Westridge at Calabasas is a gated custom-estate community in ZIP 91302 with limited inventory — small lot count, custom architectural mix, $3.5M to $8M median trade range in May 2026. It is distinct from Westridge in Valencia (Santa Clarita), which causes confusion in roughly half of buyer searches. I'm Brian Cooper at eXp Realty (DRE# 01434286), and this guide is the working detail on Westridge at Calabasas — what it is, what it isn't, and what I tell clients about it.
What Westridge at Calabasas is
Westridge at Calabasas is a gated community of custom-estate detached single-family homes in Calabasas, ZIP 91302. The community sits on the hillside terrain of central Calabasas with controlled access at the entry. Inventory is limited — typically under 100 parcels total — and turnover is correspondingly slow.
Architectural character across Westridge inventory is custom, not semi-custom tract product. That means each parcel reflects an individual design and build cycle, with material variation in floor plan size, exterior elevation, finish level, and layout. Two adjacent parcels can present completely differently.
The gated access is controlled but typically not 24-hour staffed in the way of The Oaks or Mulholland Estates — verify the current gate-staffing model at the time of any specific transaction. Inside the gate, private streets connect the parcels, with the topography supporting view orientation on most lots.
Westridge at Calabasas versus Westridge in Valencia
This is the most common confusion in buyer search and it is worth addressing directly. Westridge at Calabasas is in Calabasas, ZIP 91302, in Las Virgenes USD, with custom estate inventory trading $3.5M to $8M. Westridge in Valencia is in Santa Clarita, ZIP 91381, in William S. Hart USD, with master-planned community inventory across a much different price band and product mix.
They are different cities, different counties at the school district level, different builders, different gate types, and different price bands. The naming overlap is genuinely unfortunate from a search perspective. Confirm which Westridge a listing refers to before touring, and confirm which Westridge an MLS search is returning before drawing comp conclusions.
If you are searching for 'Westridge Calabasas' and a listing comes up with a Santa Clarita address, that is Westridge Valencia and the comp math does not apply. If you are searching for 'Westridge homes for sale' broadly, expect both communities in the results.
| Attribute | Westridge at Calabasas | Westridge Valencia |
|---|---|---|
| City | Calabasas | Santa Clarita |
| ZIP | 91302 | 91381 |
| School district | Las Virgenes USD | William S. Hart USD |
| Community type | Gated custom estate | Master-planned community |
| Lot count | Limited (~under 100) | Large (1,000+) |
| Price band (May 2026) | $3.5M-$8M | Different band, see Valencia comps |
Builder, era, and floor plan profile
Westridge at Calabasas inventory is custom, with parcels built across a multi-decade window rather than concentrated in a single tract build-out. That means there is no single 'Westridge floor plan' — every parcel is an individual home with its own design and finish level.
Floor plans across the community typically run 4,500 to 9,000+ square feet, with custom-finished interiors. Architectural language varies widely — Mediterranean, traditional, Tuscan, and contemporary all appear in the community depending on the build cycle of the specific parcel.
Lot sizes are larger than the surrounding non-gated 91302 inventory, with custom-grading executed at the time of each individual build. Pad orientation, view exposure, and yard layout reflect the design intent of the original build rather than a master tract layout.
Recent comp range
Pricing in Westridge at Calabasas tiers on floor plan size, custom finish level, build or renovation date, and view orientation. The custom-product character means comp work is more involved than tract product — each parcel needs individual weighting.
| Floor plan / finish tier | Sq ft range | Typical trade range |
|---|---|---|
| Smaller custom, original finish | 4,500-5,500 | $3.5M-$4.5M |
| Mid custom, renovated | 5,500-7,000 | $4.5M-$6M |
| Larger custom, high finish | 7,000-9,000 | $6M-$8M |
| Top-finish, view-uplift pad | 7,000-9,000+ | $7M-$8M+ |
HOA structure and amenities
The Westridge HOA covers gate access, private street maintenance, and common landscape inside the gate. Dues should be verified against the current HOA budget at the time of any specific transaction. The amenity package is typically lighter than guard-gated communities with pool and tennis — verify what is and is not included.
Before writing an offer, I pull the current CC&Rs, the most recent annual budget, the reserve study, the last 12 months of board meeting minutes, and any pending special assessment information. With a small-lot-count community, individual special assessments can be material on a per-parcel basis if a large reserve item lands; the reserve study and pending assessment review matter particularly here.
School assignment within LVUSD
Westridge at Calabasas sits inside Las Virgenes Unified School District (LVUSD). School assignment for the community should be verified at the LVUSD attendance area lookup for the specific street address; assignment within Calabasas can vary, and the small-community-size context means a single boundary update can affect the whole gate.
Middle and high school assignment for most LVUSD addresses inside 91302 follows the broader Calabasas pattern (A.E. Wright or A.C. Stelle Middle, Calabasas High School). Always confirm directly with LVUSD before relying on school assignment for a purchase decision.
- Elementary: Verify per address with LVUSD
- Middle: A.E. Wright or A.C. Stelle (verify)
- High: Calabasas High School (most addresses)
- District: Las Virgenes Unified School District (LVUSD)
Privacy and security profile
Westridge operates a gated entry with controlled access. The gate-staffing model (continuously staffed versus call-box and roving patrol) should be verified at the time of any specific transaction; verify current operational status with the HOA. Inside the gate, private streets are not through-routes for non-resident traffic.
Lot-level privacy benefits from the custom-build character — most parcels were graded and oriented at the time of original build with privacy as a design input, rather than fitting a tract-standard pad layout. Setbacks, landscape, and topography typically deliver meaningful separation between parcels.
What I do not do — and what buyers should be cautious about agents who do — is steer purchase decisions based on which neighbors live behind which addresses. Fair housing law prohibits that. The working privacy and security profile of the gate and the custom-lot character is the appropriate frame.
Common buyer scenarios
Westridge at Calabasas buyers most often come from one of two patterns: buyers who specifically want a gated 91302 community at a price band below The Oaks Estate Collection and Mulholland Estates, and buyers who specifically want custom-product character (individual architectural design, custom finishes) rather than semi-custom tract product. Both patterns are narrow buyer profiles, which is part of why community turnover is structurally limited.
Relocation buyers from out-of-state occasionally surface here, particularly when they want a gated community with custom inventory and are willing to accept the limited turnover and inventory scarcity. Local move-up buyers come from non-gated 91302 inventory when they want the gate without the larger guard-gated community price step. Some downsize buyers from Hidden Hills or Mulholland Estates also land here when they want a smaller maintenance footprint while keeping the gated character.
What I do not see often is first-time-into-Calabasas buyers, because the custom-product diligence requirements and the limited inventory turnover do not fit a first-time-Calabasas search pattern. Buyers who land in Westridge typically have specific knowledge of what they want from the community before they start their search.
Resale and appreciation history
Westridge at Calabasas has tracked the broader Calabasas gated luxury market over the past decade with the volatility characteristics of a small-inventory custom-product community — fewer transactions per year, longer typical days on market, and per-comp pricing more sensitive to the individual parcel's finish and view tier than to broad market movements. The custom character means broad average price-per-foot is misleading; per-parcel weighting is the only useful analysis here.
Days on market here can run materially longer than the broader 91302 median because of the custom-product character and the limited buyer pool that specifically wants this community. 90 to 240+ days is not unusual for top-of-stack inventory. Pricing strategy and exposure plan matter; mispriced inventory can sit through a full season. The re-list math after a stale first exposure is meaningfully worse than the right initial pricing — buyers in the segment notice stale listings and discount them accordingly.
Long-hold ownership is common in Westridge as well. Many of the original custom-build owners are still in their homes, and inventory turn often reflects generational moves or relocation rather than active flipping. That dynamic keeps the community character stable across cycles.
Inspection items specific to era and build
Custom-product inspection in Westridge requires a per-parcel approach because each home has its own build era and system specification. The base diligence stack includes general home inspection, sewer scope, pool and spa equipment, full HVAC (often custom multi-zone), roof and envelope, all retaining walls and hardscape, irrigation and landscape, and WUI defensible space.
On custom inventory, request the original build permit history, any subsequent renovation permits, and full documentation of any custom systems — smart-home integration, AV, security, geothermal HVAC, custom water filtration, or specialty pool equipment. These systems typically carry maintenance and warranty considerations that do not appear on tract product.
Forensic envelope review is worth considering if any insurance claims or water-intrusion history is disclosed. WUI defensible space and Chapter 7A compliance review applies on any renovation. Current insurance availability and pricing should be verified before close; the custom estate WUI insurance market has tightened materially over recent years.
- General home + sewer scope + pool/spa
- Full custom multi-zone HVAC review
- Roof + envelope (renovation-history-dependent)
- Retaining walls + custom hardscape (structural)
- Custom system inventory (smart-home, AV, security)
- WUI / defensible space + Chapter 7A
- Current insurance quote in hand before close
What I tell clients about Westridge at Calabasas
Westridge at Calabasas is the right fit for a specific buyer profile: someone who wants a gated 91302 community with custom-product character and is willing to accept limited inventory turnover and longer typical days on market on the buy side. If turnover speed matters or if you want semi-custom tract product, other Calabasas communities are a better fit. Knowing the right fit before the search starts saves months of touring the wrong inventory and writing offers that do not land.
First, confirm we are talking about the Calabasas community and not Westridge in Valencia. That confusion comes up regularly and it changes the entire conversation — city, school district, price band, and product type are all different. The Calabasas community is the one in 91302 inside LVUSD with custom estate inventory. The Valencia community is in 91381 inside William S. Hart USD with master-planned tract inventory at a different price band.
Plan for a longer search and a longer escrow. Inventory turnover in this community is slow; the right home may not be on the market when you start looking. On the buy side that means patience and a willingness to engage pre-market and off-market relationships; on the sell side that means a measured pricing strategy and a realistic exposure timeline. Photography and exposure for a custom-product listing should be production-quality because the buyer pool is small and the first exposure window is the most valuable.
Frequently Asked Questions
What is the median home price in Westridge at Calabasas?
Median sale price in Westridge at Calabasas runs $3.5M to $8M as of May 2026, depending on floor plan size, custom finish level, build or renovation date, and view orientation. Smaller custom homes trade $3.5M-$4.5M; mid-tier renovated homes trade $4.5M-$6M; larger high-finish custom homes trade $6M-$8M+. Each parcel needs individual comp weighting because the inventory is custom, not tract product.
Is Westridge at Calabasas different from Westridge in Valencia?
Yes — completely different communities. Westridge at Calabasas is in Calabasas, ZIP 91302, in Las Virgenes USD, with limited custom estate inventory trading $3.5M-$8M. Westridge in Valencia is in Santa Clarita, ZIP 91381, in William S. Hart USD, with master-planned community inventory across a different price band and product mix. Confirm which Westridge a listing refers to before touring or drawing comp conclusions.
Is Westridge at Calabasas gated?
Yes. Westridge operates a gated entry with controlled access. The specific gate-staffing model — continuously staffed versus call-box with roving patrol — should be verified with the HOA at the time of any specific transaction. Inside the gate, private streets are not through-routes for non-resident traffic. It is distinct from the 24-hour staffed guard-gate model of The Oaks of Calabasas and Mulholland Estates.
What schools serve Westridge at Calabasas?
Westridge at Calabasas sits in Las Virgenes Unified School District (LVUSD). Elementary assignment should be verified at the LVUSD attendance area lookup for the specific street address; assignment within Calabasas can vary. Middle and high school assignment typically follows the broader Calabasas LVUSD pattern (A.E. Wright or A.C. Stelle Middle, Calabasas High School). Confirm directly with LVUSD.
How many homes are in Westridge at Calabasas?
Westridge at Calabasas is a small-lot-count community — typically under 100 parcels total. Turnover is correspondingly slow, and inventory in any given month is limited. Buyers should expect a longer search timeline than in larger communities, and sellers should plan for a measured pricing strategy and realistic exposure timeline.
Is the inventory in Westridge custom or tract?
Custom. Westridge at Calabasas inventory was built parcel-by-parcel across a multi-decade window, with individual architectural designs, finish levels, and floor plans on each lot. Two adjacent parcels can present completely differently. That is the defining character of the community and the reason comp work here is more involved than tract product.
Does Westridge at Calabasas have Mello-Roos?
Most Westridge at Calabasas parcels do not carry active Mello-Roos special taxes, but verification per parcel is essential. The County or title company can pull a parcel tax detail report that lists any active CFD bond and remaining bond term. Confirm before writing an offer; the figure flows through to your monthly carrying cost.
How long does escrow take in Westridge?
Plan for 60-90 days rather than a standard 30-45 day escrow. Lender appraisal complexity on custom estate inventory, inspection scope on individual custom systems, seller-side disclosure preparation, and HOA document delivery all extend the timeline. The longer window supports proper diligence on custom product; do not compress it.
How long is the average days on market here?
Days on market in Westridge at Calabasas can run materially longer than the broader 91302 median — 90 to 240+ days is not unusual for top-of-stack inventory. That reflects the custom-product character, the limited specific buyer pool, and the small inventory size. Pricing strategy and exposure plan matter; mispriced inventory can sit through a full season.
Are there any new builds in Westridge at Calabasas?
New construction in Westridge typically takes the form of teardown-and-rebuild on individual existing parcels rather than fresh tract development. The lot count is essentially built out. Any active or upcoming rebuild activity should be confirmed parcel-by-parcel; permit history through Calabasas Building & Safety is the source of truth.
