This is the Westlake Village Q2 2026 quarterly market data page - May 2026 snapshot of price, days on market, list-to-sale, inventory, and closed sales, broken out by sub-neighborhood and price band. I am Brian Cooper, REALTOR at eXp Realty (DRE# 01434286), and I pull these monthly from the Conejo Simi Moorpark Association of REALTORS MLS. Westlake Village is small (only about 8,300 residents in the city proper) but the lake and the gated communities concentrate a lot of price - the median here is the second-highest in the Conejo Valley after Hidden Hills.
Headline numbers (Q2 2026)
May 2026 snapshot for the Westlake Village detached single-family market. Pulled from the CSMAR MLS on the first business day of the month. Single-family detached only; lakefront condos and townhomes are tracked separately. Geographic scope is the City of Westlake Village municipal limits (LA County side) - the Ventura County side of the lake (unincorporated and part of TO) is on the Thousand Oaks data page.
The $1.6M median is up 2.8% year-over-year - the slowest appreciation rate of any Conejo Valley city. That is consistent with the broader luxury softening I have flagged across the high-end Conejo and Calabasas markets. DOM at 28 days and LTS at 98.5% reflect a balanced-to-buyer-leaning market overall. Lakefront homes are running their own clock - those carry shorter DOM at the right price but longer DOM when listed outside the comp range.
| Metric | May 2026 value | vs May 2025 |
|---|---|---|
| Median sale price (SFR) | $1,600,000 | +2.8% |
| Median days on market | 28 | +6 days |
| List-to-sale ratio | 98.5% | -0.7 pts |
| Active inventory (SFR) | 62 | +28% |
| Closed sales (trailing 90 days) | 98 | +1% |
| Months of supply | 1.9 | +0.5 |
| New listings (May) | 42 | +8% |
| Price per sqft (median) | $570 | +1.8% |
Inventory and supply
Active inventory in Westlake Village is 62 detached homes at the May snapshot, up 28% year-over-year. The lift is concentrated in the $2M+ luxury band. Sub-$1.5M inventory (mostly First Neighborhood and Westlake Park) is barely changed. Months of supply runs 1.9 citywide - moderate seller's market on average, but tilting buyer-leaning above $2.5M where supply runs 4-6 months.
Lakefront inventory is its own micro-market. There are typically 8-15 active lakefront listings at any given snapshot, with medians running $2.8M-$4.5M depending on dock rights, frontage, and view. DOM on lakefront sits closer to 50 days when listed inside the comp range, 100+ days when listed above. The buyer pool is small and the pricing has to be precise.
New listings in May totaled 42, up 8% from May 2025 - modest spring lift. Westlake Village does not see the same seasonal swing as the family-buyer cities because the buyer pool here is older, more discretionary, and less tied to the school calendar. Listings clear across the year more evenly.
Days on market trend
28-day median DOM is six days slower than May 2025. The seasonal pattern in Westlake Village is muted compared to Simi or Moorpark - the buyer pool here is more year-round, more move-up than first-time. Lakefront homes are the exception; those carry their own seasonality tied to summer-recreation buyer attention.
By price band, the curve is steep. Under $1.3M (small pool) moves in 20 days median. $1.5M-$2M is at 26 days. Above $3M, DOM stretches to 65-90 days. The $2M-$3M band is where pricing discipline matters most - that range straddles move-up and luxury and getting the launch price wrong by $100K can cost 45+ days.
| Price band | Median DOM | Sample size (90 days) |
|---|---|---|
| Under $1.3M | 20 | 12 |
| $1.3M - $1.6M | 24 | 26 |
| $1.6M - $2.0M | 29 | 22 |
| $2.0M - $2.8M | 42 | 18 |
| $2.8M - $4.0M | 65 | 12 |
| $4.0M+ | 92 | 8 |
By-neighborhood breakdown
Westlake Village divides into several distinct sub-areas. North Ranch Country Club (overlap with Thousand Oaks city limits) is the highest median at $2.85M. Three Springs and Westlake Island sit in the $2M+ range. First Neighborhood (the original 1960s-70s tract) anchors the entry tier around $1.35M. Lakefront homes operate as their own category and are not in the sub-area medians below.
The sub-area breakdown matters more here than in larger cities because the city is small and a citywide median can be skewed by 2-3 luxury transactions in a given month. Reading the right sub-area number is essential for accurate pricing or buyer planning.
| Sub-area | Median price | Median DOM | Active |
|---|---|---|---|
| North Ranch Country Club | $2,850,000 | 48 | 14 |
| Three Springs | $2,250,000 | 38 | 8 |
| Westlake Island | $2,100,000 | 42 | 6 |
| The Trails | $1,820,000 | 32 | 10 |
| Westlake Park | $1,520,000 | 26 | 9 |
| First Neighborhood | $1,350,000 | 22 | 12 |
| Lakefront (separate) | $3,650,000 | 62 | 11 |
By-price-band breakdown
The $1.3M-$2M bands together represent 49% of trailing-90-day closings. That is the move-up family-buyer tier - First Neighborhood, Westlake Park, The Trails. Above $2M, closings drop into the discretionary luxury tier with smaller pool and longer DOM. Below $1.3M is a very small slice (mostly older First Neighborhood inventory in need of updating).
Buyers in the $2.8M+ band have meaningful leverage right now - LTS at that level runs 95-96%, with concessions averaging 4-5% off original list. The lakefront $3M-$5M slice is where the most patient buyers can find the best opportunities. Sellers in those bands should plan for 60-90 day DOM and structured concession negotiation.
| Price band | Closings (90d) | % of total | Median LTS |
|---|---|---|---|
| Under $1.3M | 12 | 12.2% | 99.5% |
| $1.3M - $1.6M | 26 | 26.5% | 99.0% |
| $1.6M - $2.0M | 22 | 22.4% | 98.4% |
| $2.0M - $2.8M | 18 | 18.4% | 97.5% |
| $2.8M - $4.0M | 12 | 12.2% | 96.2% |
| $4.0M+ | 8 | 8.2% | 94.8% |
Buyer takeaway
For Westlake Village buyers in Q2 2026, the dynamics are tilted more to your side than in TO or Calabasas. Under $1.5M the entry market is tight - bring a clean pre-approval and be ready to compete. $1.5M-$2M is balanced. Above $2.5M you have real leverage, real selection, and real time to evaluate. The lakefront slice deserves its own search and patient comp analysis - dock rights, frontage, and view directionality all carry material price impact.
School boundaries (Las Virgenes Unified on the LA County side, Conejo Valley Unified on the Ventura side) matter. Westlake Elementary and Lupin Hill Elementary boundaries each carry measurable price premiums - verify boundary on the LVUSD or CVUSD website before assuming a home is in your target school. The lake is the dividing line in several boundary scenarios.
Seller takeaway
Sellers in Westlake Village face the most patient buyer pool in the Conejo Valley. Pricing discipline is the whole game. Above $2M, plan for 60-90 days from launch to close, budget for 2-4% concession in the contract, and invest heavily in presentation. Photography, twilight shots, drone, and professional staging move the needle here in a way they do not in the lower-priced cities.
Price-reduced Westlake listings in May sold for 94.8% of original list on average - the steepest reduction penalty in the Conejo Valley. The lakefront and luxury bands are unforgiving to overpriced launches. Pre-listing inspection, pre-emptive disclosures, and a precise comp review before pricing are the highest-leverage prep items.
How this data is compiled
Source: Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic scope is the City of Westlake Village municipal limits (LA County side), ZIPs 91361 and 91362. The Ventura County side of the lake (Hampshire Road area, Hampton-Briar) sits inside Thousand Oaks city limits and is covered on the TO data page. Single-family detached only.
Methodology: medians across closed transactions in the snapshot month. DOM is median across trailing 90 days. LTS is original-list to final-sale. Active inventory is point-in-time on the first of the month. Lakefront homes are flagged in the MLS via the lakefront field and broken out separately because the comp dynamics differ materially from non-lakefront tracts.
If you want a raw MLS pull or a custom report for a specific tract, school boundary, or the lakefront-only segment, I run those for clients. The /data-room archive carries monthly snapshots back to 2024.
Frequently Asked Questions
What is the median home price in Westlake Village as of May 2026?
The May 2026 median single-family sale price in Westlake Village is $1,600,000, up 2.8% year-over-year - the slowest appreciation rate in the Conejo Valley, reflecting the broader luxury softening. Sub-area medians range from $1.35M (First Neighborhood) to $2.85M (North Ranch Country Club). Lakefront homes operate as their own segment with a $3.65M median.
How fast are Westlake Village homes selling?
Median DOM in May 2026 is 28 days citywide. Under $1.3M moves in 20 days, $1.5M-$2M in 26-29 days, $2.8M+ in 65+ days. The buyer pool is more year-round than in family-buyer cities, so seasonality is muted. Lakefront homes carry their own DOM curve - 50-60 days when priced inside comps, 100+ days when listed above.
How does Westlake Village compare to Calabasas?
Westlake median ($1.6M) runs about $600K below Calabasas ($2.2M) on the headline number. The gap reflects Calabasas's larger share of gated estates and larger lot sizes in The Oaks and Hidden Hills Estates. On price per square foot, Westlake at $570 sits below Calabasas at roughly $640. The lakefront segment is where the price comparison gets closest.
What is special about Westlake Village lakefront homes?
Westlake Lake is a private 125-acre recreational lake. Lakefront homes carry deeded dock rights, direct water access, and a $1.5M-$2M premium over comparable non-lakefront homes. There are roughly 250 total lakefront properties; turnover is low (typically 10-15 closings per year). Comp analysis requires looking at dock configuration, frontage feet, and view direction separately.
Is Westlake Village a buyer's or seller's market right now?
Citywide it is a moderate seller's market - 1.9 months of supply, 98.5% list-to-sale, 28-day DOM. By band, the picture splits: under $1.5M is a sharper seller's market. $2.5M+ is balanced-to-buyer-leaning at 4-6 months supply. The right answer depends entirely on the price band you are shopping or selling in.
Which schools serve Westlake Village?
The LA County side of Westlake Village is served by Las Virgenes Unified (Westlake Elementary, A.E. Wright Middle, Calabasas High in some areas, Agoura High in others). The Ventura County side is served by Conejo Valley Unified. Boundary lines run through the lake in some places. Verify boundaries on the LVUSD or CVUSD website before assuming a home is in your target school - this is amenity-based, public data.
Where does this Westlake Village data come from?
Conejo Simi Moorpark Association of REALTORS MLS, pulled on the first business day of each month. Geographic scope is the City of Westlake Village municipal limits (LA County side), ZIPs 91361 and 91362. Single-family detached only. Lakefront homes flagged via the MLS lakefront field and broken out separately.
