The name is older than the tract by two centuries. In January 1770, on the return leg of the Portolá expedition, its chaplain and diarist Father Juan Crespí camped by a creek in this valley and gave the place a name: El triunfo del Dulcísimo Nombre de Jesús, the Triumph of the Sweetest Name of Jesus. He described what he saw as a plain of considerable extent and much beauty, forested throughout with live oaks, with much pasturage and water. The name survived on the land in Triunfo Canyon, Triunfo Pass and Triunfo Creek, and the developers of the 1970s put it back to work. Read the two street signs and the tract name together and the whole naming scheme appears: Triunfo for the campsite, Crespí for the diarist who named it, and Portolá for the captain of the expedition.

The land itself came into the modern era in 1963, when the American-Hawaiian Steamship Company, controlled by the shipping magnate Daniel K. Ludwig, bought the roughly 12,000-acre Albertson Ranch that straddled the Los Angeles–Ventura county line and, in partnership with Prudential Insurance, hired A. C. Martin and Associates to master-plan a city in the country. The Ventura County portion of the plan, which is where Triunfo West sits, was annexed into the City of Thousand Oaks in 1968 and 1972; the Los Angeles County third stayed unincorporated until it became the City of Westlake Village in 1981. That is why a Triunfo West owner has a Westlake Village address, a Thousand Oaks city hall and a Ventura County tax bill.

The lake that gives the community its name was finished in 1969, and in 1974 Ludwig handed the Westlake Lake Management Association over to the homeowners around the water. Triunfo West was recorded the following year, in 1975, as Tract 2368 — a condominium tract on the inland, western edge of the plan rather than on the shoreline. That distinction matters when reading listings, and it is covered below. The merchant builder behind the brochures, which carry only the words “Triunfo West reserves the right to make changes,” is not named in any public source Gary Jacobs has been able to verify; the recorded final map for Tract 2368 at the Ventura County Recorder names the subdivider, and that is the document to pull for anyone who wants the answer.

Triunfo West was sold with three plans, all on one floor, all with an attached two-car garage with an automatic opener, and all within about eighty square feet of each other. The drawings below are reproduced from the Conejo Simi Moorpark Association of Realtors plan archive. They are marketing plans rather than construction documents, and the archive is what survives rather than a complete builder record, so other plans, elevations and options may have been offered in the tract. What the three share is worth noticing before the differences: a fireplace in the main living space, a concealed laundry inside the house rather than in the garage, a dressing area rather than a simple closet in the primary suite, and sliding glass doors from the living areas to a private patio or garden.

Drawings on file for the tract. Other plans, elevations and options may have been offered.

The plan sizes on the sheets are 1,426, 1,507 and 1,464 square feet. County and MLS records for the same homes today show 1,402, 1,508 and 1,500 square feet, which is the usual small drift between a builder’s brochure figure and a later measured one; a buyer should take the measured number from the tax record or an appraisal rather than the brochure. The two-bedroom plans are the ones that appear most often on the market, and the three-bedroom Triunfo is the one buyers ask for by name, because the third bedroom is the room that makes the home work as a two-person house with an office or a guest room.

There are only two addresses to learn. Portola Lane carries 76 of the 134 homes, running from 2101 to 2279 on the odd side and 2102 to 2270 on the even. Crespi Lane carries the other 58, from 2101 to 2233 odd and 2106 to 2252 even. Both are private drives inside the association rather than through streets, and both end at the western edge of the tract, where the ground rises into the Conejo open space.

The homes are attached in small clusters with garages facing the drive and living space turned away from it, so the interior of each cluster is greenbelt rather than pavement. The association owns and maintains that greenbelt, the walking paths through it, the guest parking bays and the two pool areas at either end of the tract. What an owner has to themselves is a patio or a small garden off the living room and, in the Serra and Triunfo plans, a second garden off the primary bedroom. Measured from county parcel geometry, the private footprint under and around each home is about 1,400 square feet, which is a useful number to have in mind: this is a community where the outdoor life happens on a patio and a greenbelt, not on a lawn.

One point of confusion in listings is worth settling. Because the tract is on the western, inland edge of Westlake Village, a Triunfo West home is not a lakefront home and no association or Westlake Lake Management Association document that Gary has been able to obtain shows Triunfo West among the lake’s member districts. Listings describe the lake as nearby, which it is, about a mile and a half east. A buyer who wants lake privileges, a dock or a boat should confirm the position directly with the lake association before writing an offer rather than relying on marketing language.

The first reason is the floor count. All three plans were drawn on one level and every sale recorded in the last six years is coded one story, which makes Triunfo West one of a handful of Westlake Village communities where single-level living is the rule rather than a filter applied to a mixed tract. The second is what comes with it: an attached two-car garage with an opener, a concealed laundry inside the house, a fireplace, a dressing area off the primary suite and sliding glass to a private patio, in about 1,400 to 1,510 square feet — a real house on one floor rather than a flat.

The third is the location, which does not photograph. Triunfo Community Park is immediately west of the tract and the Triunfo Canyon Trail climbs from it into the Conejo open space, so a buyer trades a private yard for open hills at the end of the street. The fourth is the schools, the same Westlake Elementary, Colina and Westlake High assignment as the detached tracts, with the elementary walkable. And the fifth is the price: a two-year median of $903,175 against a median of $1,627,500 for detached one-storey homes in the same area, which is the whole point for the buyer who wants one level and does not want to spend $1.6 million to get it.

The legal entity is Triunfo West Condominium Owners’ Association, Inc., registered as a condominium in 1975 and governed under the Davis-Stirling Act. The City of Thousand Oaks association map records the tract as 2368 at 19.2 acres and names Community Property Management of Camarillo, (805) 987-8945, as the manager; the association also runs an owners’ portal at triunfowestcoa.org. Because city records of this kind are not always current, a buyer should confirm the management company and the contact through escrow rather than assuming.

The dues have moved a long way in a short time, and the trajectory is the single most important number in this guide. Listings show $398 a month holding steady from 2016 through 2020, $423 to $435 in 2023, $498 to $598 during 2024, and $597 to $625 in 2025 and into 2026 — an increase of roughly half in five years. That is not unusual for a Southern California association of this age in this insurance market, but it changes the arithmetic of a purchase and it is the first thing to ask about: what drove the increases, whether the reserve study supports the current level, and whether any special assessment has been discussed. No special assessment appears in any public record Gary has found, which is not the same as there being none.

What the fee covers, according to the fields agents fill in on listings, is exterior and landscape maintenance, trash, and earthquake insurance — the last of which is genuinely worth knowing, because it is not standard, it is expensive, and it is a large part of why dues in older attached communities have risen the way they have. One listing also reports water and sewer in the fee. Amenities are two pools and two spas, one at each end of the tract, greenbelts and walking paths, guest parking and shuffleboard courts. There is no clubhouse and no tennis court inside the association; the tennis courts nearby are at Triunfo Community Park.

One more item belongs on a buyer’s list. The association’s FHA project approval, under FHA condo ID S010649-001, shows as expired in the HUD record. Approvals lapse and get renewed routinely, but for a buyer intending to use FHA financing it is a question to settle before making an offer, not after. Conventional and jumbo lenders will also ask for the association’s budget, reserve study, insurance certificate and owner-occupancy ratio, and a thin reserve or a low owner-occupancy figure can affect the loan as much as the appraisal does.

Triunfo West is in the Conejo Valley Unified School District. The district’s street index assigns both streets, Portola Lane 2101 to 2279 and Crespi Lane 2101 to 2252, to Westlake Elementary at 1571 E. Potrero Road, Colina Middle School on E. Hillcrest Drive and Westlake High School on N. Lakeview Canyon Road. That assignment is uniform across the tract, with no split between the two streets. Listing sites occasionally show a second elementary as an alternative for these addresses; the district’s own index does not, and it is the document that governs. Families should still verify the assignment for a specific address with the district before relying on it, since boundaries and program placements change.

The practical geography: Westlake Elementary is about eight-tenths of a mile away, Westlake High about a mile and a half, and Colina Middle about two and a half miles, which makes the elementary years walkable in good weather and the middle school years a drive or a bus.

The best thing about the location does not appear in the listing photographs. Triunfo Community Park, run by the Conejo Recreation and Park District at 980 Aranmoor Avenue, sits immediately west of the tract with two athletic fields, two softball fields, a baseball field, tennis courts, a basketball court, a sand volleyball court and a playground. Reservations for the fields go through the district at (805) 495-6471.

Behind the park the ground goes up. The Triunfo Canyon Trail starts at the park and climbs to meet Los Robles Trail East in the Conejo Open Space system; the trailheads are the second parking lot on Tamarack Street and a roadside access on Aranmoor Avenue, with a third at the top of Brookview Avenue connecting through the Brookview Trail to Los Robles Trail South. From those trailheads a walker can put together loops of a couple of miles or the better part of a day, including the Whitehorse Canyon and Los Robles loop, without driving anywhere first. For a buyer weighing an attached home against a detached one, this is the trade that Triunfo West offers: no private yard, and open hills at the end of the street.

Everything else is a short drive rather than a walk. Walk Score rates the corner of Lindero Canyon and Triunfo Canyon roads at 38 out of 100, which is to say that groceries, the pharmacy and the school run all involve a car. Westlake Plaza and Center on Westlake Boulevard and The Promenade at Westlake cover most errands, and both Westlake Boulevard and Lindero Canyon Road reach the 101.

Triunfo West sits off Triunfo Canyon Road on the western side of Westlake Village, which puts it a few minutes from two 101 interchanges — Westlake Boulevard and Lindero Canyon Road — without fronting either. Traffic on the 101 through the Conejo Valley is the usual story: eastbound in the morning toward the Valley and Los Angeles, westbound in the evening, with Kanan Road and Westlake Boulevard the two useful escapes toward the coast. Metro Local line 161 runs within about six-tenths of a mile, with commuter service and Thousand Oaks Transit routes a little farther out.

For daily errands the useful fact is that almost everything is within a two- to five-minute drive rather than a walk: Westlake Plaza and Center, The Promenade at Westlake, the medical offices along Lindero Canyon and Hampshire, and the schools. The one thing that is genuinely walkable is the park and the trailhead, which is not nothing in a valley where most people drive to a hike.

The figures in this section were current when this guide was last reviewed. The sale record in the facts above and the listings below are drawn live from the MLS each time the page loads.

In the two years through April 2026, 8 homes in the tract sold through the MLS, at prices from $860,000 to $1,099,000 and a median of $903,175. The longer record, eighteen sales from 2020 through April 2026, reads more clearly than it does in most tracts because the homes are so alike. Across those eighteen sales the range is $718,000 to $1,099,000 and the median is about $872,000. The bottom of that range is 2020: a 1,402-square-foot two-bedroom on Portola Lane at $718,000 in October 2020, a 1,508-square-foot two-bedroom on Crespi at $740,000 that July. The top is February 2025, when a 1,508-square-foot two-bedroom on Crespi Lane reached $1,099,000. In between, the market settled into a band: most homes have traded from the mid $850,000s to the mid $970,000s since 2023, with the three-bedroom Triunfo plan and the two-bedroom Serra plan changing hands at very similar numbers.

Two things follow from that pattern. The first is that condition, not plan, is what moves the price here. A 1,500-square-foot three-bedroom sold for $850,000 in June 2023 and another for $975,000 two months earlier; the difference is what had been done inside. The second is that the dues increase has arrived at the same time as the price gains, so a buyer comparing a 2021 sale with a 2025 sale is comparing two different monthly costs as well as two different prices — roughly $225 a month of difference in dues alone. Anyone modelling the carrying cost should use the current figure, not the one on an older listing.

Against the rest of Westlake Village, Triunfo West sits where the attached market sits: closed sales of one-story attached homes across Westlake Village, North Ranch and Lake Sherwood over the last two years ran to a median $785,000 at about $617 a square foot, and Triunfo West trades a little above that on price and in line on the per-foot figure. Against detached one-story homes in the same area, which ran to a median $1,627,500, it is a different market entirely — which is exactly the point for the buyer who wants one level and does not want to spend $1.6 million to get it.

Homes here do lease. A three-bedroom on Portola Lane was advertised at $3,950 a month, and units on both streets have been rented over the years, so leasing is clearly permitted in some form. What is not on the public record is the association’s written rule: no minimum lease term, rental cap or owner-occupancy requirement appears in any source Gary has been able to verify. An investor or an owner who may want to rent later should get the CC&Rs and the current rules from the management company before committing, because a rental cap that is already full is a problem that appears at the worst possible moment.

For a landlord the appeal is the same as for an owner-occupant: a single-level home with a two-car garage, a patio, two pools and no yard to maintain, in the Westlake Elementary and Westlake High attendance area, at a rent well below what a detached house in the same schools commands. The tenant pool is a mix of downsizing owners between houses, families who want the schools, and professionals working along the 101.

These homes turned fifty in 2025, and unrenovated units still carry a good deal of their original equipment. On homes of this era and construction, inspectors in the Conejo Valley commonly report original copper supply lines and cast-iron drains, aluminum-frame single-pane windows and sliding doors, period electrical panels, original furnaces and water heaters in the interior service closet, and original kitchen and bath fixtures. Each house is different and only a licensed inspector on the specific unit can say what is actually there, but a buyer should budget on the assumption that at least some of that list is still in place unless the seller can show otherwise.

Because these are condominiums, the second half of the inspection is the association rather than the house. The line between what the owner maintains and what the association maintains — roof, exterior walls, patio fences, plumbing inside the walls, the slab — is set by the CC&Rs and is not the same in every Westlake association. Read that section before the inspection, not after, so the inspector can be pointed at the right things. The other item worth attention in an attached, slab-on-grade tract of this age is drainage and any evidence of past slab leaks, which in a shared-plumbing building can be an association matter as much as an owner’s.

The sold record makes the answer plain: the money is in the kitchen, the baths, the floors and the windows, in that order, and it is not in adding space. Nothing in a condominium of this kind can be enlarged without the association’s approval and, in most cases, cannot be enlarged at all, so the competition between two units for sale in the same month comes down entirely to what has been done inside a fixed footprint.

Three specifics recur in the listings that reached the top of the range. Opening the wall between the kitchen and the family room or nook, which the original plans keep separate. Replacing the aluminum sliders with modern glass, which changes both the light and the sound in a home whose living room is defined by its patio doors. And redoing the primary suite’s dressing area and bath, which in the original plans is generous in space and dated in fittings. Buyers should confirm with the association what requires architectural approval, particularly anything touching an exterior wall, a window or a patio enclosure.

Start with the dues, because their trajectory is the single most important number in this guide: $398 a month held from 2016 through 2020 and the figure has since risen by roughly half, to $597 to $625, with earthquake cover the line that explains most of it. Ask what drove the increases, whether the reserve study supports the current level and whether any special assessment has been discussed, and model the number rising. Then financing. The association’s FHA project approval shows as expired in the HUD record, which lapses and renews routinely but is a question to settle before an offer for anyone using FHA; conventional and jumbo lenders will want the budget, the reserve study, the insurance certificate and the owner-occupancy ratio, and a thin reserve or a low owner-occupancy figure can affect the loan as much as the appraisal.

Then the house. These homes turned fifty in 2025 and unrenovated units carry the systems of 1975 — original supply lines and cast-iron drains, single-pane aluminium windows and sliders, period panels, original furnaces and water heaters in the interior service closet — and in an attached slab-on-grade tract, drainage and any history of slab leaks belong on the list. Then the lake, which is nearby and not attached: no association or lake-association document shows Triunfo West among the lake’s member districts. Then the rental rules, which are not on the public record and should be read before committing. Finally, the footprint. About 1,400 square feet of private land per home means the outdoor life is a patio and a greenbelt, and a buyer who needs a yard, a workshop or a third car should know that before falling for the plan.

Downsizing owners first: households leaving a larger Conejo Valley house who want one level, a two-car garage, a patio and no yard to keep, and who have found that the same requirement in a detached home costs twice as much. The three-bedroom Triunfo plan is the one they ask for by name, because the third bedroom is what makes a two-person house work with an office or a guest room. Families second, drawn by the Westlake schools and the park at the end of the street, for whom 1,500 square feet on one level with two pools is enough house at a price a detached home in the same schools cannot touch.

Investors third, for the reasons set out under leasing: the product lets to downsizers between houses, families who want the schools and professionals working along the 101. What the tract draws less often is the lake buyer, who will find the water a mile and a half east and no rights here, and the buyer who needs to add space, which a condominium of this kind does not allow. What a seller should take from all this is that the buyer for a Triunfo West home already knows the three plans trade in the same band, is comparing condition rather than plan, and will pay for the kitchen, the glass and the primary suite and for nothing that changes the footprint.

Within the single-level attached communities on the Thousand Oaks side, Triunfo West sits between Village Glen and Stoneybrook. Village Glen, 1972, is 136 single-level homes of 1,149 square feet and up at a median of $770,000, with a pool and spa but no park at the door; Triunfo West is a few hundred square feet larger, has the two-car garage as standard and the trailhead as its distinction, and trades about $100,000 higher. Stoneybrook, 1980, puts 1,835 and 1,967 square feet on one level in two of its four plans, with dues that carry the roof and the paint, at $795,000 to $1,675,000; it is where a Triunfo West buyer who wants more house goes next. Village Greens, at a median of $550,000, is the entry to the same side of the lake.

On the water the comparisons are Northshore and Westshore. Northshore, 1973 attached single-storey patio homes of roughly 1,144 to 1,765 square feet, trades at a median of about $1.13 million; Westshore, 1979, has three single-level plans of 1,540 to 1,706 square feet that have sold from $749,000 to $1.2 million, with two-storey lakefront homes above them. A buyer choosing between those and Triunfo West is choosing between the lake and the hills at a difference of roughly $150,000 to $250,000 on the single-level product. Windward Shores and Westlake Island, at medians of roughly $2.17 million and $2.8 to $3.25 million, are a different market.

Neighbor figures are taken from the corresponding Westlake Village guides on this site and reflect the periods stated there; each guide gives its sources.

For a buyer, settle the financing question first: ask the association whether its FHA approval is current if that matters, and have a conventional lender review the budget, the reserve study, the insurance certificate and the owner-occupancy ratio before an offer. Then ask escrow for the CC&Rs and read the maintenance section and the rental rules, so the inspector can be pointed at what is the owner’s and so a future lease is not a surprise. Take the measured square footage from the tax record rather than the brochure — 1,402, 1,508 and 1,500 today against 1,426, 1,507 and 1,464 on the sheets — and walk the approach from the garage if steps matter, because one-level inside does not always mean none outside. Confirm the manager through escrow, and if the lake matters, confirm with the lake association that it does not come with the home, because it does not.

For a seller, the comparable is any recent Triunfo West sale, because the three plans trade in the same band, and the sales at the top — $1,099,000 in February 2025, the mid $970,000s since 2023 — are the renovated ones. Lead with the floor count and the garage, which are what the buyer is searching on, and with the park and the trailhead, which are what the photographs cannot show. If the kitchen has been opened to the nook, the sliders replaced and the primary suite redone, price to the top and say so; if not, price to the band and spend nothing on the footprint. State the current dues, not an old figure, because the buyer will find the difference, and get architectural approval before touching an exterior wall, a window or a patio enclosure.