Westlake Village is an upscale, master-planned Conejo Valley community of gated neighborhoods and lakefront homes, straddling the Los Angeles / Ventura county line.
| Metric | Value |
|---|---|
| Median home price | $1,748,125 (site data) |
| Median days on market | ~29 days |
| List-to-sale ratio | 98.0% |
| Year-over-year change | -24.8% |
| Median price per sq ft | $743 |
| Population | ~8,200 (City of Westlake Village, 2020 Census) |
| County | Los Angeles / Ventura |
| ZIP codes | 91361, 91362 |
| School district | Las Virgenes Unified School District (LVUSD, Los Angeles County side) and Conejo Valley Unified School District (CVUSD, Ventura County side) |
| Tax authority | Los Angeles County Assessor |
Where it sits and overview
Westlake Village is part of the Conejo Valley in Los Angeles / Ventura County. Westlake Village sits in the Conejo Valley along the 101, built around a man-made lake and the surrounding hills, bordered by Thousand Oaks, Agoura Hills, and the open space of the Santa Monica Mountains.
As a community spanning the City of Westlake Village (LA County) and the Thousand Oaks/Ventura County side, Westlake Village taxes and records are administered through the Los Angeles County Assessor and the Los Angeles / Ventura County tax collector.
Home types and price context
Westlake Village offers gated communities, lakefront and golf homes, condos and townhomes, and hillside estates, generally at an upscale price point.
Neighborhood character
Westlake Village is one of the region's premier master-planned communities, built around a private lake with a resort-like character of gated neighborhoods, golf, and lakefront homes. Because it straddles the Los Angeles / Ventura county line, the school district — and even the county assessor — can change within the community.
Schools
Westlake Village is served by Las Virgenes Unified School District (LVUSD, Los Angeles County side) and Conejo Valley Unified School District (CVUSD, Ventura County side). 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 Westlake Village address with the district before relying on them.
Fire hazard and insurance
Because 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 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
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 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 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 Westlake Village
The community's signature is its lake and gated, golf-oriented neighborhoods, including the prestigious North Ranch area and the nearby exclusivity of Lake Sherwood. A defining practical nuance is the county line: homes on the LA County side fall under the Las Virgenes Unified School District, while the Ventura County side falls under Conejo Valley Unified — so confirm the district (and assessing county) by address.
Schools serving Westlake Village in depth
Westlake Village is served by Las Virgenes Unified School District (LVUSD, Los Angeles County side) and Conejo Valley Unified School District (CVUSD, Ventura County side). 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 Westlake Village
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 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 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 Los Angeles 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 Westlake Village
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 Westlake Village
Pricing a 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 Westlake Village tends to fit
Westlake Village fits buyers seeking upscale, gated, or lakefront living with strong schools and a resort-like setting, including executives and luxury relocators.
Local lifestyle in Westlake Village
Westlake Village offers the lake and its boating and dining, golf at North Ranch and beyond, the Westlake promenade and shops, and a polished, gated, resort-style lifestyle.
What drives Conejo luxury demand in Westlake Village
Westlake Village is one of the anchor luxury markets of the Conejo Valley, and its demand rests on a foundation that few suburban communities can replicate: a planned, amenity-rich environment that was designed from the outset to feel like a resort. Understanding why buyers pay a premium here means understanding three intertwined drivers.
The first is Westlake Lake itself. The community is built around a private, roughly 125-acre man-made lake completed as the centerpiece of the original master plan. Membership in the Westlake Lake Management Association conveys with lakefront and lake-rights properties and governs boating, docks, and access — which is precisely why lakefront and lake-access homes command a meaningful premium and why Westlake Island, set in the middle of the lake, sits at the very top of the market. Water is a finite amenity, and in a landlocked valley that scarcity translates directly into value.
The second driver is the area's business-park and corporate base. Westlake Village and the adjacent Thousand Oaks corridor host the regional headquarters and offices of a number of well-known employers, and the Westlake business parks put executive-level jobs within minutes of executive-level homes. That proximity is a major reason the community draws a steady pool of relocating executives and professionals who want a short commute paired with a polished lifestyle — demand that is less interest-rate-sensitive at the top than the broader market.
The third driver is the community's master-planned origins and the resort infrastructure that grew around them. Westlake Village was conceived as a complete planned community, and decades of build-out layered in golf at North Ranch and beyond, the Four Seasons and Westlake Village Inn hospitality anchors, the Promenade shopping district, and a network of gated enclaves. The result is a place where the amenities feel curated rather than accidental, which is exactly what the luxury buyer is paying for. Together, the lake, the corporate proximity, and the planned-resort character give Westlake Village a defensive, durable demand profile within the Conejo Valley.
Westlake Village neighborhood tiers: North Ranch, Lake Sherwood, the Island and beyond
Westlake Village's wide median — one that blends entry-level condos with multimillion-dollar estates — only makes sense once you break the community into tiers. The table below groups its best-known enclaves into qualitative bands. These are relative positioning labels, not appraisals; lakefront, view, lot, and condition can move any home well above or below its tier. For a current read on any one of these, pull a live, dated MLS set for that specific area.
| Tier | Representative enclaves | Character |
|---|---|---|
| Ultra-prime estate | Lake Sherwood, North Ranch (upper estates) | The top of the market: guard-gated Lake Sherwood, built around a natural reservoir with a country club and waterfront and hillside estates, and the upper estate streets of golf-oriented North Ranch. Largest homes, premium lots, the highest price points in the area. |
| Lakefront / island | Westlake Island | An exclusive, guard-gated enclave of waterfront homes set in the middle of Westlake Lake. Private docks and water access drive a strong premium; among the most coveted addresses in the community. |
| Gated move-up | Three Springs, North Ranch (core) | Established gated neighborhoods with larger lots; Three Springs is known for bigger parcels and equestrian-friendly character, while the core of North Ranch offers gated, golf-adjacent family estates. |
| Lakefront & promenade move-up | Westlake promenade / lakefront tracts, lake-access homes | Non-island homes with lake frontage or lake rights and walkable proximity to the Promenade's shops and dining. A premium over interior tracts without being island-level. |
| Core single-family & condos | Interior Westlake tracts, townhomes and condos | The broad base of the market: established interior single-family neighborhoods plus condo and townhome stock that serves first-time buyers, downsizers, and lock-and-leave executives. |
Schools in Westlake Village: the LVUSD / CVUSD county-line split
The single most important practical fact about schools in Westlake Village is that the community straddles the Los Angeles–Ventura county line, and that line — which runs through the area, including across the lake — determines the school district regardless of the shared "Westlake Village" mailing address. There is no single district for the whole community.
On the Los Angeles County side, including the incorporated City of Westlake Village, homes fall within the Las Virgenes Unified School District (LVUSD), the district that also serves Agoura Hills and Calabasas and whose comprehensive high school is Agoura High. On the Ventura County side, homes fall within the Conejo Valley Unified School District (CVUSD), the larger district that serves Thousand Oaks and Newbury Park, with Westlake High School on that side. Because the boundary can place two nearby homes in different counties — and therefore different districts, different assigned schools, and even a different county assessor — this is not a detail to assume from the marketing.
For any buyer where schools matter, the rule is firm: confirm the assigned schools (and the assessing county) for the exact address directly with the relevant district before writing an offer. The published district boundary map is the only authoritative source; mailing address and neighborhood name are not. The California School Dashboard is a good place to compare LVUSD and CVUSD schools once you know which one applies to your parcel.
Commute and access from Westlake Village via the 101
Westlake Village's location is a core part of its luxury value proposition: it pairs a resort-like setting with genuinely convenient access. The community sits directly on U.S. Route 101 (the Ventura Freeway), which runs south and east through the Conejo toward the west San Fernando Valley, Warner Center, and greater Los Angeles, and north toward Camarillo, Ventura, and Santa Barbara. For the executives and professionals who anchor demand here, the appeal is that many of the region's corporate offices sit within the Westlake–Thousand Oaks corridor itself, so a number of high-end buyers enjoy a short, low-stress commute rather than a long freeway slog.
That said, the 101 through the Conejo Valley and over the grade toward the Valley can back up materially at peak hours, and drive times to downtown Los Angeles or the Westside vary widely with traffic and time of day. As with any commute, the honest answer is to test your specific route at the hour you would actually drive it — a weekday-morning trial run is worth more than any published average. Local arterials feed the freeway cleanly from most Westlake neighborhoods, and the broader Conejo road network connects the community to Thousand Oaks shopping, hospitals, and services within minutes.
Buyer and seller takeaways for Westlake Village
Buyer takeaways
- Confirm county, district, and assessor by exact address. The LA/Ventura county line runs through the community; it sets whether you are in LVUSD or CVUSD and which county assesses the parcel. Never assume from the mailing address.
- Underwrite lake rights, HOA dues, and gated-community costs. Lakefront and lake-access value (including Westlake Lake Management Association membership) and the dues at gated enclaves like North Ranch, Three Springs, Lake Sherwood, and Westlake Island are material to total cost — request the title report, HOA documents, and tax bill early.
- Match the tier to your goal. Island and Lake Sherwood for ultra-prime waterfront and estate living; Three Springs and core North Ranch for gated move-up; promenade/lakefront tracts for walkable lake-access living; interior tracts and condos for the entry into the community.
- Shop insurance early on wildland-adjacent parcels. Homes near the Santa Monica Mountains open space can fall in or near a Very High Fire Hazard Severity Zone; get a firm quote during your contingency period.
Seller takeaways
- Price to the tier, not the citywide median. The blended median spans condos to estates; pull comparables from the correct enclave and price band and a current, dated MLS window.
- Lead with the lifestyle the luxury buyer is paying for. Document lake rights, dock access, club memberships, and gated-community amenities clearly, and present them with transparent carrying costs to a discerning, well-advised buyer pool.
- Expect longer marketing at the top. Estate and lakefront listings often take longer than entry-level condos to meet the right buyer; price and stage accordingly rather than chasing the market down later.
- Prepare clean, complete disclosures. County-line, HOA, lake-association, and fire-hazard details are exactly what a Westlake Village buyer's team will scrutinize; getting ahead of them reduces renegotiation and fall-out risk.
Frequently Asked Questions
What is the median home price in Westlake Village?
Per regional MLS data, the Westlake Village median is about $1,748,125 as of mid-2026. A median blends modest condos with multimillion-dollar estates, so it is only a starting point — for a specific neighborhood, price band, or street, pull a live, dated MLS set.
How many days on market do Westlake Village homes take to sell?
Recent Westlake Village days-on-market have run in the high 20s to around a month, with luxury and lakefront listings often taking longer to find the right buyer than entry-level condos. Treat this as directional and pull a live, dated MLS set for the exact price band.
Is Westlake Village a seller's market or a buyer's market?
Westlake Village in mid-2026 reads as broadly balanced, with a list-to-sale ratio near asking and moderate days on market. Higher price bands and gated/lakefront tiers can favor buyers with more negotiating room, while well-priced move-up homes still move. Confirm by tier with a live, dated MLS set.
Where does Westlake Village market data come from?
Headline figures are drawn from regional MLS data and cross-checked against county and public sources. See our data sources page for methodology and links.
How does Westlake Village's market compare to a year ago?
A high-end median like Westlake Village's can swing sharply year over year because a few large estate sales move the midpoint; recent readings have shown softening versus the prior year. Year-over-year direction is noisy at this price point, so verify against a current, dated MLS set rather than reading one number as a trend.
What should Westlake Village buyers and sellers do right now?
Buyers should confirm the school district and assessing county by exact address (the county line runs through the community), underwrite HOA dues and insurance carefully on gated and lakefront homes, and shop insurance early on wildland-adjacent parcels. Sellers should price to the correct tier with current comparables, present transparent carrying costs, and prepare clean disclosures for a discerning luxury buyer pool.
Which school district serves Westlake Village?
It depends on the address. The Los Angeles County side (the City of Westlake Village) is served by the Las Virgenes Unified School District, while the Ventura County side falls under Conejo Valley Unified. Confirm by address.
Is Westlake Village in two counties?
Yes. Westlake Village straddles the Los Angeles / Ventura county line, so the school district and the assessing county can change within the community. Verify which county assesses a specific parcel.
What is North Ranch?
North Ranch is a prestigious gated, golf-oriented area within the Westlake Village/Thousand Oaks community, known for larger estate homes.
Is Westlake Village in a fire zone?
Hillside and wildland-adjacent parcels near the Santa Monica Mountains can fall within a CAL FIRE Very High Fire Hazard Severity Zone; confirm the parcel on the CAL FIRE map and get an insurance quote early.
What county is Westlake Village in?
Westlake Village is in Los Angeles / Ventura County, California, part of the Conejo Valley.
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.
Local restaurants & things to do in Westlake Village
Westlake Village offers an upscale dining scene clustered around The Promenade, the Westlake Village Inn, and the Four Seasons resort, ranging from Italian and Mediterranean kitchens to seafood and hotel restaurants.
Where to eat
- Lure Fish House — sustainable seafood and oyster bar
- Nonna — Italian with handmade pasta and seafood
- Boccaccio's — Continental fine dining on the lake
- Lava Kitchen — Mediterranean small plates and entrees
- Finney's Crafthouse — American gastropub with craft beer
- Coin & Candor — French wood-fired cuisine at the Four Seasons
- Stonehaus — European-style cafe and wine bar at the Westlake Village Inn
- Mediterraneo — Mediterranean dining overlooking Westlake Lake
Things to do
- Westlake Lake — 125-acre lake for kayaking, sailing and paddleboarding
- Westlake Village Community Park — green space with playgrounds and sports fields
- Triunfo Creek Park — oak-woodland park with hiking trails
- Pentachaeta Loop Trail — wildflower hiking trail in the hills
Local spots change hands and hours — please confirm directly before visiting. These are popular local picks for orientation, not paid endorsements.
Related on this site
- Westlake Village Schools Guide
- Westlake Village Lifestyle & Amenities
- Westlake Executive Relocation Guide
- Downsizing in Westlake Village
- Westlake Village Answer Engine
- Westlake school district by address
- Lake Sherwood Real Estate
- Thousand Oaks Real Estate
- City Guides
- First-Time Buyer Guide
- Contact Brian
