EXCLUSIVE: Richard Simmons’ Iconic L.A. Estate Gets $580K Price Cut—Just Weeks After Relisting as ‘Development Opportunity’

The storied Los Angeles estate where fitness guru Richard Simmons died in 2024 has undergone a significant $579,000 price cut, just a few weeks after it reappeared on the market as a $5.8 million "canvas for transformation."

Simmons, who died just days after celebrating his 76th birthday, had owned the home for decades—and spent an increasing amount of time hiding away inside the dwelling in the years leading up to his death, as he all but withdrew from public life.

The hilltop abode, which spans nearly 5,000 square feet, was initially listed for $6.99 million in June 2025, 11 months after Simmons died. The price was quickly reduced to $6.5 million as the dwelling struggled to find a buyer.

By November of that year, the ask had plummeted to $5.9 million, before the listing was removed altogether.

In April, the dwelling made a bold return to the market, complete with a new "highly strategic" sales strategy, which listing agents Rachelle Rosten and Kelly deLaat of The Rachelle Rosten and Kelly deLaat Team at Douglas Elliman explained was focused on maximizing the way in which buyers viewed the property's potential.

That strategy saw the dwelling being repositioned as both a "development opportunity" and a "canvas for transformation" in a bid to appeal to buyers seeking a renovation project and those with a dream of building a custom compound.

"Originally celebrated for its connection to former owner Richard Simmons and the private sanctuary he created, the property is now being reintroduced as a compelling canvas for transformation," Rosten explained.

"Set high above the Sunset Strip with sweeping panoramic views, this iconic estate presents a rare opportunity to reimagine and build something truly remarkable in one of Los Angeles’ most coveted enclaves."

Described in its listing as an "ideal canvas for a world-class estate," the property is located in what deLaat and Rosten described as the perfect spot for a much larger and more modern mansion—one that could be either expanded out from the existing structure or created from scratch.

The existing home, which features four bedrooms and 4.5 bathrooms, occupies only a small portion of the 0.56-acre parcel on which it sits, allowing ample space for additional structures or a much larger primary residence to be built.

"The gated, private parcel offers dramatic panoramic city views and sweeping vistas, with multiple usable tiers featuring generous flat pads, terraced gardens, and a dedicated pool level," the description notes.

"This flexible topography creates an ideal canvas for new construction, guest structures, expansion, or a reimagined modern compound while capitalizing on the exceptional privacy and positioning."

Addressing the pivot in the home's marketing strategy, Rosten—who, along with deLaat, has a great deal of experience in trust sales—explained that the decision to offer the property as a development opportunity came after a "careful reassessment of [its] full potential," one that was not meant to eradicate Simmons' legacy, but rather breathe new life into it.

"While the existing residence carries undeniable charm, character, and a joyful spirit that mirrors Simmons’ distinctive personality, the true value lies in the land itself," she said.

"With its generous scale, prime setting, and extraordinary vistas, the site invites a new vision where new construction can fully realize and elevate everything this exceptional property has to offer."

DeLaat also noted that the new marketing process involved figuring out an updated asking price—one that took into account the amount of work that might be required to turn the dwelling into a buyer's dream abode.

"Our valuation reflects a thorough analysis of comparable properties with similar views, many of which would require substantial renovation or complete redevelopment," she shared.

"We also accounted for today’s elevated construction and material costs, along with the time and complexity involved in securing permits and approvals."

As for Simmons' ties to the dwelling, Rosten conceded that the celebrity cachet, coupled with the unique design elements Simmons put in place, certainly helped to draw interest from prospective buyers, but that they likely wouldn't be the thing to cement a sale.

"The property’s celebrity provenance and distinctive design details will naturally generate significant interest," she said. "Elements such as the staircase cherubs, vibrant patterned wallpaper, curved French patio doors, and the deeply personal, expressive touches throughout make the home both memorable and visually striking."

Simmons' connection to the property received new attention earlier this month when broadcast journalist Diane Sawyer visited the home to spend time with the fitness guru's brother, Lenny Simmons, and his housekeeper, Teresa Reveles.

Speaking to Sawyer in the special, which aired on May 12, Reveles recalled how Simmons slowly withdrew from the public eye—venturing out only when he was sure he wouldn't be recognized.

According to Reveles, Simmon would often disguise himself whenever he ventured outside the home, wearing elaborate costumes ranging from clown outfits to women’s clothing in an effort to avoid public attention.

"He'd do all the very different costumes," Reveles said. "Sometimes he'd be a clown. Sometimes he'd be a woman. Nobody knows [it] was him. And then later he [would] go—we [would] go in the car and—I [would] take him all [over] the city so we can see the new buildings, the new store."

The housekeeper also recalled the days leading up to Simmons' death, revealing that he had suffered a fall the night before he died. But he was reluctant to seek medical attention, telling those around him that he simply wanted to remain at home.

Reveles recalled that the fitness star spent his final evening watching TV, eating dinner, and speaking about how grateful he was for his life and supporters before going to bed.

Simmons purchased the four-bedroom estate in the 1980s and lived there for more than four decades, transforming it into what many close to him described as a deeply personal sanctuary. 

Filled with eccentric decorative touches that mirrored Simmons’ vibrant public persona, the property features everything from staircase cherubs and boldly patterned wallpaper to curved French doors, terraced gardens, and a key-shaped swimming pool.

The nearly 5,000-square-foot residence also includes an attic gym space—a fitting feature for the man who built an empire encouraging millions to exercise through his wildly successful “Sweatin’ to the Oldies” workout videos.