Point Dume — Bluff-Top Living & Beaches
Point Dume is the broad headland of western Malibu, a network of larger, flatter lots on the bluffs above some of the area’s best beaches and surf breaks. The gated Riviera tracts come with deeded keys to private beach coves, and the whole peninsula is laced with trails, parks, and the Point Dume Nature Preserve. It is the part of Malibu most associated with families — relaxed, nature-centric, and walkable to the Point Dume Village market.
Sales generally run $3M to $30M, placing every Point Dume purchase in the $9,250 flat-fee tier. On a $5M home, a traditional 2.5% buyer-agent commission is about $125,000; Roman’s flat fee is $9,250, with the difference negotiated as a seller concession and credited to you on the settlement statement.
Best for: Families and nature-minded buyers who want larger lots, private beach access, surf and trails, and proximity to Point Dume’s well-regarded schools — in a relaxed, residential pocket of Malibu.
Point Dume — What Buyers Need to Know
Deeded Beach Rights & the Riviera Keys
Several Point Dume tracts include deeded keys to private beach coves. Confirm exactly which beach rights and HOA/Riviera obligations transfer with the property — they vary lot to lot.
Lots, Septic & Wells
Point Dume’s larger parcels rely on septic systems and, in places, private wells. Roman coordinates septic, well, and percolation checks alongside the standard inspections.
Bluff, Fire & Insurance
Bluff-edge parcels need geologic and erosion review, and the peninsula is a Very-High-Fire-Hazard zone. Verify defensible-space requirements and insurance availability (including the California FAIR Plan) early.
Market Data — Point Dume Spring 2026
~$5.5M
Median Price 2026
▼ Down ~13% YoY
~110
Avg Days on Market
Faster than oceanfront
Larger
Typical Lot Size
▲ Flat, usable land
Family
Buyer Profile
Schools & beaches
🏖Larger, flatter bluff-top lots above some of Malibu’s best beaches and surf breaks.
🔑Gated Riviera tracts include deeded keys to private beach coves — a signature Point Dume feature.
🏫The family heart of Malibu — trails, parks, the nature preserve, and well-regarded schools.
💰At $5,000,000 the flat fee can generate up to about $115,750 in seller concession — applied as a closing cost credit, subject to seller agreement.
Market data sourced from Zillow, Redfin, Realtor.com and CRMLS for Malibu as of spring 2026. Figures approximate. Not a guarantee of future performance. Verify current conditions before any purchase decision.
Why Flat Fee Makes Sense in Point Dume
On a $5,000,000 Point Dume Home (2.5% seller compensation)
Up to $115,750
Traditional agent: $125,000 — Flat fee: $9,250
Subject to seller agreement · Varies by property · Not a guarantee
On a $5,000,000 Point Dume home, a traditional 2.5% commission is about $125,000, versus Roman’s $9,250 flat fee. For the buyer, the benefit is simple: full representation for a transparent flat fee instead of a percentage, with the savings returned as a closing cost credit at closing.
Flat Fee vs. Traditional at $5,000,000
| At $5,000,000 | Traditional 2.5% | Roman’s Flat Fee |
|---|
| Agent Compensation | $125,000 | $9,250 |
| You Receive Back | $0 | Up to $115,750* |
| Est. Closing Costs | $80,000 out of pocket | Potentially offset* |
| Full Representation | ✓ | ✓ |
| Out-of-Pocket | Down payment + $80,000 | Down payment only* |
*Subject to seller agreement. Not a guarantee.
Frequently Asked Questions
What is the Point Dume neighborhood in Malibu?
Point Dume is the bluff-top headland of western Malibu (ZIP 90265), known for larger lots, private beach access through the gated Riviera tracts, surf, trails, and a family-friendly feel. Homes generally run $3M to $30M, placing every purchase in the $9,250 flat-fee tier.
How much can a flat fee buyer agent save you in Point Dume?
On a $5,000,000 Point Dume home with 2.5% seller-offered compensation, a traditional agent earns about $125,000. Roman’s flat fee is $9,250, creating up to roughly $115,750 that can be applied as a closing cost credit on your settlement statement — subject to seller agreement and lender approval.
Is this a buyer rebate, commission discount, or commission rebate?
Buyers use a few different terms — a commission discount, a “buyer rebate,” or a “real estate agent commission rebate for buyer” — but they all describe the same outcome: a way to save on the buyer-agent commission. What you actually receive with Roman is a closing cost credit applied on your settlement statement at closing. He charges a flat fee and negotiates buyer-agent compensation as a seller concession in the RPA, so the difference above the flat fee is credited to you — subject to seller agreement and lender approval.
What schools serve Point Dume?
Malibu is served by the Santa Monica-Malibu Unified School District (SMMUSD) — including Point Dume, Malibu and Webster elementary schools, Malibu Middle School and Malibu High School (home of the Sharks). In December 2025 both the SMMUSD board and the Malibu City Council unanimously approved agreements to form an independent Malibu Unified School District (MUSD), now pending special state legislation and approval. Always verify current school assignments by address.
Why do buyers choose Point Dume?
Buyers choose Point Dume for larger, usable lots, deeded private beach access, surf and trails, a relaxed family atmosphere, and proximity to Point Dume’s well-regarded elementary school and Malibu High.
Who pays the buyer’s agent commission in Malibu, California?
In California, the buyer’s agent commission is negotiable and is set in your written buyer representation agreement. Since the 2024 rule changes, sellers are not required to offer buyer-agent compensation, though many sellers in Malibu still do. When a seller does offer it, Roman’s flat fee applies — $7,250 under $1.5M or $9,250 at $1.5M and above — and any amount above that flat fee can be returned to you as a closing cost credit on your settlement statement, subject to seller agreement and lender approval.
How can I avoid paying the full 2.5% buyer’s agent fee in Malibu?
Instead of a percentage, Roman works as a flat fee buyer agent and flat fee realtor in Malibu, charging a transparent $7,250 under $1.5M or $9,250 at $1.5M and above. When the seller offers buyer-agent compensation higher than that flat fee, the difference is credited back to you as a closing cost credit on your settlement statement — subject to seller agreement and lender approval. It works differently from a typical discount real estate broker, because you still receive full, dedicated buyer representation.
Can I hire a flat-fee agent just to write an offer on a Point Dume home?
Yes. Whether you’ve already found a Point Dume home or want help from the first showing, Roman provides complete representation — writing and negotiating your offer, handling contingencies and escrow, and coordinating your closing — for the same flat fee. You can also negotiate the buyer-broker agreement fees with him directly before you begin your search.
How do I negotiate buyer-broker agreement fees in California?
California's buyer representation agreement (the BRBC) states the agent's compensation as a maximum, and the amount and structure are negotiable between you and your agent before you sign. With Roman there is nothing to haggle over: the fee is a flat $7,250 under $1.5M or $9,250 at $1.5M and above, stated up front as the maximum from any source. When a seller offers buyer-agent compensation above that flat fee, the excess becomes your closing cost credit on the settlement statement. Review the fee, the term length, and the scope of service before signing, and get the flat-fee structure in writing.
What are my commission options in a California buyer representation agreement?
Under a California buyer representation agreement you can generally agree to pay your agent a percentage of the purchase price, an hourly rate, or a flat fee. Roman uses a flat fee — $7,250 under $1.5M or $9,250 at $1.5M and above — disclosed as the maximum compensation from any source. If the seller offers buyer-agent compensation greater than the flat fee, the difference is applied as a closing cost credit on your settlement statement in Malibu, subject to seller agreement and lender approval.
How does a buyer commission rebate work in Malibu?
Buyers in Malibu often search for a “commission rebate” or “buyer rebate,” but what you actually receive is a closing cost credit on your settlement statement at closing — not a cash payment. Roman negotiates the seller-offered buyer-agent compensation in the purchase agreement; when it exceeds his flat fee ($7,250 under $1.5M or $9,250 at $1.5M and above), the difference is credited to you at closing, subject to seller agreement and lender approval. “Closing cost credit” is the accurate, compliant description of how a commission rebate works in Malibu.