North Ranch (Westlake Village) is a distinct sub-area of Westlake Village. North Ranch is a prestigious gated and ungated estate community anchored by the North Ranch Country Club, with large luxury homes.
| Metric | Value |
|---|---|
| Median home price | $2M-$8M+ (research range; verify live) |
| Median days on market | Pull live · verify current figure |
| County | Ventura |
| ZIP codes | 91362 |
| School district | the Conejo Valley Unified (CVUSD) and/or Las Virgenes Unified (LVUSD) districts depending on the exact address - the boundary cuts through Westlake Village unpredictably; CVUSD schools include Westlake, White Oak, Sumac, and Lang Ranch Elementary, Colina Middle, and Westlake High, while LVUSD includes A.E. Wright Middle, Agoura High, and Calabasas High |
| Tax authority | Ventura County Assessor |
Where it sits and overview
North Ranch (Westlake Village) is part of the Conejo Valley in Ventura County. North Ranch sits north of US-101 and west of Westlake Boulevard, straddling the Westlake Village / Thousand Oaks border - some North Ranch addresses are technically Thousand Oaks. North Ranch is a prestigious gated and ungated estate community anchored by the North Ranch Country Club, with large luxury homes.
As a sub-area of Westlake Village, North Ranch (Westlake Village) taxes and records are administered through the Ventura County Assessor and the Ventura County tax collector.
Home types and price context
North Ranch is estate homes - gated and ungated - around the North Ranch Country Club.
Neighborhood character
North Ranch is a prestigious gated and ungated estate community anchored by the North Ranch Country Club, with large luxury homes.
Schools
North Ranch (Westlake Village) is served by the Conejo Valley Unified (CVUSD) and/or Las Virgenes Unified (LVUSD) districts depending on the exact address - the boundary cuts through Westlake Village unpredictably; CVUSD schools include Westlake, White Oak, Sumac, and Lang Ranch Elementary, Colina Middle, and Westlake High, while LVUSD includes A.E. Wright Middle, Agoura High, and Calabasas High. School attendance is assigned by the home's exact address, not by community name, and boundaries can change — always verify the assigned schools for a specific North Ranch (Westlake Village) address with the district before relying on them.
Fire hazard and insurance
Because North Ranch (Westlake Village) sits near open space and wildland, portions of the area can fall within or adjacent to a CAL FIRE Very High Fire Hazard Severity Zone. Confirm any specific parcel on the CAL FIRE hazard map and obtain a firm insurance quote during your contingency period; in higher-hazard areas, owners sometimes rely on the California FAIR Plan plus a wrap-around policy.
Mello-Roos and HOA
Most established North Ranch (Westlake Village) homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA before writing an offer.
Commute and access
North Ranch (Westlake Village) is connected primarily by U.S. Route 101 (the Ventura Freeway). Drive times swing widely with the time of day, so the honest answer to “how long is the commute” is to test your specific route at the hour you would actually be driving it.
Buyer and seller considerations
For buyers
Before writing an offer in North Ranch (Westlake Village), request the preliminary title report and the property-tax bill so you can see any Mello-Roos special tax and HOA dues separately from the base 1% ad valorem rate. Two similar-looking homes can carry very different monthly costs.
- Get pre-approved with payment scenarios that include any special tax, HOA, and realistic insurance — not just principal, interest, base tax, and a placeholder insurance figure.
- Confirm the school attendance area for the exact address.
- Where relevant, confirm wildfire-hazard-zone status and shop insurance early, before removing contingencies.
For sellers
Pricing in North Ranch (Westlake Village) rewards accurate, current comparables and clean disclosure. Buyers are payment-sensitive at today's rates, so presenting transparent carrying costs up front reduces fall-out risk. See our seller guide and buyer guide.
A closer look at North Ranch (Westlake Village)
North Ranch is a prestigious gated and ungated estate community anchored by the North Ranch Country Club, with large luxury homes. Buyers weigh North Ranch (Westlake Village)'s character and price tier against the rest of Westlake Village and nearby areas; Brian pulls the real comps, the assigned schools (by address), and the true monthly cost for any specific home.
Schools serving North Ranch (Westlake Village) in depth
North Ranch (Westlake Village) is served by the Conejo Valley Unified (CVUSD) and/or Las Virgenes Unified (LVUSD) districts depending on the exact address - the boundary cuts through Westlake Village unpredictably; CVUSD schools include Westlake, White Oak, Sumac, and Lang Ranch Elementary, Colina Middle, and Westlake High, while LVUSD includes A.E. Wright Middle, Agoura High, and Calabasas High. The most important point for buyers is that attendance is governed by address-based boundaries, not by community or street name — two homes a short distance apart can feed different schools, and districts periodically adjust boundaries as enrollment shifts. If a specific school is a deciding factor, confirm the exact attendance area for any address directly with the district before you write an offer, since the published map is the only authoritative source. Our overview links and the California School Dashboard are good starting points.
Getting around: commute and access from North Ranch (Westlake Village)
North Ranch (Westlake Village)'s position shapes how residents reach the freeways and job centers. Most commuters funnel toward the nearest freeway via local arterials, then head toward their destination; drive times vary widely by time of day. Whatever your destination, verify your own route and timing before committing — a weekday-morning test drive is worth more than any general estimate.
Understanding property tax and special assessments in North Ranch (Westlake Village)
California's base property-tax rate is roughly 1% of assessed value under Proposition 13, plus local voter-approved bonds, for a typical effective rate a little above 1%. Most established North Ranch (Westlake Village) homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA before writing an offer. The tax authority of record is the Ventura County Assessor; confirm any special assessment or HOA by reading the actual property-tax bill and preliminary title report for the specific parcel, since amounts are parcel-specific and can include scheduled escalations.
What buyers should know before making an offer in North Ranch (Westlake Village)
North Ranch (Westlake Village) rewards buyers who do their homework on carrying costs and hazard status before they fall in love with a floor plan.
- Get pre-approved with payment scenarios that include any Mello-Roos special tax and HOA dues.
- Request the preliminary title report and property-tax bill early, and read the special-tax line separately from the base 1% rate.
- Check wildfire-hazard status where relevant and shop insurance before removing contingencies, not after.
- In more rural pockets, confirm whether the home is on a private well or septic system rather than municipal service.
Our buyer guide and first-time buyer guide cover these steps in detail.
What sellers should know in North Ranch (Westlake Village)
Pricing a North Ranch (Westlake Village) home well starts with current, accurate comparables drawn from the right sub-area, since carrying-cost profiles differ across the community. Because today's buyers are payment-sensitive, the listings that move cleanly are the ones that present transparent costs up front. Clean, decluttered, well-photographed homes with proactive disclosure tend to attract stronger offers and fewer renegotiations. Our seller guide walks through prep, pricing, and timing.
Who North Ranch (Westlake Village) tends to fit
North Ranch fits luxury and multi-generational legacy buyers who want estate-scale parcels and golf-community living.
Local lifestyle in North Ranch (Westlake Village)
North Ranch (Westlake Village) shares Westlake Village's lifestyle - Lake Westlake and the Westlake Yacht Club, the Promenade at Westlake, the Four Seasons Hotel Westlake Village, the Sherwood and North Ranch country clubs, and Boney Mountain trails. Day to day it offers the setting described above.
Frequently Asked Questions
Is North Ranch in Westlake Village or Thousand Oaks?
North Ranch straddles the border - some addresses are Westlake Village and some are Thousand Oaks, which can affect the assigned schools and city services. Verify the jurisdiction and school district for a specific address.
What is the North Ranch Country Club?
North Ranch Country Club is the golf-and-social club at the heart of the North Ranch community. Confirm current membership tiers and dues directly with the club.
What schools serve North Ranch (Westlake Village)?
North Ranch (Westlake Village) is served by the Conejo Valley Unified (CVUSD) and/or Las Virgenes Unified (LVUSD) districts depending on the exact address - the boundary cuts through Westlake Village unpredictably; CVUSD schools include Westlake, White Oak, Sumac, and Lang Ranch Elementary, Colina Middle, and Westlake High, while LVUSD includes A.E. Wright Middle, Agoura High, and Calabasas High. School attendance is assigned by the home's exact address, and boundaries can change - always verify the assigned schools for a specific North Ranch (Westlake Village) address with the district before relying on them.
Is North Ranch (Westlake Village) in a fire zone?
Yes - Westlake Village and its surroundings include CAL FIRE Very High Fire Hazard Severity Zones, and North Ranch (Westlake Village) can fall within or adjacent to one. Confirm the specific parcel on the CAL FIRE hazard map and obtain a firm insurance quote during your contingency period; in higher-hazard areas owners sometimes rely on the California FAIR Plan plus a wrap-around policy.
What is the median home price in North Ranch (Westlake Village)?
As of mid-2026, North Ranch (Westlake Village) runs approximately $2M-$8M+. Because a sub-area is a small slice of the market, a single median is unreliable - pull a live, dated comp set for the specific home and street.
Does the Brian Cooper team have a Conejo Valley office?
No. The Brian Cooper Real Estate Team serves the Conejo Valley from our Simi Valley headquarters; we do not maintain a local office.
