Westlake Village is the most commonly mis-named city in the western Conejo Valley. There is Westlake Village the incorporated city in LA County, and there is the older 'Westlake Village' section of Thousand Oaks in Ventura County. They share a lake. They do not share a city government, a school district, or a ZIP code. I get questions on this constantly — buyers see a listing in 91362, assume it's the incorporated city, and end up confused at the disclosure stage. This deep guide covers both, explains the line, and walks through the four primary neighborhoods buyers ask about: Lake Sherwood, First Neighborhood, Three Springs, and Westlake Island. Median across the city is $1.6M and the inventory is roughly 110 active homes.
What Westlake Village is
Westlake Village as a name covers two things. The incorporated city of Westlake Village is in Los Angeles County, was incorporated in 1981, has a population of approximately 8,400, and covers about 5.3 square miles north and east of the 101 freeway. The unincorporated 'Westlake Village' section of Thousand Oaks is in Ventura County, was developed beginning in the 1960s by the American Hawaiian Land Company, and includes neighborhoods like First Neighborhood, Three Springs, and the original portion of Westlake Island.
Both share Westlake Lake itself, which sits along the LA/Ventura county line. The lake is a 125-acre private recreational lake owned and managed by the Westlake Lake Management Association on behalf of the surrounding homeowners associations. Access to the lake — boat slips, lake-edge use, beach rights — depends on which HOA your specific address belongs to.
Government on the LA County side is council-manager. The Westlake Village city council has five members and contracts public safety through the LA County Sheriff's Lost Hills station and LA County Fire. The Ventura County side falls under the city of Thousand Oaks for municipal services and under the unincorporated portions of Ventura County for some pockets. School district lines do not match the city or county lines — verify the specific address.
Westlake Village median home price and 2026 market read
Westlake Village across both ZIPs closed May 2026 at a median sale price of approximately $1.6M based on roughly 35 closed transactions in the trailing 30 days. The 91361 ZIP (LA County, incorporated city) ran a higher median near $1.95M; the 91362 ZIP (Ventura, Thousand Oaks-administered portion) ran a lower median near $1.45M because 91362 includes a wider range of product types including the lower-priced North Ranch and First Neighborhood tracts.
Inventory in May 2026 sits at approximately 110 active listings across both ZIPs. Days on market average 36 — faster than Calabasas, slower than Simi Valley. The lake-front and lake-access homes typically sell faster than back-of-tract homes at any given price level. Months of supply at the current pace runs about 3.5, which tilts seller in most segments.
Price growth year over year is roughly 3.2% on a trimmed-mean basis. The lake-front and Lake Sherwood segments show the most stability; Lake Sherwood in particular rarely sees significant price corrections because the inventory is thin (roughly 12-18 transactions per year across the entire community).
Sub-neighborhoods and their price tiers
The four neighborhoods buyers ask me about most are Lake Sherwood (guard-gated with the Sherwood Country Club), First Neighborhood (the original 1960s American Hawaiian development), Three Springs (1980s/1990s gated and ungated mix), and Westlake Island (lake-front and lake-access homes on the island in the middle of Westlake Lake). Each has a distinct product type, price band, and HOA structure.
Lake Sherwood is technically in unincorporated Ventura County above Westlake Village rather than inside the incorporated city, but most buyers shopping Westlake Village include it in the search. It is a 24-hour guard-gated community surrounding the Sherwood Country Club golf course, with median sale prices in the $3.5M-$5M range and individual estates trading well above.
| Neighborhood | Type | Median (May 2026) | Typical range |
|---|---|---|---|
| Lake Sherwood | 24-hr guard-gated (Sherwood CC) | $4.2M | $2.5M - $15M+ |
| Westlake Island | Lake-front island, ungated | $3.8M | $2.8M - $9M |
| Three Springs | Mixed gated / non-gated | $1.85M | $1.3M - $3M |
| First Neighborhood | 1960s American Hawaiian original | $1.45M | $1.1M - $2M |
| North Ranch (91362) | 1970s-1980s gated and ungated | $2.1M | $1.4M - $4M |
| Ungated 91361 / 91362 | Mixed era | $1.35M | $950K - $2M |
Schools serving Westlake Village
Schools split between two districts and the district line does not match the city or county line. The LA County side of Westlake Village (incorporated city, ZIP 91361 in part) is served by Las Virgenes Unified School District — the same district that serves Calabasas and Hidden Hills. Schools include White Oak Elementary, A.C. Stelle Middle School, and Westlake High School.
The Ventura County side (91362, the Thousand Oaks-administered portion) is primarily served by Conejo Valley Unified School District. CVUSD schools in this area include Westlake Elementary, Conejo Elementary, White Oak Elementary (some portions cross the line), Sequoia Middle School, and Thousand Oaks High School or Westlake High School depending on the specific address.
Westlake High School itself sits in the LA County / LVUSD portion but draws from both districts under cross-district enrollment arrangements that have varied over time. Verify the current attendance boundary for any specific Westlake Village address through the relevant district before tying a purchase decision to a specific school. The boundary maps are at lvusd.org and conejousd.org.
- White Oak Elementary — LVUSD, serves LA County portions
- Westlake Elementary — CVUSD, serves Ventura County portions
- A.C. Stelle Middle School — LVUSD
- Sequoia Middle School — CVUSD
- Westlake High School — LVUSD, draws from both districts
- Thousand Oaks High School — CVUSD, alternate for some 91362 addresses
HOA and Mello-Roos exposure
HOA structures in Westlake Village are complex because the Westlake Lake Management Association sits on top of individual neighborhood HOAs in many communities. Lake Sherwood has the highest fixed HOA cost — Community Association dues plus mandatory Sherwood Country Club fees can total $25,000-$45,000/year depending on the membership tier. Westlake Island lake-front homes carry neighborhood HOA plus WLMA dock and lake-edge fees, typically $400-$800/month.
Three Springs and First Neighborhood carry modest neighborhood HOA dues, generally $80-$280/month for landscape and common-area maintenance. North Ranch HOA structure varies — some sub-tracts have guard-gated HOAs at $400-$700/month, others are ungated with no HOA. Ungated 91361 and 91362 tract homes typically have either no HOA or a small landscape HOA under $150/month.
Mello-Roos exposure is limited across Westlake Village. Most established neighborhoods predate the CFD-financed development era. A few newer infill projects do carry CFD line items in the $1,000-$2,500/year range. Always verify the current tax bill at the specific APN through the LA County or Ventura County Assessor before assuming the exposure for a given property.
Commute and freeway access
Westlake Village sits directly on the 101 freeway with three primary interchanges: Lindero Canyon Road, Westlake Boulevard, and Hampshire Road / Thousand Oaks Boulevard. The 101 connects east to Agoura Hills, Calabasas, and the western San Fernando Valley (Warner Center is about 20-25 minutes), and west to Thousand Oaks, Newbury Park, Camarillo, and Ventura.
Downtown LA via the 101 runs 55-75 minutes depending on time of day. LAX runs 45-60 minutes via the 101 east to the 405 south. Burbank Airport runs 35-45 minutes via the 101 east to the 170. Camarillo Airport (CMA) for general aviation is 15-20 minutes west on the 101.
South of the 101, Westlake Boulevard climbs over the Santa Monica Mountains to Mulholland Highway and provides scenic but slow access to the Malibu coast. The Pepperdine campus is about 25-30 minutes via this route. North of the 101, Westlake Boulevard continues into Thousand Oaks and connects to North Ranch and the Hillcrest / Lynn Road corridor.
Lifestyle anchors
The Promenade at Westlake is the city's primary outdoor retail and dining hub, located on Townsgate Road. The Promenade runs a regular slate of restaurants, the Cinepolis luxury theater, and seasonal events. The Westlake Plaza shopping center on the Ventura County side and the Hampshire Road / Thousand Oaks Boulevard retail corridor add additional retail anchors.
Westlake Lake itself is the central recreational amenity. The 125-acre private lake supports kayaking, paddleboarding, sailing, electric-motor boats, and lake-edge walking paths. Lake access rights depend on HOA membership. Sherwood Country Club on the Lake Sherwood side offers championship golf, tennis, and dining for members. The Westlake Golf Course on the Westlake Boulevard side is a public course.
Parks and open space include Triunfo Community Park, Berniece Bennett Park, and access to the Santa Monica Mountains National Recreation Area to the south. Wood Ranch Open Space and the trails behind Westlake Boulevard provide direct hiking access from many neighborhoods. The Westlake Village Civic Center and Library anchor the eastern side of the city.
Buyer scenarios
A buyer wanting maximum privacy plus championship golf typically lands in Lake Sherwood. Budget starts at roughly $2.5M for the smaller floor plans and runs well above $5M for the larger estates and view lots. The community is 24-hour guard-gated, the Sherwood Country Club membership is part of the lifestyle, and the inventory is thin (12-18 transactions per year).
A buyer wanting direct lake-front living looks at Westlake Island. Median sale prices run $3.8M with a range of $2.8M-$9M depending on the specific lake exposure, dock rights, and lot orientation. The island is not gated but is naturally controlled by the single-access bridge. Lake-front homes carry HOA plus WLMA fees and require flood and lake-rights disclosure review.
A buyer wanting strong schools at a more approachable entry point looks at First Neighborhood, Three Springs, or ungated 91362 tracts. First Neighborhood is the original 1960s American Hawaiian development and trades in the $1.1M-$2M range. Three Springs runs $1.3M-$3M with both gated and ungated phases. Verify the specific school district assignment (LVUSD or CVUSD) for any address.
Seller scenarios
Selling a Westlake Village home requires understanding which sub-market the address is in. Lake Sherwood sells slowly and to a small but specific buyer pool. Westlake Island sells quickly when priced correctly because the inventory is thin. First Neighborhood and Three Springs sell in line with the broader Conejo Valley market. The marketing plan and pricing approach are different across each.
Lake-front and lake-access homes require additional disclosure work — WLMA membership documentation, dock rights, lake-edge use rights, and any pending WLMA assessments. Buyers and lenders ask for this in escrow and missing documents delay closings. I prepare the WLMA package up front for any lake-touching listing.
Pricing requires comp work that respects the school district line, the HOA structure, and the specific neighborhood. Algorithmic estimates that average across both ZIPs and ignore the LA/Ventura split tend to mis-price both directions. I pull MLS, off-market activity, and adjust for lake exposure, gate type, and school assignment on a per-property basis.
What I tell clients shopping Westlake Village
Westlake Village is one of the more confusing markets in the region because the name covers two cities, two counties, two school districts, and a wide range of product types. The first question I ask any buyer is what specific outcomes matter — the lake, a specific school, a gated community, or the Sherwood Country Club membership. The answer narrows the search dramatically.
Verify county and city of record on any address you want to bid on. Verify school district assignment. Verify HOA structure including any layered association (neighborhood HOA plus WLMA). Verify the wildfire defensible-space requirements — parts of Lake Sherwood and the southern edges sit in elevated CAL FIRE Fire Hazard Severity Zones. Insurance availability has tightened across the region.
If you are comparing Westlake Village against Thousand Oaks, Agoura Hills, or Calabasas, I have deep guides for each linked below. They are all viable answers depending on what matters to you, and the right answer rarely comes down to a simple price comparison.
Frequently Asked Questions
What is the median home price in Westlake Village?
Westlake Village closed May 2026 at a median sale price of approximately $1.6M across both ZIPs (91361 and 91362), based on roughly 35 closed transactions in the trailing 30 days. The 91361 ZIP (LA County, incorporated city) ran a higher median near $1.95M. The 91362 ZIP (Ventura County, Thousand Oaks-administered portion) ran a lower median near $1.45M because it includes a wider range of product types. Days on market averaged 36. Active inventory in May 2026 sits at approximately 110 listings. Lake Sherwood, the guard-gated community above the lake, trades at a separate price band with a median near $4.2M.
Is Westlake Village in LA County or Ventura County?
Both. The incorporated city of Westlake Village is in Los Angeles County and was incorporated in 1981. The unincorporated 'Westlake Village' section of Thousand Oaks is in Ventura County. Both share Westlake Lake itself, which sits along the county line. ZIP 91361 covers most of the LA County side; ZIP 91362 covers most of the Ventura County side, though both ZIPs straddle the line in places. Verify county of record at the specific APN through the relevant assessor (LA County Assessor or Ventura County Assessor) before assuming county jurisdiction for tax, schools, and services.
What is Lake Sherwood?
Lake Sherwood is a 24-hour guard-gated community in unincorporated Ventura County above Westlake Village, surrounding the Sherwood Country Club golf course. The community is built around the Sherwood Country Club and a private 165-acre lake (separate from Westlake Lake). Median sale prices run approximately $4.2M with individual estates trading well above $5M. Annual carrying costs are higher than most western Conejo Valley communities — Community Association dues plus mandatory Sherwood Country Club fees can total $25,000-$45,000/year depending on membership tier. Inventory is thin: typically 12-18 transactions per year across the entire community.
What school district serves Westlake Village?
School districts split based on the specific address. The LA County / incorporated city side is primarily served by Las Virgenes Unified School District (LVUSD) — White Oak Elementary, A.C. Stelle Middle, and Westlake High School. The Ventura County / Thousand Oaks-administered side is primarily served by Conejo Valley Unified School District (CVUSD) — Westlake Elementary, Sequoia Middle, and either Thousand Oaks High or Westlake High. Westlake High School itself draws from both districts under cross-enrollment arrangements. Verify the current attendance boundary at lvusd.org or conejousd.org for any specific Westlake Village address before tying a purchase to a specific school.
Can you keep a boat on Westlake Lake?
Yes, with appropriate HOA membership and lake-rights documentation. Westlake Lake is a 125-acre private recreational lake managed by the Westlake Lake Management Association (WLMA) on behalf of the surrounding HOAs. Lake rights vary by specific address — some lake-front and lake-access homes have direct dock rights, others have community lake-edge access only. Permitted craft include kayaks, paddleboards, sailboats, and electric-motor boats. Gas-powered motors are restricted. Verify the dock rights and WLMA membership for any specific address through the HOA disclosure package during escrow.
What is the difference between Westlake Village and Thousand Oaks?
The incorporated city of Westlake Village is in Los Angeles County and was incorporated in 1981. Thousand Oaks is a separately incorporated city in Ventura County, incorporated in 1964, with a population of approximately 126,000. They are adjacent cities along the 101 freeway. The unincorporated 'Westlake Village' section of Thousand Oaks sits inside Thousand Oaks city limits in Ventura County and uses the Westlake Village place name but is administered by Thousand Oaks. School districts split: LA County side is LVUSD, Ventura side is CVUSD. The median price is similar (~$1.6M in Westlake Village, ~$1.15M in Thousand Oaks citywide) but the product mix is different.
How long does it take to commute from Westlake Village to LA?
Westlake Village to downtown Los Angeles via the 101 freeway typically runs 55 to 75 minutes during peak hours. Off-peak midday or weekend drives run 45 to 55 minutes. Commute to Warner Center in the western San Fernando Valley is 20-25 minutes via the 101 east. Commute to LAX runs 45-60 minutes via the 101 east to the 405 south. Burbank Airport runs 35-45 minutes via the 101 east to the 170. There is no rail transit option in the city; the 101 is the primary commute axis. Camarillo Airport for general aviation is 15-20 minutes west on the 101.
What gated communities are in Westlake Village?
Primary gated communities in or adjacent to Westlake Village include Lake Sherwood (24-hour guard-gated, with the Sherwood Country Club), portions of North Ranch on the Ventura side, parts of Three Springs (mixed gated and non-gated phases), and several smaller gated sub-tracts inside the broader Westlake area. The Westlake Trails is an established community with controlled access. Westlake Island is not formally gated but has single-bridge controlled access. Lake-front and lake-access homes typically carry additional WLMA membership and dock-rights documentation regardless of whether the specific community is gated.
