Westlake Bay was built in 1974 and 1975 on the west shore of Westlake Lake, on the Ventura County side of the county line that runs through the community, as the largest condominium community on the water. It was sold on the lake: docks, a clubhouse, a fitness room and split-level plans named for bays — Half Moon, Monterey, Jamaica, Malibu, Montego, Bristol and Hudson’s — each with a deck toward the water or the greenbelt. The marketing set survives in the Conejo Simi Moorpark Association of Realtors archive and is reproduced below.

The developer is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is about 155 units in lettered buildings, two- and three-bedroom split-level plans of 1,650 to 2,025 square feet, and dues that listings report at $635 to $925 a month, the highest of the attached communities in Westlake Village, for the lake, the docks and the clubhouse.

Ten sheets are on file: plans A1 to A4, B1, B2 and C, with unit-two variations of A2, A3 and A4. The sale record matches at 1,656 to 2,024 square feet: 1,656-square-foot two-bedrooms, 1,829- and 1,936-square-foot two-bedrooms, and 2,024-square-foot three-bedrooms, all on three or four levels because the plans split around the slope to the water. The top of the record is $1,175,000 in building B in August 2024 for a 1,936-square-foot two-bedroom; the bottom, $745,000 in building C in January 2026 for a 1,829-square-foot two-bedroom, which says the building and the view matter more than the plan.

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

Everything is on South Westlake Boulevard, and the address is a building letter and a unit. The buildings step down the slope from the boulevard to the water, so the lower units and the ones toward the lake carry the view; the docks and the clubhouse are on the shore. The MLS records a lot of 3,920 square feet for every unit, which is a nominal figure, not the unit’s land.

Westlake Bay is one of the few attached communities with its own docks on Westlake Lake, and listings carry the dock, the clubhouse, the fitness room and the lake as the amenities. The lake is private, boats are electric or non-motorised under the lake association’s rules, and dock assignment and any waiting list are questions for the association; the lake management assessment may be carried inside the dues or separately, which the disclosure package says.

The first reason is the water: a dock on Westlake Lake under $1,200,000, which no house on the lake can approach. The second is the plans, on file with the builder’s names and descriptions, so a buyer knows the layout from the listing. The third is the clubhouse and the fitness room, which the dues carry. The fourth is the Ventura County side’s schools with a lakefront address.

Listings report the fee at $635–$925 a month. The fee carries the buildings’ exteriors and roofs, the grounds, the docks, the clubhouse and fitness room, guest parking and, per listings, some of the utilities; it is the highest of the attached communities in the city, and the reserve study for a 1970s waterfront community is the document to read.

What the association covers and what the CC&Rs restrict is not confirmed in any source Gary Jacobs has been able to verify. Take the budget, the reserve study, the insurance certificate and the CC&Rs from the seller’s disclosure package, read the minutes for any special assessment or litigation, and confirm the current fee with the manager before removing a contingency.

Ventura County side of Westlake Village, inside the City of Thousand Oaks, so Conejo Valley Unified: Westlake Elementary or Westlake Hills Elementary, Colina Middle School and Westlake High School are the assignments listings give for this side. Confirm the exact address with the district locator; the county line is also the district line, and it runs through the middle of the community.

Westlake Village runs on the lake and the promenade: the Landing and the Westlake Village Inn on the water, the shops and restaurants along Agoura Road and Westlake Boulevard, the YMCA, the community park, and Triunfo Creek and the Santa Monica Mountains trails within a few minutes. The Ventura Freeway crosses the middle of the community, and most tracts are five minutes from an on-ramp; the drive to the Westside is the same forty minutes to ninety it is from anywhere in the Conejo Valley.

The Ventura Freeway is the spine of the Conejo Valley, and this tract is a few minutes from an on-ramp. Errands are along Agoura Road, Westlake Boulevard and Lindero Canyon Road; the Westside is forty minutes on a good day and ninety on a bad one, and a buyer who commutes should time it at 7:30 in the morning before deciding.

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, 8 units in the tract sold through the MLS, at prices from $745,000 to $1,115,000 and a median of $974,500. Twelve sales are on record since June 2020, and the top of the record is $1,175,000 on S Westlake Boulevard #B in August 2024 for a 1,936-square-foot two-bedroom; $1,130,000 on S Westlake Boulevard #F in September 2023 for a 1,656-square-foot two-bedroom. The bottom is $785,000 on S Westlake Boulevard #G in June 2020; $745,000 on S Westlake Boulevard #C in January 2026.

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 inside the band going to the plan, the building, the view and the renovation. A record this short should be read as a range rather than a trend; Gary Jacobs keeps the full sale-by-sale history and can say where a given unit sits in it.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent for Westlake Bay; a current figure should come from the leasing agents who work these streets. Each association’s leasing rules — minimum terms, caps, pet rules — should be read before buying as an investment.

These homes date from 1974 to 1975, and the inspection carries the 1970s list: galvanised or early copper supply lines, original panels, single-pane windows where not replaced, original furnaces and water heaters, wood-shake roofs long since replaced but sometimes with the sheathing still original, and cast-iron or clay sewer laterals. In attached communities add the association questions: who owns the roof, the exterior walls and the plumbing inside them, when the buildings were last repiped or reroofed, and whether the reserves are funded for the next round; on the water add the docks and the seawall. Ask the association for the roof, plumbing and dock history in writing.

In attached communities the remodel that pays is inside the walls: the kitchen opened to the living room, the baths, the floors, the windows where the association allows, and a laundry brought into the unit. What does not pay is anything the association will not approve or that the next buyer cannot see from the listing photos. Check the rules before the plans.

The comparison is the other attached communities near the lake. Watergate, 1971, is 1,131-square-foot single-level two-bedrooms at a median of $785,000 with dues of $380 to $640 a month. Northshore, 1973 townhomes on the water, trades at a median of $1,055,000. The Colony, 1981 to 1987 behind a gate with tennis, is 1,400- to 1,730-square-foot townhomes at a median of $851,000. Westlake Pointe, 1986 to 2023 behind a gate, is 2,300-square-foot townhomes at a median of $1,177,500. Westlake Bay is the only one of the group with docks, and it trades between the Colony and Northshore.

Start with the association package, because the dues are the largest variable and the buildings are fifty years old on a slope to the water: the budget, the reserve study, the insurance certificate, the minutes, and the dock rules. Then the building and the view, which the record prices above the plan. Then the plan, from the sheets, and whether three or four levels of stairs suit the buyer; there is no single-level plan. Then the unit, with the inspector briefed for the mid-1970s and the association asked in writing about roofs, plumbing and the docks.

Lake buyers first, who want the water without a house on it. Downsizers second, from the Westlake Village houses, if the stairs suit them. Second-home buyers third, for a weekend place on the lake.

For a buyer, read the plan off the square footage and the bedroom count, take the association package from the disclosures before the inspection, and brief the inspector for the 1970s. Pull the permit history of any remodel from the city and the association. Confirm the school assignment for the exact address.

For a seller, the comparable is the same plan in a comparable building, and the top of the record — $1,175,000 — is the renovated unit with the lake view. Price to the record for the plan and the building, say the dock, the association fee and the school assignment in the first lines of the listing, and let the condition argue for the top of the band.