seafood on an oceanfront patio overlooking the Pacific.
• The Sunset Restaurant: Located on Zuma Beach, this restaurant offers breathtaking ocean views and international Californian cuisine in a romantic Mediterranean-meets-Malibu atmosphere.
• La Nena Cantina: High-quality Mexican cuisine with refined ambiance and authentic flavors.

For more extensive dining and entertainment options, residents often travel to central Malibu, Santa Monica, or Los Angeles.

Parks and Recreation

Outdoor recreation is central to the Broad Beach lifestyle, with abundant opportunities for beach activities, hiking, and water sports.

Beaches:

• Broad Beach: The mile-long beach features gentle, sloping sand ideal for walking barefoot in the surf. Tide pools at the northern end near Lechuza Point offer exploration opportunities. The beach is perfect for surfing, bodyboarding, and windsurfing when conditions are favorable. Limited public access keeps crowds minimal.
• Zuma Beach: Just east of Broad Beach, Zuma is one of Los Angeles County's largest and most popular beaches, offering ample parking, lifeguards, volleyball courts, snack bars, and consistent surf.
• Lechuza Beach: A secluded beach accessible via gated entrance from Broad Beach Road or by walking from Zuma Beach. Known for its natural beauty and rock formations.

Hiking and Nature: The Santa Monica Mountains provide numerous hiking opportunities:

• Trancas Canyon Park: Located nearby, this park features sports fields, a dog park, playground equipment, and scenic mountain views—ideal for families.
• Solstice Canyon: A few miles inland, this trail offers scenic hikes through riparian woodlands, historic ruins, and canyon streams.
• Zuma Canyon and Trancas Canyon: Both provide trails leading deep into the Santa Monica Mountains with varying difficulty levels and stunning vistas.

Water Sports and Fitness:

• Surfing lessons and stand-up paddleboarding are available through local outfitters like Malibu Surf Experience, where retired champions offer instruction.
• Malibu Fitness, a family-owned gym nearby, offers state-of-the-art equipment and open-air lifting zones for those seeking structured workouts beyond beach jogging.

Whale watching from the beach during migration seasons (December-April) is a cherished local pastime, as is beachcombing, sunset photography, and coastal bird watching.

Local Culture

Broad Beach embodies a distinctive blend of laid-back California cool and understated luxury. The local culture prioritizes privacy, discretion, and respect for nature. Unlike more ostentatious enclaves, Broad Beach residents tend to favor casual elegance over conspicuous displays of wealth.

The community values environmental stewardship, as evidenced by participation in the Broad Beach Geologic Hazard Abatement District and efforts to restore and protect the shoreline. Many residents are involved in local conservation initiatives and support organizations like the Surfrider Foundation and Heal the Bay.

Social life revolves around intimate gatherings, beach barbecues, and sunset cocktails on private decks rather than formal events. Neighbors often run into each other during morning beach walks or at Trancas Country Market, creating a village-like sense of familiarity despite the high-profile nature of many residents.

The area's creative heritage—shaped by its history as a retreat for Hollywood's elite—continues to influence local culture. Many residents are involved in entertainment, arts, technology, and philanthropy, contributing to an intellectually and creatively stimulating environment.

Wellness and outdoor living are central themes. Yoga on the beach, surfing, hiking, and meditation are common practices. The community embraces a healthy, active lifestyle that takes full advantage of the natural surroundings.

Schools and Education

Broad Beach is part of the Santa Monica-Malibu Unified School District, which serves students from kindergarten through high school.

Public Schools:

• Juan Cabrillo Elementary School (K-5): Located at 30237 Morning View Drive in Malibu, Juan Cabrillo serves the Broad Beach area. The school is well-regarded for its dedicated teachers, supportive environment, and enrichment programs. Parents praise the small class sizes, eclectic atmosphere, and strong special education services. The school offers unique experiences including artist residencies, after-school programs through the Boys & Girls Club, field trips to the beach, and hands-on science projects. Enrollment is approximately 195-256 students.
• Malibu Elementary School: Another option for elementary students, this California Distinguished School serves grades K-5 and receives high marks from the community.
• Malibu Middle School (6-8): Students from Juan Cabrillo typically continue to Malibu Middle School, which has an A Niche grade and a 15:1 student-teacher ratio.
• Malibu High School (9-12): The district's high school features a 13:1 student-teacher ratio and receives an A Niche grade. Students benefit from strong academic programs, competitive athletics, and access to college counseling.

Private Schools:

• Our Lady of Malibu School: A private Catholic elementary school offering a nurturing, faith-based education with small class sizes.
• Families also consider prestigious private schools in Santa Monica, Pacific Palisades, and Los Angeles, including Crossroads School, Harvard-Westlake, Brentwood School, and Viewpoint School.

Higher Education:

• Pepperdine University: Located in Malibu with stunning ocean views, Pepperdine offers undergraduate, graduate, and professional programs. The campus is a short drive from Broad Beach.
• UCLA, USC, Santa Monica College, and other institutions of higher learning are easily accessible from Broad Beach.

Overall, the education options in and around Broad Beach provide excellent opportunities for families prioritizing strong academics and enrichment activities.

Commute and Accessibility

Broad Beach's location in western Malibu offers breathtaking scenery but requires consideration of commuting logistics, particularly for those working in Los Angeles, Santa Monica, or other business centers.

Primary Routes:

• Pacific Coast Highway (PCH/Highway 1): The scenic coastal route runs directly past Broad Beach. Travel southeast to Santa Monica (approximately 30 miles, 45-60 minutes without traffic) or northwest toward Ventura County.
• Malibu Canyon Road: Connects PCH to the 101 Freeway, providing inland access to the San Fernando Valley and greater Los Angeles. This route is approximately 15-20 minutes to reach the 101.
• Kanan Dume Road: Another canyon route connecting PCH to the 101 Freeway, offering an alternative to Malibu Canyon Road.

Traffic Patterns: PCH traffic varies significantly by time of day and season. Weekday morning commutes heading southeast toward Santa Monica and Los Angeles can be congested, particularly between 7:00-9:00 AM. Afternoon and evening commutes returning to Malibu (heading northwest) typically experience heavy traffic from 3:00-7:00 PM. Weekend traffic increases substantially during summer months as beachgoers flock to Zuma Beach and other Malibu destinations. During winter, traffic is generally lighter except during storm events, which can cause closures and delays due to mudslides or flooding.

Public Transportation: LA Metro Line 134 connects Malibu to Santa Monica, with stops along PCH including Trancas Canyon Road and Malibu Pier. Service operates daily, though schedules can be affected by road conditions and special events. This bus line provides an alternative for those willing to use public transit, reducing parking hassles in Santa Monica and avoiding traffic stress.

Drive Times (Approximate, Without Traffic):

• Santa Monica: 30 miles, 45 minutes
• Downtown Los Angeles: 45 miles, 60-75 minutes
• LAX Airport: 40 miles, 60 minutes
• Burbank Airport: 40 miles, 60 minutes (via Malibu Canyon to 101)
• Westwood/UCLA: 35 miles, 50 minutes

Note: During peak traffic, these times can double or triple. Many Broad Beach residents structure their work schedules to avoid peak commute hours, work remotely, or maintain flexible arrangements that minimize daily commuting.

Emergency Access: Broad Beach has limited ingress and egress routes, primarily relying on PCH. During wildfires, floods, or other emergencies, evacuation can be challenging. Residents should familiarize themselves with emergency routes and have contingency plans. The City of Malibu provides emergency alerts and evacuation zone information through Genasys Zone (protect.genasys.com).

Overall, Broad Beach is best suited for individuals who work remotely, have flexible schedules, are retired, or are willing to accept longer commutes in exchange for the unparalleled coastal lifestyle.

Why People Love Broad Beach

Broad Beach captivates residents with its unique combination of natural beauty, privacy, and luxury. The reasons people choose to call this neighborhood home include:

• Unparalleled Beach Access: Direct access to a pristine, semi-private beach allows residents to enjoy morning walks, sunset viewing, surfing, and beach activities steps from their front door. The limited public access keeps the beach relatively uncrowded compared to neighboring Zuma Beach.
• Privacy and Exclusivity: The neighborhood's secluded location and celebrity pedigree create a sense of exclusivity and discretion. Residents value the ability to enjoy beachfront living without constant crowds or intrusion.
• Spectacular Natural Beauty: Panoramic ocean views, dramatic sunsets, the sound of crashing waves, and the Santa Monica Mountains backdrop create an inspiring and restorative environment. Many residents describe feeling like they're on permanent vacation.
• Laid-Back Luxury: Broad Beach offers sophisticated living without pretension. The vibe is casual, with flip-flops and beach attire more common than formal wear. Residents appreciate the ability to unwind and disconnect from the demands of urban life.
• Community Spirit: Despite the high-profile nature of many residents, there's a genuine sense of neighborliness. The shared commitment to protecting the beach through the GHAD, the intimate size of the community, and chance encounters at local spots foster connections.
• Wellness and Outdoor Lifestyle: The proximity to the ocean, hiking trails, and outdoor recreation opportunities supports an active, healthy lifestyle. Many residents cite improved mental and physical well-being from living by the sea.
• Investment Value: Broad Beach properties have historically appreciated well, and the limited inventory ensures strong long-term value. Oceanfront real estate in one of the world's most desirable locations represents both a lifestyle investment and a financial asset.
• Proximity to Amenities: While secluded, Broad Beach is close to Trancas Country Market for daily needs and only a short drive to the broader Malibu community, Santa Monica, and Los Angeles for dining, shopping, and cultural activities.

Ultimately, Broad Beach offers a rare opportunity to live in a beachfront paradise that combines natural splendor, architectural excellence, and a relaxed coastal lifestyle—a dream realized for those who call it home.

Most Coveted Streets & Estates

Within Broad Beach, certain locations command premium pricing and heightened buyer interest due to unique characteristics, superior views, and enhanced privacy.

Broad Beach Road (Oceanfront): The most coveted properties are oceanfront homes directly on Broad Beach Road with private beach access. These estates feature expansive ocean views, proximity to the sand (often just 20 feet), and large lots that allow for extensive outdoor living spaces. Recent high-profile sales include properties in the $15-20 million range, with exceptional estates reaching $100 million.

Victoria Point: This exclusive gated community at the western end of Broad Beach offers enhanced privacy and security. Victoria Point properties enjoy panoramic ocean views, deeded beach access through private gates, and a prestigious address. The area includes architectural gems, such as a home designed by renowned architect John Lautner. Properties here frequently command premium pricing due to the additional exclusivity and prime location near Lechuza Point.

Sea Island Drive: Another small gated enclave off Broad Beach Road, Sea Island Drive offers waterfront properties with additional privacy and security. These homes are highly sought after by buyers seeking seclusion and direct beach access.

Seafield Drive: Located on the inland side of Broad Beach Road, Seafield Drive properties offer ocean views and deeded beach access while positioned slightly back from the immediate waterfront. These homes provide a balance of views, access, and privacy without the direct exposure to ocean elements.

Notable Estates: Specific properties with exceptional features, architectural pedigree, or celebrity ownership history attract significant attention. Examples include Pierce Brosnan's former estate, homes with rare 80-foot beach frontages, and newly constructed modern masterpieces designed by renowned architects.

Buyers seeking the most coveted properties should work with agents specializing in Broad Beach real estate who have inside knowledge of off-market listings and upcoming opportunities in these prime micro-locations.

Whether you're drawn to the celebrity-studded Victoria Point, the direct oceanfront homes on Broad Beach Road, or the quieter inland properties with deeded beach access, Broad Beach offers exceptional options across its limited inventory.

Who is Broad Beach For?

Broad Beach is not for everyone—it's a unique neighborhood that caters to specific lifestyles and priorities. This exclusive enclave is ideal for:

• Beach Lovers and Water Enthusiasts: If direct ocean access, surfing, morning beach walks, and coastal living are central to your lifestyle, Broad Beach delivers unparalleled proximity and privacy.
• Privacy Seekers: High-profile individuals, celebrities, and those who value discretion will appreciate the neighborhood's secluded nature, limited public access, and culture of respecting neighbors' privacy.
• Affluent Retirees: With a median age of 60, Broad Beach attracts retirees seeking a peaceful, resort-like retirement with access to nature, wellness activities, and a strong sense of community.
• Remote Workers and Flexible Professionals: The extended commute to Los Angeles or Santa Monica makes Broad Beach less suitable for daily commuters, but perfect for those with remote work arrangements, flexible schedules, or minimal commuting requirements.
• Second-Home Buyers: Many properties serve as vacation homes or weekend retreats for buyers based in Los Angeles, Silicon Valley, or other major cities who want a coastal escape.
• Nature and Wellness Enthusiasts: Those who prioritize outdoor living, wellness, sustainability, and connection to nature will thrive in Broad Beach's environment.
• Investors in Ultra-Luxury Real Estate: Broad Beach properties represent significant investment opportunities with strong long-term appreciation potential and limited inventory that ensures exclusivity.

In summary, Broad Beach is for those who place the highest value on oceanfront living, natural beauty, privacy, and a relaxed coastal lifestyle—and who have the means and flexibility to embrace the unique characteristics and considerations that come with this exceptional location.