Westlake Village, California
Lake views, A+ schools, and 35 miles from Los Angeles. One of Southern California's most coveted addresses.
About the Area
Westlake Village sits at the western edge of the Santa Monica Mountains, straddling the Los Angeles and Ventura County line. It's one of the few places in Southern California where you get a genuine 125-acre private lake, rolling hills, excellent schools, and a 40-minute commute to Century City — all in one zip code.
The community is centered around Westlake Lake, with lakefront homes, private boat docks, and a members-only recreation area. Surrounding neighborhoods range from attainable townhomes to multi-million dollar custom estates with panoramic hilltop views.
Buyers relocating from Los Angeles consistently discover their dollar goes significantly further here without sacrificing quality of life. I've helped many families make exactly that move — and Westlake Village tends to be a community they stay in for decades.
Quick Facts
Know the Area
Click any neighborhood to discover its character, price range, and who it's best for.
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Select a Neighborhood
Westlake Village has a dozen distinct neighborhoods — from ultra-luxury Lake Sherwood estates to walkable Three Springs townhomes. Each has its own character and price range.
The crown jewel of Westlake Village. Gated enclave built around North Ranch Country Club's 27-hole course. Custom architecture on broad oak-lined lots — Mediterranean estates to glass-lined contemporaries. Privacy and prestige define this neighborhood.
Home Size
3,000–8,000+ sqft
Best For
Move-up buyers
Westlake's most coveted view neighborhoods. Custom homes on hilltop lots with 270-degree panoramas — lake, valley, and on clear days a hint of ocean. Rustic character, mature oaks, and a median around $2.7M.
Median Price
~$2.7M
Views
Lake + Valley
The most popular neighborhood for young families. Wide streets, White Oak Elementary walkable, great community energy. Foxmoor Hills adds hilltop lots with views (~$1.62M median). HOA ~$200/yr.
Schools
White Oak Elem
Best For
Young families
South of the lake and up into the hills. Dramatic lake views — steep streets are the trade-off. Popular with retirees, empty nesters, and view seekers. Homes run 2,000–3,500 sqft. HOA ~$700/yr.
Median Price
~$1.6M
HOA
~$700/yr
The Colony is Westlake's unique duplex community — ideal for multi-gen living or rental income. Parkwood Estates sits on the south shore with upscale SFRs and excellent lake access ($1.57M–$2.1M).
Housing Types
Duplex, SFR, Condo
Lake Access
Very close
In its own category. A private lake community historically favored by celebrities — 24-hour gated security, estate homes on large lots around Sherwood Lake. Among the most expensive real estate in the entire Conejo Valley.
Home Size
5,000–15,000+ sqft
Security
24hr gated
One of Westlake's most attainable entry points. Townhomes and smaller SFRs, beautiful greenbelts and water features, walkable access to The Promenade. Summershore offers floorplans from 1,000–1,300 sqft.
Entry Price
From ~$800K
Best For
First-time buyers
The first master-planned community built in Westlake Village. Rolling greenbelts, cul-de-sacs, bike paths to the elementary school. High availability of single-story ranch homes — a rare commodity in this area.
Single Story
High availability
Walk to School
Yes
A private gated island in the middle of Westlake Lake. Homes have direct lake frontage, private docks, and one of the most distinctive addresses in all of Southern California. About 100 residences total.
Lake Access
Private docks
Security
Gated island
Interactive Map
Current Market
$1.5M
Median Sale Price
$600
Price Per Sq Ft
~32
Days on Market
~47
Active Listings
Zac's Market Take
Westlake Village is a selective buyer's market right now. Well-priced, move-in-ready homes — particularly in Foxmoor, First Neighborhood, and Three Springs — still move quickly, often with multiple offers. Overpriced or dated listings are sitting. If you're a buyer, this is a rare window. If you're a seller, pricing strategy is everything. Let's talk about what your home is actually worth today.
Stats updated monthly. Want a live personalized report?
Living Here
Education
Schools are one of the biggest reasons families choose Westlake Village — and they consistently rank among California's finest.
CVUSD · Top-ranked · GreatSchools highly rated
CVUSD · High test scores · Strong community
CVUSD · Strong academics · Feeds Westlake High
Niche A+ · #2 Ventura Co. · 97.5% grad rate
School boundaries vary by address. Contact Zac to verify which schools serve a specific property.
Local Dining
From lakeside dining to hidden neighborhood gems — Westlake Village punches well above its weight for a suburb.
One of the highest-rated spots in the area. Fresh Mediterranean — grilled meats, mezze, bold flavors. Great for business lunches and family dinners alike.
A Westlake Village institution. Waterfront Italian with lake views, outdoor patio, and a classic menu that locals have loved for decades. Perfect for date night.
Local favorite for brunch and casual American fare. Creative menu, great cocktails, and a lively atmosphere. One of the most consistently praised spots in the area.
Authentic Italian with an exceptional wine program. Intimate atmosphere, outstanding pasta, and attentive service. A go-to for special occasions and date nights.
Fresh sustainable seafood in an elegant setting. Known for excellent oysters, grilled fish, and a polished dining room. A local staple for seafood lovers.
Waterfront California dining with stunning lake views and a relaxed, sophisticated atmosphere. Great for Sunday brunch or a leisurely dinner by the water.
Ratings sourced from Google and Yelp. Updated periodically — always verify hours before visiting.
Live Market
Explore active homes for sale across every Westlake Village neighborhood — updated live from the MLS.
Search by neighborhood
North Ranch Foxmoor Southshore Hills Lake Sherwood The Trails Three Springs Hidden Canyon Westlake IslandLive MLS Data
Active listings updated daily from the MLS. Filter by price, beds, and more.
If you're searching for Westlake Village homes for sale, you've already identified one of Southern California's most consistently desirable communities. Westlake Village sits at the intersection of Ventura County and Los Angeles County, offering buyers a rare combination of top-rated schools, lakefront living, and a genuinely suburban lifestyle — with Los Angeles just 35 miles down the 101 Freeway. Whether you're relocating from the West Side, upsizing from Thousand Oaks, or making the move from LA altogether, the Westlake Village real estate market rewards buyers who move decisively and sellers who price strategically.
I'm Zac Wasserman, a licensed REALTOR® with RE/MAX ONE (CA DRE# 02210760), and I've helped buyers and sellers across the Conejo Valley and San Fernando Valley navigate this market. If you're considering buying a home in Westlake Village, this guide covers everything from current market conditions to neighborhood comparisons, school districts, and what to expect from the buying process. For a deeper look, check out my step-by-step home buying guide for Ventura County.
Westlake Village consistently ranks among the top communities in Southern California for quality of life. Niche.com gives the city an overall A+ grade, rating it in the top percentile for public schools, safety, and family friendliness. Additionally, the community's master-planned layout — greenbelts, bike paths, cul-de-sacs, and a 125-acre private lake at its center — creates an environment that simply doesn't exist at this scale anywhere else in the region at a comparable price point.
For LA professionals, the value proposition is particularly compelling. A home in Westlake Village that would cost $1.5 million would likely cost $3 million or more in comparable West LA neighborhoods. Moreover, the best areas in Ventura County for LA commuters consistently feature Westlake Village near the top of the list, thanks to direct 101 Freeway access and proximity to the Warner Center job corridor. For a full picture of the regional market, see my Ventura County housing market update.
Westlake Village has also historically held its value exceptionally well during market corrections. The combination of low inventory, high owner-occupancy rates, and strong school district demand creates a natural price floor that protects long-term equity. If you're wondering whether now is the right time to buy, I cover that question in my post on whether you should wait to buy a house in the current market.
The Westlake Village CA real estate market right now is best described as a selective buyer's market. Inventory has risen meaningfully compared to the ultra-tight conditions of prior years, which means buyers today have more options and — in certain price ranges — more negotiating leverage. However, well-priced, move-in-ready homes in sought-after neighborhoods like Foxmoor, North Ranch, and First Neighborhood are still generating multiple offers and moving quickly.
The median sale price for homes for sale in Westlake Village CA currently sits at approximately $1.4–$1.6 million, with price per square foot averaging around $600. Average days on market hover around 32 days for well-positioned listings. Luxury properties in North Ranch and Lake Sherwood regularly trade between $2.5 million and $10 million or more. For broader context, see my Southern California housing market forecast.
One of the things that makes searching for Westlake Village real estate genuinely interesting is how distinct each neighborhood feels despite the community being relatively compact. Understanding these differences is critical to finding the right home.
North Ranch is the premier address — gated, golf course-adjacent, $2M–$5M+. Foxmoor is the top choice for families with young children, $1.2M–$1.7M, walkable to White Oak Elementary. Southshore Hills delivers dramatic lake views from hillside homes around $1.6M median. Three Springs and Summershore represent the most attainable entry points from ~$800K. Westlake Island is a private gated island with direct lake frontage at $2M–$4M+. For buyers still exploring options, my guide to the best neighborhoods in Ventura County by budget and lifestyle provides useful context. First-time buyers should also review my first-time homebuyer guide for Ventura County.
School quality is one of the primary drivers of demand for Westlake Village homes for sale. Most of Westlake Village is served by the Conejo Valley Unified School District (CVUSD), which consistently ranks among the top school districts in California. Westlake High School holds a Niche A+ rating, ranks #2 among public high schools in Ventura County, and boasts a 97.5% graduation rate — placing it in the top 4% of all California public high schools.
At the elementary level, White Oak Elementary and Westlake Hills Elementary are both highly rated CVUSD schools. Colina Middle School serves as the primary feeder into Westlake High. School boundaries vary by address — therefore, I always verify which schools serve a specific property before my clients make a purchase decision. Some border areas of Westlake Village fall within the Las Virgenes Unified School District instead.
Buying a home in Westlake Village follows the same general process as any Southern California purchase, but there are a few nuances worth understanding. First, many Westlake Village communities have HOAs — ranging from a nominal $200/year in Foxmoor to several hundred dollars per month in gated communities. Second, because Westlake Village straddles both LA and Ventura County, certain properties fall under different county jurisdictions — you can verify county information via the City of Westlake Village — which affects property taxes, permitting, and services. For the full buying process, see my complete step-by-step guide to buying a home in Ventura County.
Third, financing at this price point means understanding the difference between conforming and jumbo loans. Most Westlake Village purchases will require jumbo financing. My guide to conforming and jumbo loan limits covers exactly what applies here. My closing costs guide for Ventura County walks through every line item you can expect at settlement.
For buyers relocating from Los Angeles, the cost comparison is striking. A $1.5 million budget in Westlake Village buys a 3–4 bedroom home with a yard, 2-car garage, and likely a pool — in a neighborhood with A+ schools and low crime. The same budget in Brentwood or Santa Monica buys a small condo. For a detailed breakdown, see my post on the cost of living in Ventura County vs Los Angeles. If you're still renting and weighing options, my post on rent vs buy in Ventura County lays out the financial case clearly.
If you own a home in Westlake Village and are considering selling, the current market requires accurate pricing and professional presentation. Homes that are priced right are still selling quickly and at strong prices. Homes that are overpriced relative to current comps are sitting. Get a free home valuation from Zac to understand your property's current market value before listing. For context on what's happening with unsold listings, see my post on why homes aren't selling in Ventura County.
Working with a Westlake Village REALTOR® who knows the community intimately — not just the MLS data, but the specific streets, HOA reputations, school boundary lines, and neighborhood dynamics — makes a meaningful difference in both the buying and selling experience. I specialize in Ventura County and the San Fernando Valley, and Westlake Village is one of the communities I know best. Whether you're buying your first home here, upgrading to North Ranch, or selling after years of ownership, I bring straight answers, a clear strategy, and genuine local expertise to every transaction.
Ready to start your search for Westlake Village homes for sale? Browse active listings above, explore the neighborhood map, or reach out directly at 805.212.9147 or zacsellsca@gmail.com. Let's find the right home in the right neighborhood — at the right price.
Your Local Expert
I'm a licensed REALTOR® with RE/MAX ONE, specializing in Ventura County and the San Fernando Valley — including Westlake Village, Thousand Oaks, Camarillo, Simi Valley, and surrounding communities. I know these neighborhoods intimately, from North Ranch estates to Summershore townhomes.
Whether you're relocating from Los Angeles, upsizing within the Conejo Valley, or selling a property you've owned for years — I'll give you straight answers, a clear strategy, and someone in your corner from day one to close.
CA DRE# 02210760 · RE/MAX ONE · zacsellsca.com
Common Questions
Ready to Make a Move?
Whether you're buying, selling, or just starting to explore — I'm here to help with straight answers and no pressure.
Zac Wasserman · RE/MAX ONE · CA DRE# 02210760 · zacsellsca.com
Supply changes and how they affect
buyer choice, competition
and pricing.
124 Homes
(current month – April 2026)
112 Homes
(last month – March 2026)
How quickly homes are selling—and where buyers are moving fast versus slowing down.
29 Days
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26 Days
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A simple read on the number of closed listings in this given neighborhood
51 Homes
(current month – April 2026)
26 Homes
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Month-over-month movement and what it suggests about demand across Ventura County.
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$1,837,500
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