Westlake Village was master-planned from 1963 on the 12,000-acre Albertson ranch by the American-Hawaiian Steamship Company and its partners, and the lake and the first tracts were built on the flat land south of the freeway. North Ranch is the second act: the rolling land north of the 101, on the Ventura County side, planned around a country club rather than a lake. North Ranch Country Club opened in 1974 on a Ted Robinson course, and the tracts around it followed through the late 1970s and 1980s — Ben Johnson Fairway and North Ranch Village first, then Clubview and Fairgreen, Fairway Oaks, Braemar, Master Series, Crescent Oaks, Whitehawk and Country Club Estates by the end of the decade — with Kensington Park in the 1990s and the Signature Collection from 2000. Custom lots on the ridges were sold to individual builders and are still being built out.

Politically, North Ranch is inside the City of Thousand Oaks, not the City of Westlake Village, which incorporated only the Los Angeles County side in 1981. The mailing address is Westlake Village 91362, the schools are Conejo Valley Unified, and the police are the Ventura County Sheriff under contract to Thousand Oaks. None of that changes daily life; it changes which city hall a permit goes to and which school district the children attend, and it is the first thing to confirm for any address. Individual tract builders are not confirmed in any source Gary Jacobs has been able to verify.

The MLS files North Ranch sales under a dozen subdivision names, and the names carry the information. From the entry to the top of the market, with the recorded sales since 2020:

North Ranch Village, the small mixed tract on East Hillcrest Drive, and Meadow Oaks Townhomes round out the list with a handful of sales each. The table is drawn from the MLS subdivision field, which agents fill in by hand; a sale on a boundary street can be filed under either name.

Four attached communities ring the lower part of North Ranch and they are the way in. Clubview, from 1981, is the oldest and closest to the club, on Club View Drive and N View Drive; Fairgreen, 1983, is a single 2,572-square-foot plan on Dan Wood Drive and Par Five Drive; Braemar Townhomes, 1986 to 1992, is the largest with 23 sales since 2020 from $699,900 to $1,468,350; and Kensington Park, 1990 to 1996 on Westcreek Lane, is the newest, with 16 sales from $1,000,000 to $1,415,000. All are two story. The dues are the number that separates them: $500 to $820 a month as listings report, which at these prices is the equivalent of $75,000 to $125,000 of loan, and a buyer should get the exact figure and what it covers from the disclosure package before comparing one to another.

The detached tracts of the late 1970s and 1980s are where most North Ranch families live. Ben Johnson Fairway, 1979 to 1980 on the golf-themed streets — Ryder Cup Drive, Royal Saint George Drive, Plum Hollow Circle — is the entry: 1,932- to 2,898-square-foot houses, five of sixteen recorded sales single story, at a median of $1,432,500. Master Series and the detached Braemar homes, both 1988 to 1989, are a size larger at medians of $1,600,000 and $1,575,000; Braemar has the single-story option, four of eight sales. Fairway Oaks on Rayburn Street, 1983 to 1986, runs to 4,642 square feet on lots to three-quarters of an acre. Crescent Oaks and Whitehawk, 1988 to 1989, are the top of the tract-house market: 2,839- to 6,604-square-foot houses on quarter- to half-acre lots at medians of $2,559,000 and $2,750,000, with association fees of about $100 a quarter.

The first reason is the ladder: a buyer can enter at a $1,000,000 townhome and move up through the tracts to a custom house without leaving the community, the club or the schools. The second is the club and the open space, which fix the land use around the houses. The third is Westlake High and the Conejo Valley district. The fourth is the estate market: Country Club Estates and High Country are, with Lake Sherwood, the top of the Conejo Valley, and the only place inside Westlake Village addresses where a buyer can find one to ten acres behind a gate.

Above the tracts, North Ranch becomes an estate market, and the four names mean different things. Custom North Ranch is the MLS catch-all for individually built houses on the ridges and cul-de-sacs, 1978 to 2022, 2,752 to 9,459 square feet on lots from a third of an acre to five: 55 sales since 2020 from $1,200,000 to $7,461,375, median $3,000,000, with 22 single story. The Signature Collection, gated, is the newest production tract, 2000 to 2023, 4,007 to 5,718 square feet on Rainfield Avenue and Waterside Circle, at a median of $2,241,500. High Country, open to the street, is estates on 1.5 to 2.6 acres at a median of $3,800,000, with the $11,150,000 sale on Dawn Meadow Street in April 2024 at the top. Country Club Estates, gated off Lakeview Canyon Road, is the top of the whole Westlake Village market outside Lake Sherwood: 23 sales since 2020 from $3,052,500 to $13,000,000, median $5,300,000, on lots of one to ten acres, with association dues of $2,450 to $2,950 a quarter.

The club opened in 1974 on a Ted Robinson design and now plays 27 holes on three nines — Valley, Oaks and Lakes — after a 2024 redesign by Jackson Kahn Design, with a clubhouse at 4761 Valley Spring Drive. It is private, and membership is separate from home ownership: buying a house on the fairway does not come with a membership, and the initiation and dues are set by the club. A buyer who wants to play should ask the club directly about the current wait and cost before treating it as part of the purchase. What the club does give every North Ranch owner is the land use around it — fairways that will stay fairways, and the view lots that back onto them.

Country Club Estates is the one guard-gated community. Fairway Estates, Island Forest, Oak Place, Emerald Forest, The Estates at North Ranch and the Signature Collection sit behind gates of their own; High Country and the older tracts are open streets. See every gated community in Westlake Village. Every tract has an association, and the fees as listings report them run from about $100 a quarter in Braemar, Crescent Oaks and Whitehawk, to $195 to $360 a quarter in Ben Johnson Fairway and Master Series, $235 to $275 a month in the Signature Collection, $500 to $820 a month in the townhome communities, and $2,450 to $2,950 a quarter in Country Club Estates, where the fee carries the gate, the guard and the private streets. What each association covers and restricts is not confirmed in any source Gary Jacobs has been able to verify; take the budget, the reserve study and the CC&Rs from the seller’s disclosure package and read them before removing a contingency, and in the townhome tracts read the roof and plumbing history of the buildings.

North Ranch is inside the City of Thousand Oaks and the Conejo Valley Unified School District. Secondary sources give Westlake Hills Elementary, Colina Middle School and Westlake High School for North Ranch addresses, and Westlake High is the school most buyers have in mind. The assignment comes from secondary sources rather than a district boundary document this guide has been able to verify, and the district’s elementary boundaries have moved before; run the exact address through the Conejo Valley Unified locator before relying on it. Buyers comparing North Ranch to the Los Angeles County side of Westlake Village should note that the county line is also the school-district line: south of the freeway in the City of Westlake Village is Las Virgenes Unified, and the two are not interchangeable.

North Ranch has its own shopping at the North Ranch Gateway and North Ranch Mall on Kanan Road at Lindero Canyon, and the Westlake Village promenade and the lake are five minutes south across the freeway. The North Ranch open space above the community, roughly 2,600 acres by a secondary source’s count, is where the trails leave from. The Ventura Freeway is reached down Westlake Boulevard or Lindero Canyon Road, a few minutes from most streets; the estate streets at the top of the ridges are ten minutes further.

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 September 2026, 112 homes in North Ranch sold through the MLS, at prices from $922,000 to $13,000,000 and a median of $2,212,500 — a range so wide that the median means little without the tract. The top of the record is Country Club Estates and High Country: $13,000,000 on Woodland Grove Court in May 2026 for a 9,895-square-foot single story on six acres, $12,400,000 on Lakeview Canyon Road in June 2024 and $11,150,000 on Dawn Meadow Street in April 2024. The bottom is the townhomes: $699,900 on Tanner Ridge Avenue in October 2020.

Inside each tract the shape of the six years is the same as the rest of the Conejo Valley: sharp appreciation from 2020 into 2022 and a band since, with the premium going to lot, view and renovation. Fifty-three of the 230 sales recorded from April 2020 through September 2026 were single story, and they sold at a median of $2,480,000 against $2,000,000 overall, because the single-story plans are concentrated in the custom and estate tracts rather than the townhomes.

The list depends on the decade. The 1979 to 1989 tracts carry the late-1970s and 1980s list: original furnaces and water heaters, tile-roof underlayment at the end of its span, failed dual-pane seals, and for the 1980s in particular the possibility of polybutylene supply lines, which a plumber should be asked about by name. The townhomes add the association questions of who owns the roof and the pipes in the walls. The custom and estate houses are individual: each was built by a different contractor to a different standard, and a buyer should budget for a geotechnical review on any slope lot, a pool and equipment inspection, and a look at the age of every system in a house that may have been remodeled in stages over forty years. Fire-hazard mapping affects insurance on the upper streets; get a quote early.

No lease is recorded in the MLS sources this guide draws on, so it does not quote rents; a current figure should come from the leasing agents who work these streets. The townhome tracts are where most North Ranch leasing happens, and each association’s leasing rules should be read before buying as an investment.

Start with the tract, because the name tells you the era, the plan, the fee and the price. Then the city and the district, because a North Ranch address is Thousand Oaks and Conejo Valley Unified whatever the mailing address says. Then the association, from the disclosure package. Then the house, with the inspector briefed for its decade. For the estates, add a geotechnical engineer, an insurance quote and a clear answer on whether the club is part of the plan and what it costs.

Families first, in the tracts, for Westlake High and the yard. Golfers second, in the fairway tracts and the custom houses around the club. Estate buyers third, in Country Club Estates and High Country, who are comparing North Ranch with Lake Sherwood, Hidden Valley and the gated communities of Calabasas and choosing it for the club and the freeway access. Downsizers fourth, into the townhomes and the single-story customs, who want to stay in the community they raised a family in.

Inside Westlake Village, the comparison for the tracts is the lake-side neighborhoods: Westlake Hills and Foxmoor Hills south of the freeway offer 1970s houses on similar lots without the club, at medians near $1,360,000 — see those guides for which district each falls in; the comparison for the estates is Lake Sherwood, ten minutes west, where Sherwood Country Estates has traded at a median of $5,125,000 behind its own gates with a Jack Nicklaus course. Against Calabasas, North Ranch’s estates trade below The Oaks and Hidden Hills for comparable land. Against Oak Park across Lindero Canyon Road, Morrison Estates and Sutton Valley offer late-1980s houses on quarter-acre lots at a median of $2,000,000 in the Oak Park district.

For a buyer, name the tract before the house, confirm the city and district for the address, take the association package from the disclosures, and brief the inspector for the decade. In the townhomes, get the fee, what it covers and the reserve study before comparing units. In the estates, add the geotechnical review and the insurance quote.

For a seller, the comparable is the same tract and plan, and the record inside each tract shows a clear top for the renovated house on the better lot. Say the tract name, the school assignment, the fee and whether the street is gated in the first lines of the listing; those are the four questions every North Ranch buyer asks first.