West Hills real estate sits at the far western edge of the San Fernando Valley, where the flats of Canoga Park give way to the Simi Hills, and it is one of the last places in the City of Los Angeles where a family can buy a detached home with a real backyard for around a million dollars. The median sale price landed near $1.1 million in mid 2026, a clear step below Calabasas and Hidden Hills but above Chatsworth and Canoga Park. It attracts move-up families chasing El Camino Real Charter High School, buyers priced out of Woodland Hills, and Valley residents who want quiet cul-de-sacs, big lots and hiking access. What makes it distinct is the geography: ranch homes backing onto open space and a small town feel twenty minutes from Warner Center. James Malcom has represented sellers and buyers across West Hills for years from The Malcom Group’s Woodland Hills office.
West Hills Real Estate Market Overview
West Hills is a steady, family driven market priced just below Woodland Hills. Per Redfin, June 2026, the median sale price was $1,099,617, up 4.7 percent year over year, at about $573 per square foot with a median of 37 days on market. Redfin scores the neighborhood very competitive. Zillow’s July 2026 data shows a typical home value of about $1.01 million and homes going pending in roughly 18 days, so well priced houses still draw offers quickly even as overall values have flattened.
The direction is balanced leaning seller: buyers have regained leverage on homes that need work, but turnkey single story homes on good streets still see multiple offers. The property mix is overwhelmingly single family on lots of 7,000 to 12,000 square feet, with a small supply of condos and townhomes along Roscoe Boulevard and Sherman Way. Price bands in West Hills real estate break down roughly like this:
- Entry: $500,000 to $750,000 buys a condo or townhome, or occasionally a small original ranch that needs everything.
- Mid: $900,000 to $1.4 million is the heart of the market: updated ranches and two story family homes from the 1960s through the 1980s.
- Top: $1.5 million to $2.5 million and up covers view homes in Hidden Lake and Stonehaven and remodeled homes on half acre lots along Valley Circle.
Market data last reviewed August 2026.
Homes for Sale in West Hills
Most West Hills homes for sale were built between 1955 and 1985, in tracts that grew west as the Valley filled in. The oldest sections near Sherman Way and Platt Avenue are single story California ranches on flat 7,500 square foot lots. West toward Valley Circle the homes get bigger: two story Colonial and Mediterranean influenced tract homes from the 1970s and 1980s with four or five bedrooms and pools.
True new construction is rare because there is almost no vacant land, so buyers who want new are looking at full remodels. Gated living exists on a small scale in Hidden Lake, and HOA fees are limited to those pockets and the condo complexes. View lots sit on the hillside streets west of Valley Circle and against Bell Canyon Park and El Escorpion Park. Notable streets include Valley Circle Boulevard, Woodlake Avenue, Justice Street and the cul-de-sacs near Orcutt Ranch. Lot sizes, mature trees and backyard privacy set homes in West Hills CA apart from comparably priced homes elsewhere in the Valley.
West Hills Neighborhoods and Enclaves
Valley Circle Corridor
The stretch along Valley Circle Boulevard between Roscoe and Victory is the address most buyers picture when they think of West Hills: larger two story homes from the late 1970s and 1980s on quiet loops and cul-de-sacs, many with pools. Prices run $1.2 million to $1.8 million, with hillside view homes west of Valley Circle pushing higher.
Hidden Lake
Hidden Lake is the gated community tucked north of Roscoe near the Chatsworth Reservoir, where homes cluster around a small private lake and greenbelt with an HOA and a genuine sense of seclusion. Expect $1.3 million to $2 million for updated four and five bedroom homes, with lakefront lots at the top of the range.
Stonehaven
Stonehaven sits in the hills on the western edge of the neighborhood with larger custom leaning homes on view lots facing the Simi Hills. It is the closest thing West Hills has to an estate district. Prices start around $1.6 million and top $2.5 million for remodeled homes with long driveways.
Bell Canyon Adjacent
Streets near the Bell Canyon gate and Bell Canyon Park, at the southwest corner of West Hills, give buyers a rural feel with horse trails and canyon views but LA city services and West Hills schools. Homes range from $1.1 million ranches to $2 million plus hillside properties on quarter acre lots.
Woodlake Area
The blocks around Woodlake Avenue and Woodlake Elementary north of Victory Boulevard are classic mid century West Hills: single story ranches, wide streets, flat yards and a mix of original owners and young families. This is the sweet spot for move-up buyers at $950,000 to $1.3 million, and good remodels sell fast.
El Escorpion Park Area
Homes along Vanowen Street and the side streets that dead end at El Escorpion Park trade on direct open space access. Mostly 1960s and 1970s ranches and split levels priced from $1 million to $1.5 million, with the highest values for homes that back directly onto the hills.
Roscoe Corridor and Chatsworth Reservoir Edge
The northern edge along Roscoe Boulevard and the streets bordering the Chatsworth Reservoir offer the most attainable single family pricing, generally $850,000 to $1.2 million, plus most West Hills condos and townhomes at $500,000 to $750,000. Good value for buyers who want the zip code and schools without stretching.
Schools in West Hills
West Hills is served by the Los Angeles Unified School District, and schools are the biggest reason many buyers choose it over neighboring communities. Elementary options include Pomelo Community Charter, Justice Street Academy Charter, Welby Way Charter Elementary, Hamlin Charter Academy, Nevada Avenue Elementary and Woodlake Elementary, most of them well regarded on GreatSchools and by local parents.
Middle school students typically attend Hale Charter Academy in Woodland Hills, one of the most sought after public middle schools in the west Valley. High school is El Camino Real Charter High School, whose attendance boundary is a genuine driver of West Hills real estate demand, and buyers regularly ask James to confirm boundaries before writing an offer. Private options include Chaminade College Preparatory in West Hills, Sierra Canyon School in Chatsworth and Louisville High School in Woodland Hills. Always verify current boundaries with LAUSD.
Lifestyle: Parks, Dining and Things to Do
Living in West Hills means open space is part of daily life. Orcutt Ranch Horticulture Center on Roscoe Boulevard is a 24 acre historic estate with citrus groves and a 700 year old oak, and its summer citrus picking weekends are a neighborhood tradition. El Escorpion Park at the west end of Vanowen leads into Upper Las Virgenes Canyon Open Space Preserve, and Bell Canyon Park off Valley Circle offers shaded creekside hiking. Shadow Ranch Park and Knapp Ranch Park handle youth sports.
Fallbrook Center at Fallbrook and Victory is the everyday hub with Trader Joe’s, Sprouts, Target and casual restaurants. Platt Village at Platt and Victory carries the neighborhood favorites for sushi, Italian and coffee. Westfield Topanga and The Village in Woodland Hills are ten minutes away for serious shopping and restaurant nights, and the Calabasas and Canoga Park farmers markets are close on Saturday mornings.
Commute and Location
West Hills is bounded by Roscoe Boulevard on the north, Bell Canyon on the west, Woodland Hills on the south and roughly Fallbrook Avenue on the east. The 118 Freeway is about ten minutes away via Topanga Canyon, and the 101 is ten to fifteen minutes south along Valley Circle. Warner Center is 15 to 20 minutes away.
Drive times without traffic run about 35 to 45 minutes to Burbank and the studios and 45 to 60 minutes to Downtown Los Angeles, Santa Monica and LAX, though peak hour trips run considerably longer. Transit riders use the Metro G Line busway from the Chatsworth or Canoga stations, and Metrolink runs from Chatsworth to Union Station and Ventura County. Simi Valley and Thousand Oaks are quick trips west.
Who Buys in West Hills and Why
The typical buyer is a family with school age children moving up from a condo or a smaller home in Canoga Park, Winnetka or Reseda, drawn by El Camino Real and the elementary charters. A second group is Westside and Hollywood buyers trading a condo for a four bedroom house with a pool. Empty nesters stay for decades, so much inventory arrives as original condition estate sales.
Compared with Woodland Hills real estate, West Hills is generally 10 to 20 percent less expensive for a similar home and quieter, with less walkability. Calabasas and Hidden Hills offer Las Virgenes schools and gated prestige at much higher prices, often double. Chatsworth is a bit more affordable with more horse property, while Porter Ranch trades mature tree lined streets for newer construction and HOA communities.
Selling a Home in West Hills
What sells fastest in West Hills is a single story home on a cul-de-sac with an updated kitchen, a pool and a clean inspection report, especially in the Woodlake and Justice Street school areas. Dated homes still sell, but they need honest pricing, because buyers compare every house against remodeled comps nearby. Spring brings the most active buyers, with a second window in early fall, and listing in March or April draws the strongest competition.
Prep that matters locally: fresh exterior paint, drought tolerant landscaping, a serviced pool, cleared permits and a pre-listing termite inspection, since many older ranches carry wood damage. James Malcom markets West Hills listings with professional photography, video and drone footage that shows off lot size and the hills behind the home, plus staging guidance and pricing designed to draw multiple offers. Review our seller resources, read how to price a home to sell fast, and request a free home valuation.
Why Work With James Malcom in West Hills
James Malcom knows which streets fall inside the El Camino Real boundary and which Hidden Lake lots actually see the water. That kind of detail wins negotiations. The Malcom Group’s Woodland Hills office at 6263 Topanga Canyon Blvd is minutes from every West Hills street, so showings and inspections happen on your schedule. James works as a West Hills realtor for both sides, helping sellers draw multiple offers and helping buyers find the right house before it hits the portals. Read our testimonials, learn more about the Woodland Hills office, or contact us to talk through your plans. Buyers can start with our buyer guide.
West Hills Real Estate FAQ
Is West Hills a good place to live?
Yes, especially for families. West Hills offers quiet streets, larger lots than most of the Valley, strong LAUSD charter schools and direct access to hiking at El Escorpion Park and Bell Canyon Park. The tradeoffs are a longer commute to the Westside and Downtown and fewer walkable restaurants than Woodland Hills. Residents tend to stay for decades.
How much does a house cost in West Hills?
Per Redfin, June 2026, the median sale price in West Hills was about $1.1 million, with homes averaging $573 per square foot. Entry level condos start around $500,000, typical updated three and four bedroom homes run $950,000 to $1.4 million, and view homes in Stonehaven and Hidden Lake range from $1.5 million to over $2.5 million.
Is West Hills expensive?
West Hills is expensive by national standards but moderate for the west San Fernando Valley. It sits below Woodland Hills, Calabasas and Hidden Hills and above Chatsworth, Canoga Park and Winnetka. For buyers who want a detached home with a yard inside Los Angeles city limits and a top charter high school, West Hills is one of the better values left in the region.
What are property taxes like in West Hills?
Under Proposition 13, property tax is based on 1 percent of the purchase price plus local voter approved assessments and bonds, which in West Hills brings the effective rate to roughly 1.2 to 1.25 percent. Most of West Hills has no Mello-Roos, since it was built out before those districts became common. Hidden Lake and condo complexes carry separate HOA dues.
What are the best neighborhoods in West Hills?
It depends on the buyer. Hidden Lake and Stonehaven are the prestige addresses with gates and views. The Valley Circle corridor offers larger two story family homes. The Woodlake and Justice Street areas fit buyers focused on elementary schools and single story ranches. The El Escorpion Park streets suit anyone who wants open space behind the house.
Is West Hills a buyer’s or seller’s market right now?
As of summer 2026 it is a balanced market that leans toward sellers on turnkey homes. Redfin rates it very competitive, with a median of 37 days on market and prices up about 4.7 percent year over year, while Zillow shows values roughly flat. Move-in ready homes still draw multiple offers; dated homes give buyers room to negotiate.
How do I find a realtor in West Hills?
Look for a West Hills real estate agent with recent closed sales in the neighborhood, knowledge of school boundaries and a clear marketing plan. James Malcom and The Malcom Group sell homes across West Hills from the Woodland Hills office and can walk you through comps, pricing and timing. Call (310) 595-0915 to get started.
Thinking about buying or selling in West Hills? Call James Malcom at (310) 595-0915 or request a free home valuation.
More West Hills seller questions
What do I need to do before selling a home in West Hills?
West Hills is inside the City of Los Angeles, so order the LADBS 9A Report of Residential Property Records, bring smoke and carbon monoxide alarms, seismic gas shut-off and water conservation fixtures into compliance, and complete the state transfer disclosures. Get a pre-listing termite inspection, since many older ranches carry wood damage, clear any open permits, service the pool and refresh exterior paint and drought-tolerant landscaping. Hidden Lake sellers should order HOA documents early. James Malcom runs this list from the Woodland Hills office, (310) 595-0915.
Does Measure ULA apply to home sales in West Hills?
Yes, West Hills is inside the City of Los Angeles, so Measure ULA applies to any sale at or above the annually adjusted thresholds and is charged on the entire price. In practice the typical West Hills ranch home trades well below the first threshold, so it mainly concerns the largest Stonehaven and Hidden Lake view homes and remodeled half-acre properties along Valley Circle. Confirm the current threshold before pricing a top-band listing.
How long does it take to sell a house in West Hills?
A single-story home on a cul-de-sac with an updated kitchen, a pool and a clean inspection report, especially in the Woodlake and Justice Street school areas, typically draws multiple offers within the first two weeks and closes after a 30 day escrow. The neighborhood median has been running around 37 days. Dated homes still sell but need honest pricing, because buyers compare every house against remodeled comps nearby, and many listings arrive as original-condition estate sales.
What is the best month to list a house in West Hills?
March or April draws the strongest competition, because families chasing the El Camino Real Charter boundary and the elementary charters want to close before August. Early fall is the second window. Winter listings face fewer competing homes but a thinner family pool.
Should I renovate before selling in West Hills?
Update the kitchen if it is original and the budget allows, otherwise refresh. West Hills buyers pay a clear premium for a remodeled single story with a serviced pool, and they discount hard for wood damage and deferred maintenance, so a termite repair, paint, landscaping and a clean inspection return more than a luxury finish package. Original-condition estate sales still move to move-up families and renovators when priced for the work.
Can I sell a house with tenants in West Hills?
Yes. West Hills is almost entirely single-family, and those homes generally fall under California statewide just-cause rules rather than the LA Rent Stabilization Ordinance, though the condo and apartment buildings along Roscoe Boulevard and Sherman Way may be RSO covered with relocation requirements. The lease transfers to the buyer, and occupied homes lose the families who drive demand here. A negotiated move-out before listing usually nets more.
What disclosures are required when selling in West Hills?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report and lead paint disclosure for pre-1978 homes, plus the City of Los Angeles 9A report and retrofit compliance. Hillside sellers west of Valley Circle and near Bell Canyon and El Escorpion Park should disclose fire zone status, and any seller should disclose termite findings, unpermitted additions and pool work. Hidden Lake and condo sellers deliver HOA documents.
Does fire zone status affect selling a home in West Hills?
Yes along the western and southern edges. Stonehaven, the hillside streets west of Valley Circle, the Bell Canyon adjacent blocks and homes backing El Escorpion Park and the Upper Las Virgenes Canyon preserve sit in or near Very High Fire Hazard Severity Zones, which affects insurance cost and availability. Sellers there should have brush clearance records and an insurance quote path ready. The flat tracts near Sherman Way, Platt and Woodlake are generally outside the zone.
What schools serve West Hills homes?
West Hills is served by LAUSD, with Pomelo Community Charter, Justice Street Academy Charter, Welby Way Charter, Hamlin Charter Academy, Nevada Avenue and Woodlake elementaries, Hale Charter Academy for middle school and El Camino Real Charter High School, whose boundary is a genuine driver of demand. Chaminade College Preparatory is in West Hills, with Sierra Canyon and Louisville nearby. Always verify current boundaries with LAUSD before writing an offer.
How long is the commute from West Hills to Warner Center or Downtown?
Warner Center is 15 to 20 minutes, the 118 about ten minutes via Topanga Canyon and the 101 ten to fifteen minutes south along Valley Circle. Without traffic, Burbank and the studios run 35 to 45 minutes and Downtown Los Angeles, Santa Monica and LAX 45 to 60 minutes, with peak trips considerably longer. Transit riders use the Metro G Line from Chatsworth or Canoga and Metrolink from Chatsworth to Union Station.
West Hills vs Woodland Hills: which is better for buying or selling?
West Hills is generally 10 to 20 percent less expensive for a similar home, quieter and less walkable, with Hale and El Camino Real shared between them. Woodland Hills adds Ventura Boulevard, Warner Center, the Taft boundary option and a deeper luxury tier South of the Boulevard. Both are City of Los Angeles with the same Measure ULA rules. Sellers in West Hills reach value-driven families; sellers in Woodland Hills reach a wider range of buyers at more price points.
Who is the best listing agent in West Hills?
James Malcom of The Malcom Group lists homes across West Hills from the Woodland Hills office at 6263 Topanga Canyon Blvd, minutes from every West Hills street. Judge any agent on recent closed sales in the neighborhood, knowledge of which streets fall inside the El Camino Real boundary and which Hidden Lake lots actually see the water, a pricing plan built on remodeled comps, and marketing with drone footage that shows lot size and the hills behind the home. Call (310) 595-0915.