Starting at Pepperdine and weighing a move to Malibu? The coastline is stunning, but the housing market is tight, high cost, and moves quickly. If you are deciding between a short-term rental, a 12-month lease, or buying, your best choice depends on budget, commute tolerance, household size, and how you want to live day to day. This guide breaks down realistic housing options near campus, commute patterns, nearby communities, and a simple timeline so you can make a confident move. Let’s dive in.
Malibu at a glance
Malibu is a low-density coastal city with limited inventory and strong demand for beach and ocean-view homes. Most housing is single-family, which means fewer large apartment buildings and fewer lower-priced rentals. Leasing cycles can be irregular, and competition is common.
You will likely drive. Public transit exists but is limited compared with central Los Angeles. Commute times vary by time of day, season, and Pacific Coast Highway traffic. Natural events can also affect roads, so plan for contingencies.
Housing options in Malibu
Single-family homes
Single-family homes are the most common option in Malibu. They range from small cottages to large estates with privacy and views. Many are owner-occupied, so rental supply is limited. If you plan to buy, factor in due diligence around coastal regulations, wildfire risk, and insurance.
Cottages and small houses
Smaller beach cottages and accessory units make up a meaningful share of short to mid-term rentals. Many are furnished and offered on flexible terms. Expect varied parking and utility arrangements, and higher per-bedroom costs compared with inland areas.
Condos and townhomes
Condo and townhouse options exist in select pockets, though they are less common than single-family homes. These can offer lower maintenance and access to shared amenities. Review HOA fees, rules, and any restrictions on rentals before you commit.
Apartments and multifamily
Larger apartment complexes are scarce in Malibu proper. If you need standardized leasing, on-site management, or more predictable rental availability, consider nearby communities with more multifamily options.
Short-term and seasonal rentals
Malibu has an active short-term market, but rules and HOA policies vary by location. Short-term leases often cost more per month but offer flexibility for arrivals tied to academic start dates. Visiting faculty and families sometimes pair a short-term stay with a longer search once on the ground.
Considerations for families
Bedrooms, yard space, and school access often guide the search. Malibu’s public school options are geographically limited, so some families choose neighboring communities that better match their preferences. If you plan to buy or lease long term, include wildfire readiness and evacuation routes in your evaluation.
Commute to Pepperdine
Roads and drive times
Pepperdine’s main campus sits along the Pacific Coast Highway. Most local commutes run along PCH, with inland connections via Malibu Canyon Road and Kanan Dume Road to the US 101 corridor. Living in central or west Malibu can put you within minutes to about 15 to 30 minutes of campus, while inland commutes can take 20 to 60 minutes or more depending on traffic and route.
Public transit and alternatives
Transit options are limited. Some regional services connect to West Los Angeles or Ventura County, but service levels vary. Many staff and faculty rely on driving, carpools, rideshare, and campus shuttles where available. Cycling and walking work within small neighborhoods near campus, but PCH conditions limit longer routes.
Time of day and seasons
Weekday peaks bring predictable congestion, and weekends and summer tourist traffic can extend delays. Storms, fires, or road work can cause closures. Build buffer time into your schedule, and monitor conditions if you rely on canyon roads.
Nearby communities to consider
Santa Monica, Brentwood, Pacific Palisades
These Westside areas offer more apartments and condos, plus broader access to shopping, healthcare, and services. Commutes to Pepperdine typically run 20 to 45 minutes or more via PCH, depending on traffic. You trade a longer drive for a wider range of housing and amenities.
Topanga, Woodland Hills, Calabasas, Agoura Hills, Thousand Oaks
Inland communities offer more inventory, larger homes, garages, and often newer subdivisions. Commutes use Malibu Canyon or Kanan Dume to reach PCH, typically 20 to 60 minutes or more. You gain space and affordability per square foot, with less immediate beach access.
Ventura County: Oxnard, Ventura, Camarillo
These cities can offer more affordable housing. The commute is longer using US 101 and CA 1. Many choose carpooling or hybrid schedules to balance distance with value.
Westchester, Playa Vista, Marina del Rey
These neighborhoods feature newer developments and rentals aimed at professionals, with strong access to LAX and West LA. Expect 45 minutes or more by car to campus, depending on traffic.
When to start your search
- Short-term furnished rental: begin 1 to 2 months before arrival.
- Standard 12-month lease: begin 2 to 4 months before move-in.
- Home purchase: begin 6 to 12 months ahead to account for lower turnover, coastal due diligence, and insurance review.
- Academic calendar moves: align for inventory shifts in June through August when many housing changes occur.
Application and document checklist
- Proof of income and employment, including recent paystubs or a Pepperdine employment letter.
- Credit report and references from prior landlords.
- Bank statements for reserves and deposits.
- Government ID and, for international hires, visa and tax documentation.
Lease and purchase details to confirm
- Lease length, renewal options, and subletting rules.
- What utilities are included and who pays for what.
- Parking availability, assigned spaces, and guest policies.
- Pet policies and deposits.
- For purchases: HOA dues and rules for condos, and any coastal permits or repair histories.
Risk, inspections, and insurance
- Review wildfire and flood risk disclosures and evacuation routes.
- Confirm sewer or septic systems, and assess foundation and erosion risk for coastal lots.
- Inspect roof, termite, and moisture conditions, which are common in coastal climates.
- Price out renters or homeowners insurance early, since premiums can be higher in Malibu.
First 30 to 90 days checklist
- Register with Pepperdine HR or your department for parking and shuttle info.
- Find your nearest grocery, healthcare provider, pharmacy, and emergency services.
- Confirm school enrollment or childcare plans.
- Review local emergency preparedness and evacuation materials.
- Set up utilities and finalize insurance policies.
Winning strategies in a tight market
- Have complete application packets ready before touring rentals.
- Be flexible on move-in dates or lease terms to strengthen your position.
- For purchases, build in time for inspections and coastal or insurance due diligence.
- Work with a local agent who knows Malibu’s micro-markets and constraints.
Budget tips and reality checks
Is living in Malibu on a faculty or staff salary realistic? It depends on role and household income. Many university-affiliated households choose nearby communities for better inventory and value, then revisit Malibu after a semester or two. If you prioritize beach access and a short commute, expect to pay more. If you want more space, a garage, and a larger yard, focus inland where choices are broader.
How we can help
Relocating for Pepperdine works best with a clear plan and a local guide. With deep roots in Malibu, our boutique team provides calm, step-by-step support so you can focus on your new role and life. We offer relocation representation across Malibu and nearby communities, plus expert guidance if you decide to buy or sell. If you want a steady hand through options, timing, and negotiation, connect with Susan Cosentino to start a conversation.
FAQs
What should I know about Malibu rentals near Pepperdine?
- Rental inventory is limited, leasing cycles can be irregular, and many short-term options are furnished with higher per-month costs.
How long is the commute to Pepperdine from nearby areas?
- Local Malibu commutes can be under 30 minutes, while inland or Westside commutes often range from 20 to 60 minutes or more depending on traffic.
Are there reliable public transit options to campus?
- Transit exists but is limited, so most people drive, carpool, or use campus shuttles when available.
When should I begin my housing search for a fall start?
- Begin 2 to 4 months ahead for rentals and 6 to 12 months for purchases, aligning with summer inventory shifts.
What risks should I evaluate before renting or buying in Malibu?
- Review wildfire and flood risk, evacuation routes, coastal permit history, septic versus sewer, and insurance costs.
Is it smarter to live outside Malibu at first?
- Many relocators start in Santa Monica, the Westside, or inland communities for broader options and value, then reassess Malibu after settling into the role.
