Westlake Village real estate is the Conejo Valley’s lake-and-golf market, a master-planned community around a 125-acre private lake where most single-family homes trade between $1.3 million and $3 million and waterfront or North Ranch estates run past $5 million. It attracts 101 corridor executives, families chasing Las Virgenes and Conejo Valley schools, and Westside buyers who want more house and a slower pace. What makes it distinct is the water: private docks, lake-view condos, a gated island, and a small-town rhythm that feels nothing like the rest of Los Angeles County. James Malcom represents buyers and sellers here from The Malcom Group’s Woodland Hills office, and this guide covers what living in Westlake Village costs, where the enclaves are, and how to buy or sell well.
Westlake Village Real Estate Market Overview
Westlake Village real estate prices depend on which sub-market you measure, because the city straddles Los Angeles County and Ventura County and a Village Green townhome sits minutes from a $6 million lakefront estate. Per Zillow, July 2026, the typical home value is about $1.60 million, up 3.6 percent year over year, with a median sale price near $1.55 million, a median list price around $1.81 million and homes going pending in a median of 28 days. Zillow counted roughly 145 active listings at the end of July 2026, up from the 2023 and 2024 lows.
Redfin’s most recent city-level report, November 2025, put the median sale price at $1.95 million and about $720 per square foot, though that came from a handful of closings and skews high. Redfin’s report for the Thousand Oaks side shows a median near $1.34 million, about $646 per square foot, roughly 60 days to pending and sales about 3 percent below list. Houzeo’s March 2026 snapshot landed between them at $1.775 million, 42 days on market and 3.8 months of supply.
Put together, this is a balanced market with a seller lean under $2 million and more negotiating room above $3 million. Property mix is roughly 70 percent single-family, with townhomes and condos concentrated around the lake, the Westlake Golf Course and Agoura Road.
- Entry band: $450,000 to $900,000 for Westpark, Village Green and Hidden Canyon condos and townhomes.
- Mid band: $1.2 million to $2.5 million for First Neighborhood, Foxmoor, Westlake Hills, Three Springs and Parkwood Estates single-family homes.
- Top band: $2.5 million to $10 million and above for Westlake Island, the Southshore lakefront and North Ranch estates.
Market data last reviewed August 2026.
Homes for Sale in Westlake Village
Westlake Village was master-planned beginning in 1966, so most housing stock dates from the late 1960s through the 1980s, with pockets of 1990s and 2000s construction in the hills. The look is California ranch and Mediterranean: red tile roofs, stucco, single-story and split-level floor plans on lots of 8,000 to 15,000 square feet in the original neighborhoods and a half acre or more in North Ranch. New construction is rare; instead you find original 1970s homes sold as remodel candidates alongside fully rebuilt houses with open kitchens and pool and spa yards.
Lakefront homes have private docks, and the Westlake Lake Management Association manages the lake, so budget for HOA dues near the water. Gated communities include Westlake Island, North Ranch Country Club Estates, Kensington Park and Whitehawk. View lots sit above Lindero Canyon Road, along Triunfo Canyon Road and in the upper streets of Three Springs and Westlake Trails. Streets buyers ask for by name include Lakeview Canyon Road and Upper Lake Road. Condos and townhomes cluster around Agoura Road and Village Green, the most affordable way into the 91361 zip code.
Westlake Village Neighborhoods and Enclaves
Westlake Island
The signature address. A guard-gated island in Westlake Lake with roughly 340 homes, every one on the water with a dock. Original 1970s houses start around $2.5 million and rebuilt contemporary homes on the wider channels run $5 million to $10 million and up. Quiet, boating on weekends, and neighbors who have known each other for decades.
North Ranch
Custom estates on the Ventura County side above the North Ranch Country Club, built from the late 1970s through the 2000s on half-acre to multi-acre lots. Expect $2.5 million to $8 million, with golf-course and mountain-view homes at the top. North Ranch Country Club Estates adds a gate. Buyers want privacy, space and Westlake High.
First Neighborhood
The original 1967 to 1972 tract on the Los Angeles County side, with mature trees, ranch and two-story homes, a community pool and greenbelt paths kids walk to White Oak Elementary. Prices run $1.25 million to $2.3 million. It is the neighborhood most Westlake Village buyers picture first, and updated homes sell fast.
Three Springs
Late 1980s Mediterranean homes climbing the hills off Triunfo Canyon Road, with four and five bedrooms, three-car garages and canyon views from the upper streets. Typical pricing is $1.75 million to $3 million. Strong for families who want newer floor plans than First Neighborhood.
Lakeshore and the Southshore
Lakeshore is the late 1960s ring of two- to four-bedroom homes beside the water, $950,000 to $2 million. Southshore and Windward Shores lakefront homes with docks push $2 million to $5 million and beyond. Buyers pay for frontage and orientation, and a west-facing dock adds real money.
Westlake Trails and Parkwood Estates
Westlake Trails is an equestrian-flavored enclave of larger lots and 1960s to 1980s homes, $2 million to $4 million. Parkwood Estates, built from the late 1960s through the 1980s, sits on wide streets near the golf course with three- to five-bedroom homes at $1.5 million to $3 million.
Ridgeview
A smaller hillside pocket of newer homes with elevated views over the valley and the Santa Monica Mountains, generally $1.8 million to $3 million. Ridgeview gets fewer listings than the original tracts, so buyers who want it should be ready to move when one comes up.
Schools in Westlake Village
School assignment is the most misunderstood part of buying homes in Westlake Village CA. The Los Angeles County side falls within Las Virgenes Unified School District, which serves First Neighborhood, Three Springs, Parkwood Estates and most 91361 city addresses. Kids there attend White Oak Elementary, Lindero Canyon Middle School and Agoura High School, all well regarded on GreatSchools and among parents. The Ventura County side, including Westlake Island, North Ranch, Westlake Hills and the Thousand Oaks lakefront, is served by Conejo Valley Unified School District: Westlake Elementary or Westlake Hills Elementary, Colina Middle School and Westlake High School, one of the strongest reputations in Ventura County. Nearby Oak Park Unified, a small district with a loyal following, covers addresses just north across Kanan Road. Private options include Oaks Christian School on Lindero Canyon Road, Viewpoint School in Calabasas and La Reina High School in Thousand Oaks. Verify the assigned school for any address with the district before you write an offer.
Lifestyle: Parks, Dining and Things to Do
Life here revolves around Westlake Lake, where residents kayak, paddleboard and take electric boats to dinner at the Landing. Triunfo Creek Park and Berniece Bennett Park anchor the park system, and Westlake Village Community Park on Lindero Canyon Road has ball fields and the Saturday farmers market. Trailheads into the Santa Monica Mountains start minutes away at Triunfo Canyon. Golfers choose between the private 27-hole North Ranch Country Club and the public Westlake Golf Course on Agoura Road. The Promenade at Westlake is the outdoor shopping and dining center, with Bristol Farms, Cinepolis, Mastro’s and Tuscany Il Ristorante, and Boccaccio’s sits on the lake. The Westlake Village Inn hosts the Stonehaus wine bar and Bogie’s, where the community ends up on a Friday. Annual events include Fourth of July fireworks over the lake, summer Concerts in the Park and the holiday boat parade.
Commute and Location
Westlake Village sits on the 101 freeway at the Lindero Canyon Road and Westlake Boulevard exits, with Kanan Road and Westlake Boulevard both climbing over the mountains to Malibu in about 25 minutes. Warner Center and Woodland Hills are 20 to 25 minutes east, and Burbank studios take 45 minutes to an hour. Downtown Los Angeles is 55 minutes off-peak and 75 to 90 minutes in rush hour. Santa Monica takes about 50 minutes via the 101 and 405, or down Kanan to PCH. LAX is a 55 to 75 minute drive, and Hollywood Burbank is the most convenient airport. Transit is limited to LADOT Commuter Express Route 423 and Metro Line 161, but Amgen and the Agoura Road business parks keep many commutes short.
Who Buys in Westlake Village and Why
Three buyer profiles dominate Westlake Village real estate. Move-up families from Woodland Hills, Sherman Oaks and Encino who want a bigger lot and public schools they trust. Executives and physicians at Amgen and the 101 corridor offices who want a five-minute commute. And empty nesters, often from the Westside or Calabasas, trading down to a single-story lake-view home with a boat slip.
Compared with Calabasas real estate, Westlake Village offers similar entry pricing with more waterfront and golf options and fewer celebrity-driven gated compounds. Thousand Oaks homes next door start meaningfully lower, with more 1970s tract inventory, but without the lake. Hidden Hills is a different tier, a gated equestrian city where almost nothing trades under $4 million. The featured communities hub compares the whole corridor.
Selling a Home in Westlake Village
What sells fastest is a remodeled single-story home under $2 million in First Neighborhood, Parkwood Estates or Westlake Hills, and anything on the water with a usable dock. Above $3 million the buyer pool thins, so pricing has to be sharp from day one, because Westlake Village buyers track every listing and will wait out an overpriced house. Late February through June is the strongest window, when the lake and landscaping show best, with a second push in September and October. Prep that matters locally: refresh the landscaping, service the pool and dock, paint the front elevation, and open the wall between kitchen and family room if the budget allows.
James markets Westlake Village listings with professional photography, twilight and drone video that captures the lake setting, staging guidance for each floor plan, and pricing designed to draw multiple offers in the first two weeks rather than chase the market down. Start with a free home valuation and review the seller resources and best time of year to sell.
Why Work With James Malcom in Westlake Village
James Malcom is a Westlake Village realtor and real estate agent who works the full 101 corridor from Hollywood to the Conejo Valley, so he knows what a First Neighborhood buyer is comparing against in Calabasas and what a Westlake Island seller competes with in Malibu. He understands the county line and school-district split, the HOA and lake-association rules, and which streets carry a premium and why. The Malcom Group’s nearest office is in Woodland Hills at 6263 Topanga Canyon Blvd, 20 minutes east on the 101. See the Woodland Hills office, read client testimonials, and contact James to set up a conversation about your plans.
Westlake Village Real Estate FAQ
Is Westlake Village a good place to live?
Yes, for buyers who want a safe, quiet, master-planned community with a private lake, two golf courses, strong public schools and a short commute to 101 corridor employers. It is less walkable and less nightlife-driven than Sherman Oaks or Santa Monica, and that is why most residents chose it.
How much does a house cost in Westlake Village?
Per Zillow, July 2026, the typical Westlake Village home value is about $1.60 million and the median sale price is roughly $1.55 million. Condos and townhomes start around $450,000, most single-family homes trade between $1.2 million and $3 million, and lakefront and North Ranch estates run $3 million to $10 million or more.
Is Westlake Village expensive?
Compared with the national market, very. Compared with the Westside, Calabasas or Hidden Hills, Westlake Village delivers more square footage, larger lots and waterfront options for the money. Expect roughly $650 to $750 per square foot on recent sales, with HOA and lake-association dues on top for many neighborhoods.
What are property taxes like in Westlake Village?
California’s Prop 13 sets the base rate at 1 percent of the purchase price, plus voter-approved local bonds and assessments that bring the effective rate to about 1.1 to 1.25 percent on both the Los Angeles and Ventura County sides. Mello-Roos is uncommon in the original neighborhoods, though a few newer hillside tracts carry special assessments, so review the tax bill before you close.
What are the best neighborhoods in Westlake Village?
For lakefront living, Westlake Island and the Southshore. For estates and privacy, North Ranch. For families who want value and walkability to schools, First Neighborhood and Three Springs. For view lots, the upper streets of Three Springs, Westlake Trails and Ridgeview. Parkwood Estates suits buyers who want to be near the golf course.
Is Westlake Village a buyer’s or seller’s market right now?
As of August 2026 it is balanced with a mild seller advantage under $2 million, where turnkey homes still draw multiple offers and go pending in about a month. Above $3 million, buyers have more leverage, with longer marketing times and price reductions common. Inventory is up from the lows of 2023 and 2024.
How do I find a realtor in Westlake Village?
Look for a Westlake Village real estate agent who has closed on both the Los Angeles County and Ventura County sides, understands the LVUSD and CVUSD split, and can explain HOA and lake-association rules. Ask for recent sold comps in your target enclave and a written marketing plan. James Malcom offers both.
Thinking about buying or selling in Westlake Village? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Westlake Village seller questions
What do I need to do before selling a home in Westlake Village?
Westlake Village is its own city, so there is no LADBS 9A report, but you still complete the California transfer disclosures and natural hazard report, bring smoke and carbon monoxide alarms and water heater strapping into compliance, and order HOA and lake-association documents early, since most neighborhoods near the water carry dues. Refresh landscaping, service the pool and dock, paint the front elevation, and get a pre-listing inspection on 1970s systems. James Malcom runs this list from the Woodland Hills office, (310) 595-0915.
Does Measure ULA apply to home sales in Westlake Village?
No. Measure ULA is a City of Los Angeles transfer tax, and Westlake Village is a separate incorporated city, with the Ventura County side of the lake falling under Thousand Oaks, so it does not apply on either side. Sellers pay the applicable county documentary transfer tax and no city transfer tax. That matters on lakefront and North Ranch sales that would otherwise clear the ULA thresholds.
How long does it take to sell a house in Westlake Village?
A remodeled single-story home under the top of the mid band in First Neighborhood, Parkwood Estates or Westlake Hills, or anything on the water with a usable dock, typically goes pending in about a month with multiple offers and closes after a 30 to 45 day escrow. Above the top band the buyer pool thins and marketing times stretch, with price reductions common. Westlake Village buyers track every listing and will wait out an overpriced house.
What is the best month to list a house in Westlake Village?
Late February through June is the strongest window, when the lake and landscaping show best and families planning around Las Virgenes and Conejo Valley Unified want to close before August. September and October form the second push. Lakefront homes photograph best in spring and early summer light, which matters for drone and twilight marketing.
Should I renovate before selling in Westlake Village?
Targeted projects pay. Opening the wall between the kitchen and family room in a 1970s floor plan, resurfacing the pool, servicing the dock and refreshing landscaping and the front elevation are the improvements that move Westlake Village buyers. An original 1970s home can still sell well as a remodel candidate when priced against the rebuilt houses on the same street. James will tell you which projects your enclave rewards.
Can I sell a house with tenants in Westlake Village?
Yes. Westlake Village has no local rent stabilization ordinance like the City of Los Angeles, but California statewide just-cause and notice rules cover most tenancies and the lease transfers to the buyer. Many HOAs, including Westlake Island and the gated North Ranch communities, restrict leasing, so check the CC&Rs. Tenant-occupied homes lose the move-up families and empty nesters who drive demand here, so a negotiated move-out before listing usually nets more.
What disclosures are required when selling in Westlake Village?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report, lead paint disclosure for pre-1978 homes, and smoke and carbon monoxide detector and water heater strapping compliance. Westlake Village sellers add HOA documents and Westlake Lake Management Association rules and dues for lakefront parcels, dock condition and permits, gate-community rules for Westlake Island, North Ranch Country Club Estates, Kensington Park and Whitehawk, and fire zone status on hillside lots. Disclose which county and school district the parcel falls in.
How do HOA and lake-association dues affect selling in Westlake Village?
They are part of nearly every sale, so disclose them early. Lakefront homes pay Westlake Lake Management Association dues on top of any neighborhood HOA, gated enclaves like Westlake Island and North Ranch Country Club Estates carry their own dues and rules, and condo and townhome owners around Agoura Road and Village Green pay association fees. Order the full package on day one, confirm dues are current and let your agent coordinate gate access for showings.
What schools serve Westlake Village homes?
School assignment follows the county line. The Los Angeles County side, including First Neighborhood, Three Springs and Parkwood Estates, is in Las Virgenes Unified with White Oak Elementary, Lindero Canyon Middle School and Agoura High School. The Ventura County side, including Westlake Island, North Ranch and Westlake Hills, is in Conejo Valley Unified with Westlake or Westlake Hills Elementary, Colina Middle School and Westlake High School. Oaks Christian, Viewpoint and La Reina are the private options. Verify the assigned school for any address before you offer.
How long is the commute from Westlake Village to Los Angeles?
Warner Center and Woodland Hills are 20 to 25 minutes east on the 101, the Burbank studios 45 minutes to an hour, Downtown Los Angeles 55 minutes off peak and 75 to 90 minutes in rush hour, Santa Monica about 50 minutes via the 405 or down Kanan to PCH and LAX 55 to 75 minutes. Kanan Road and Westlake Boulevard reach Malibu in about 25 minutes. Amgen and the Agoura Road business parks keep many commutes under ten minutes.
Westlake Village vs Calabasas: which is better for buying or selling?
Westlake Village offers similar entry pricing with more waterfront and golf options, newer construction in the hills and fewer celebrity-driven gated compounds, at the cost of another 15 to 20 minutes on the 101. Calabasas adds The Commons, Old Town and a single school district, while Westlake Village splits between Las Virgenes and Conejo Valley Unified. Neither is subject to Measure ULA. Sellers in Westlake Village reach 101 corridor executives and empty nesters; sellers in Calabasas reach Westside and entertainment buyers.
Who is the best listing agent in Westlake Village?
James Malcom of The Malcom Group lists homes across Westlake Village on both the Los Angeles County and Ventura County sides from the Woodland Hills office at 6263 Topanga Canyon Blvd, 20 minutes east on the 101. Judge any agent on closings on both sides of the county line, fluency in the LVUSD and CVUSD split and the HOA and lake-association rules, recent sold comps in your enclave, and a written marketing plan with twilight and drone video that captures the lake. Call (310) 595-0915.