Welcome to Point Dume
An affluent, peaceful beachside haven home to miles of coastline and incredible canyons
Point Dume is Malibu's crown jewel—a dramatic coastal promontory where multimillion-dollar estates perch on bluffs overlooking some of California's most pristine beaches. This is old-money Malibu, where privacy, natural beauty, and exclusivity define the lifestyle. The neighborhood wraps around the iconic Point Dume headland, encompassing Cliffside Drive, Wildlife Road, and the coveted Dume Drive cul-de-sacs that dead-end at trail access points.
The vibe is decidedly low-key despite the wealth—no flashy commercial strips, just winding residential roads lined with native chaparral, architectural masterpieces tucked behind gates, and residents who value seclusion over scene. The community attracts A-list celebrities, entertainment industry executives, tech entrepreneurs, and established families who want the best of California coastal living without the pretense of other beach towns. What makes Point Dume appealing is its combination of world-class surf breaks, hiking trails to whale-watching vantage points, a small-village feel at the Trancas Country Market area, and some of the most breathtaking ocean views in Southern California.
Who Lives in Point Dume
Point Dume residents are overwhelmingly affluent professionals with significant disposable income—film producers, studio executives, successful entrepreneurs, venture capitalists, and established creatives who've reached the pinnacle of their careers. Many are second or third-home buyers who split time between Point Dume and properties in Los Angeles, Aspen, or international locations.
Families here tend to have older children or teens, as the neighborhood lacks the kid-centric infrastructure of more suburban areas. Parents value the outdoor lifestyle, enrolling kids in surf camps, equestrian programs, and private schools in Santa Monica or Pacific Palisades. Empty nesters and semi-retired couples in their 50s-70s form another significant cohort—people who've sold businesses or wound down high-stress careers and want to spend their time hiking, surfing, entertaining, and enjoying the natural environment.
The lifestyle centers on outdoor recreation, privacy, and understated luxury. Residents are fitness-oriented—you'll see them running to the bluff for sunrise, paddleboarding at Paradise Cove, or mountain biking the backbone trails. Social life happens in private homes rather than public venues. There's an environmental consciousness here; many homes incorporate sustainable design, and residents actively support conservation efforts to protect the coastline and Santa Monica Mountains.
Location & Geography
Point Dume occupies the northwestern promontory of Santa Monica Bay, roughly 30 miles northwest of downtown Los Angeles and 10 miles west of the Malibu Civic Center. The neighborhood is bounded by Zuma Beach to the west, Westward Beach to the south, Pacific Coast Highway (PCH) to the east, and undeveloped Santa Monica Mountains parkland to the north.
Geographically, Point Dume is defined by its dramatic 200-foot sandstone bluffs that jut into the Pacific. The point itself creates a natural barrier that protects Point Dume Beach (locally called "Little Dume") from western swells, while the north-facing beaches catch legendary surf. The terrain is characterized by steep coastal bluffs, narrow winding roads with significant elevation changes, and chaparral-covered hillsides. Many properties sit on bluff-top parcels with sheer drops to the beach below.
Commutes to West Los Angeles average 35-50 minutes off-peak via PCH to the 10 Freeway, but easily stretch to 75-90 minutes during rush hour. The drive to Santa Monica is 30-40 minutes, Calabasas via Kanan Dume Road is 20 minutes, and LAX airport is 45-60 minutes depending on traffic. There's no public transportation serving the immediate area.
The climate is classic coastal Mediterranean—mild year-round with temperatures ranging from 55-75°F, morning marine layer that burns off by noon, and cooling ocean breezes. Winters bring occasional storms and dramatic surf. The natural surroundings include protected parkland (Point Dume State Beach and Natural Preserve), native coastal sage scrub, occasional wildlife sightings (dolphins, whales, coyotes, bobcats), and panoramic views extending from the Palos Verdes Peninsula to Point Mugu.
Real Estate Market Snapshot
Point Dume real estate operates at the ultra-luxury tier, with median home prices ranging from $6-8 million. Bluff-top and oceanfront properties regularly transact between $15-30 million, while tear-downs on smaller lots start around $3.5-4 million. The market is characterized by low inventory—typically 15-25 active listings at any time—and long days on market (90-180+ days) due to the price points and specific buyer pool.
Appreciation has been steady but not explosive, with properties gaining 4-6% annually over the past decade, punctuated by stronger years when tech wealth or stock market gains drive luxury buying. The market leans slightly toward sellers due to scarcity, but buyers at this level are sophisticated and negotiate hard. Cash transactions are common, representing 40-50% of deals.
Inventory trends show most listings are single-family detached homes ranging from 2,500-6,000 square feet on lots between 0.5-2 acres. Architectural styles vary widely—classic California ranch, contemporary glass boxes, Mediterranean villas, and modern farmhouse designs. Homes built in the 1960s-70s are frequently purchased for land value and rebuilt with modern amenities.
The market moves in waves tied to stock market performance and entertainment industry cycles. When equity compensation vests or production deals close, buying activity picks up. Conversely, during industry downturns or recession fears, properties can sit unsold for 6-12 months. Serious buyers are typically pre-qualified at $5+ million and often purchase through trusts or LLCs for privacy.
Relocation Tips
Before You Move:
- Visit multiple times at different times of day and week to experience PCH traffic patterns—the commute will dominate your life if you work in LA proper
- Walk the neighborhood extensively; some streets have minimal turnaround space and challenging parking
- Research private school options early and get on waitlists for schools in Santa Monica or Pacific Palisades
- Investigate internet service—some properties have limited high-speed options due to terrain
- Join local Facebook groups (Point Dume Homeowners) to understand community concerns
During the Move:
- Hire movers experienced with narrow canyon roads and limited parking; large trucks can't access some properties
- Coordinate with neighbors about street parking during the move
- Set up utilities well in advance—some services require property inspections
- Install security systems early; remote locations attract break-ins when homes appear vacant
- Meet your immediate neighbors; in emergencies (fires, floods), you'll rely on each other
First 90 Days:
- Create defensible space around your property per fire marshal requirements
- Get a Clipper Card for toll lane access on the 10 Freeway to speed commutes
- Establish relationships with local contractors for ongoing maintenance—everyone uses the same pool of tradespeople
- Stock emergency supplies (fire evacuation kit, water, generator if you lose power frequently)
- Learn evacuation routes for wildfires—PCH southbound is the primary escape route
- Download the Watch Duty app for real-time wildfire updates
Factors to Consider When Buying in Point Dume
Wildfire Risk: Point Dume sits in a Very High Fire Hazard Severity Zone. Fires in 1993, 2007, and 2018 threatened or destroyed homes. Insurance is expensive ($8,000-15,000+ annually for fire coverage), and some carriers have pulled out of the area. Verify fire insurance availability before making an offer. Properties require ember-resistant vents, dual-pane windows, and defensible space clearance.
Bluff Erosion & Geology: Bluff-top properties face ongoing erosion from wave action and rainfall. Conduct thorough geological surveys. Some homes require expensive seawalls or bluff stabilization. The sandstone bluffs are prone to slumping. Also check for landslide zones—portions of Cliffside Drive have experienced movement.
Septic Systems: Many properties use septic systems rather than sewer connections. Inspect thoroughly—replacement costs $30,000-80,000 depending on soil conditions and site accessibility. Older systems may not meet current environmental standards.
Water Supply: Properties have private wells or water from municipal sources. Well depth and production rates vary. During droughts, some wells have reduced output. Test water quality—saltwater intrusion affects some coastal wells.
Coastal Development Permits: Any work seaward of the bluff edge requires California Coastal Commission approval—a lengthy, expensive process with uncertain outcomes. Factor this into renovation plans.
Road Conditions: Some roads are privately maintained by homeowner associations. Assess road quality and HOA functionality. Cliffside Drive has sections requiring periodic repairs due to erosion.
Privacy vs. Access: Gated properties offer security but limit spontaneity. Uber/Lyft drivers often can't find addresses or refuse to navigate narrow driveways at night.
Parking & Garage Space: Homes built in the 1960s-70s have small garages. Street parking is limited on most roads. If you have multiple vehicles or guests, this becomes an issue.
School Districts: Point Dume is in Santa Monica-Malibu Unified School District, but local elementary (Point Dume Marine Science) is small. Most families send kids to private schools, adding $30,000-50,000+ per child annually.
Days on Market: Properties over $10 million frequently sit 6-12 months. Don't overpay in excitement—negotiate hard and get comps from a knowledgeable agent.
Disclosure Review: Scrutinize seller disclosures for past fire damage, geological issues, unpermitted work, and previous insurance claims. Homes have histories, and at these price points, full due diligence is essential.
Factors to Consider When Selling in Point Dume
Seasonality: Spring (March-June) is strongest for showings when weather is perfect and buyers make decisions before summer. Late summer through fall (August-November) sees a lull—families are focused on school, and marine layer lingers longer. Winter has fewer buyers but serious ones who want to close before year-end.
Pricing Strategy: Overpricing is the cardinal sin at this level. Buyers are sophisticated and track listings. A property that sits 6+ months gets stigmatized—agents tell clients "something must be wrong with it." Price 5-8% below comparable recent sales to create urgency and multiple offers. You can always negotiate up, but coming down repeatedly signals desperation.
Staging: Invest in professional staging that emphasizes the indoor-outdoor lifestyle—open doors to decks, style outdoor living areas, fresh flowers, and minimal furniture that showcases space and views. Buyers need to envision entertaining and relaxing, not see your family's daily life. Budget $15,000-30,000 for staging depending on home size.
Photography & Marketing: Drone footage showing the property's relationship to the coastline is essential. Twilight shoots that capture the drama of the location. 3D virtual tours for out-of-state buyers. Most Point Dume buyers start their search online—spend money here.
Buyer Demographics: Primary buyers are LA-based entertainment/tech executives looking for a retreat, international buyers (particularly Europeans and Australians attracted to the beach lifestyle), and empty nesters downsizing from large estates but unwilling to compromise on location. Market to these groups specifically.
Upgrades That Add Value:
- Modern chef's kitchens with high-end appliances (buyers expect Sub-Zero, Wolf, Miele)
- Spa-like primary bathrooms with ocean views
- Outdoor kitchens and fire features for entertaining
- Sustainable features (solar, water reclamation, native landscaping)
- Smart home systems
- Privacy landscaping and gating
- Updated pools with infinity edges or beach-entry design
What Doesn't Add Value: Over-the-top personalization, dated Mediterranean details, small rooms, poor indoor-outdoor flow, and excessive deferred maintenance. Fix these before listing.
Disclosure Strategy: Be proactive about known issues. Buyers will conduct extensive inspections. Address obvious problems before listing—fresh paint, roof repairs, HVAC servicing. Provide geological reports, septic certifications, and recent insurance documentation upfront.
Timing: If wildfires have recently burned nearby, expect market hesitation. Wait 3-6 months for nerves to settle if possible. Post-fire, buyers negotiate harder on insurance concerns.
Agent Selection: Use an agent with deep Point Dume experience and relationships with luxury buyers. The agent network here is tight—top agents know who's looking and can arrange quiet showings before properties hit MLS. Commission is negotiable but expect 5-6% total (split between listing and buyer agents).
Dining and Entertainment
Point Dume itself has virtually no commercial development—the neighborhood is entirely residential. Dining and entertainment require driving to adjacent areas.
Trancas Country Market Area (2 miles west): The social hub for Point Dume residents. Trancas Canyon Shopping Center includes:
- Ollo – Upscale brunch and lunch spot, excellent coffee
- Cholada Thai – Reliable neighborhood Thai
- Lily's Malibu – Mexican food, popular with families
- Howdy's Taqueria – Quick, casual Mexican
- Marmalade Cafe – Breakfast and lunch staple
- Vintage Grocers – Upscale market for organic produce and prepared foods
Zuma Beach Area (3 miles west):
- The Sunset Restaurant – Classic beachfront dining, exceptional sunsets
- Zooma Sushi – Neighborhood sushi, nothing fancy but consistent
Cross Creek/Civic Center Area (8-10 miles east):
- Nobu Malibu – The see-and-be-seen destination, book weeks ahead
- Malibu Farm – Farm-to-table on the pier, tourists and locals
- Malibu Beach Inn's Carbon Beach Club – High-end coastal dining
- SunLife Organics – Acai bowls and smoothies, post-surf favorite
- Malibu Country Mart – Shopping and dining complex with cafes and boutiques
Entertainment: Malibu lacks nightlife. Entertainment means house parties, private screenings in home theaters, sunset beach bonfires, and drives to Santa Monica (20 minutes) for restaurants, bars, and live music. The Malibu Performing Arts Center (8 miles east) hosts occasional concerts and plays. Most residents go to West LA, Beverly Hills, or downtown Los Angeles for cultural events, fine dining, and nightlife.
Parks and Recreation
Point Dume's recreation centers on its extraordinary natural assets.
Beaches:
- Point Dume State Beach – The main beach accessed via Westward Beach Road parking lot. Wide sandy beach, tide pools on the north end, popular with families. Facilities include restrooms and lifeguards (seasonal).
- Little Dume (Point Dume Cove) – Accessed via steep stairway from Cliffside Drive or by walking around the point at low tide. Smaller, more protected, clothing-optional area on far north end (technically illegal but traditionally tolerated).
- Westward Beach – Stretches south from Point Dume, excellent for long walks, less crowded than Zuma.
- Zuma Beach – Major LA County beach just west of Point Dume. Wide, clean, full facilities. Can get extremely crowded on summer weekends.
- Paradise Cove – Private beach club (entrance fee or restaurant minimum) with calmer water, good for families and paddleboarding.
Hiking
- Point Dume Trail – The signature hike starts at Westward Beach parking lot. Steep 0.75-mile climb to the bluff top with panoramic views. Headland offers whale-watching December-April. Trail continues to secluded Pirate's Cove beach (check tides).
- Escondido Falls Trail – 3.7 miles round-trip to a 150-foot waterfall in Escondido Canyon (6 miles east). Best after winter rains.
- Solstice Canyon – Network of trails including a 3-mile loop past a waterfall and Tropical Terrace ruins (7 miles east).
- Backbone Trail Access – Multiple access points from Kanan Dume Road lead to the 67-mile Backbone Trail traversing the Santa Monica Mountains.
Water Activities
- Surfing – Point Dume offers multiple breaks. The Point itself has a consistent right point break for intermediate/advanced surfers. Little Dume has a hollow beach break. County Line (12 miles west) is world-class.
- Diving – Point Dume underwater reserve has kelp forests, rocky reefs, and marine life. Popular shore dive entry from Little Dume.
- Kayaking/Paddleboarding – Launch from Westward or Paradise Cove for calm days. Paddle around the point to explore sea caves.
- Whale Watching – Gray whales migrate past Point Dume December-April. Blues and humpbacks appear summer/fall.
Other Recreation
- Malibu Equestrian Center – Horseback riding, lessons (5 miles northeast)
- Malibu Tennis Club – Private club membership required (7 miles east)
- Golf – No courses in immediate area; closest are Sherwood Country Club (30 minutes) or Rustic Canyon (25 minutes)
The neighborhood itself has no parks, playgrounds, or athletic fields—recreation happens on the beach, trails, and in private backyards.
Annual Events and Festivals
Point Dume as a residential neighborhood doesn't host public events. Nearby Malibu area events include:
- Malibu Arts Festival (September) – Juried art show at Malibu Bluffs Park featuring local and regional artists.
- Malibu Film Festival (April) – Small independent film festival with screenings and panels, though less active in recent years.
- Chili Cook-Off & Fair (September, Labor Day Weekend) – Long-running fundraiser at Zuma Beach for local schools. Community atmosphere, live music, activities.
- Malibu Triathlon (September) – Elite and amateur triathletes compete; swim/bike/run course uses Zuma Beach area. Roads close briefly.
- Surfing Competitions – Various amateur and professional surf contests at Zuma and Surfrider Beach throughout the year, especially summer.
- Holiday Events – Small tree lighting at Malibu Country Mart (December), but nothing in Point Dume specifically.
Most "events" for Point Dume residents are private—beach bonfires, house parties, charity fundraisers in private homes, and sunset gatherings at Paradise Cove. The community is too small and exclusive for public festivals. Residents drive to Santa Monica for the Santa Monica Pier Twilight Concert Series (summer Thursdays), or to broader LA for major cultural events.
Commute and Accessibility
Point Dume's biggest lifestyle compromise is commute time and traffic on Pacific Coast Highway.
Pacific Coast Highway (PCH/Highway 1) – The only major road. Two lanes each direction, bottlenecks at traffic signals. Morning rush (7-9:30am) sees heavy eastbound traffic toward Santa Monica/LA. Evening rush (4-7pm) is westbound exodus from LA. Accidents or rock slides close PCH entirely with no alternate coastal route, forcing 45-minute detours through inland canyons.
Commute Times (varies wildly by traffic):
- Santa Monica: 30-40 minutes off-peak, 50-70 minutes rush hour
- West LA: 35-50 minutes off-peak, 70-90 minutes rush hour
- Century City: 40-55 minutes off-peak, 75-100+ minutes rush hour
- LAX Airport: 45-60 minutes off-peak, 75-90+ minutes with traffic
- Downtown LA: 60-80 minutes off-peak, 90-120 minutes rush hour
- Calabasas/Valley: 20-30 minutes via Kanan Dume Road (no traffic issues)
Public Transportation: Essentially nonexistent. Metro Bus Line 534 runs PCH between Santa Monica and Zuma Beach but with very limited frequency (every 1-2 hours). No Metro Rail access. Residents drive personal vehicles.
Traffic Reality: PCH is subject to closures from mudslides (winter), rockfalls (year-round), wildfires (summer/fall), and accidents. Weekend beach traffic in summer creates parking-lot conditions on PCH. Residents learn to time trips around traffic—errands before 10am, avoid PCH Friday 3-8pm, expect delays on holiday weekends.
Accessibility Considerations:
- Narrow, winding residential streets with limited visibility
- Many driveways have steep grades requiring ground clearance
- Street parking is scarce; some homes have challenging turnaround areas
- Emergency vehicle access can be slow due to road configuration
- Some properties accessible only via private roads requiring keys/codes
- Cell service is generally reliable but can be spotty in canyon areas
Remote Work Impact: Since pandemic-era remote work, Point Dume has become more viable for professionals who commute to offices 1-2 days per week. Full-time daily commuters to West LA or beyond find the drive exhausting over time.
Who is Point Dume For?
Point Dume is for people who've achieved significant financial success and prioritize natural beauty, privacy, and outdoor lifestyle over urban convenience. It is ideal for the following residents:
- High-net-worth individuals with $3+ million in liquid assets beyond the home purchase who can absorb $40,000-60,000+ in annual property taxes, insurance, and maintenance without stress
- Entertainment/tech executives with flexible schedules who can avoid rush-hour commutes or work remotely most days
- Second-home buyers splitting time between multiple properties who use Point Dume as a weekend/summer retreat
- Empty nesters and retirees done with daily commutes who want world-class scenery and recreation at their doorstep
- Fitness enthusiasts who surf, hike, paddleboard, or dive regularly—outdoor recreation as lifestyle centerpiece
- Privacy seekers including celebrities, public figures, and introverts who value seclusion and minimal public interaction
- Nature lovers who prioritize ocean views, wildlife, starry skies, and connection to the natural environment over restaurants, nightlife, and cultural amenities
Point Dume rewards residents who embrace its trade-offs: spectacular natural setting and privacy in exchange for geographic isolation and traffic hassles. If you're willing to drive 45 minutes for great sushi and you'd rather watch whales migrate than walk to a coffee shop, Point Dume delivers an unmatched Southern California lifestyle. If you need urban density and instant access to everything, look elsewhere.
