Westlake Cove was built in 1996 on one of the last parcels near the lake on the Los Angeles County side, as a small gated community of townhomes built to the standard of the mid-1990s: volume ceilings, fireplaces in the family room and the master bedroom, indoor laundry rooms and two-car garages, in three plans of 2,200 to 2,550 square feet. The builder’s marketing set survives in the Conejo Simi Moorpark Association of Realtors archive with the feature lists and renderings, and it is reproduced below.

The developer is not confirmed in any source Gary Jacobs has been able to verify; the sheets carry the plan names and features but no builder’s name in the surviving copy. What the record shows is about forty-one units on three short streets behind a gate, with dues that listings report at $315 to $355 a month.

Three plans are on file: A and B at about 2,207 square feet, two bedrooms plus a den drawn as the optional third bedroom, and C at 2,545 square feet with the master sitting area. The sale record is all three-bedroom: 2,207-square-foot units at $935,000 in May 2020 and $1,325,000 in July 2023, and 2,545-square-foot units at $1,468,000 and $1,470,000 in 2023, which is the top of the record. Every sale is two story; there is no single-level plan.

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

Three streets inside the gate: Bayshore Drive, which carries four of the six sales, Breezeport Drive and Shoreview Drive. The community is compact and flat, with the units in pairs and rows and the garages on the street. The MLS records a lot of about two and a half acres for each unit, which is the association’s land, not the unit.

The first reason is the age: a 1996 townhome with a two-car garage and an indoor laundry, twenty years newer than most of the attached communities in the city. The second is the plans, on file with the builder’s feature lists. The third is the dues, the lowest of the gated communities. The fourth is the size: 2,200 to 2,550 square feet is a house-sized townhome in the Las Virgenes district for a median of $1,382,500.

Listings report the fee at $315–$355 a month, with $355 on every sale since mid-2023. The fee carries the gate, the private streets, the common landscaping and, per the disclosure package, some or all of the exterior maintenance; it is the lowest of the gated attached communities in the city.

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.

Los Angeles County side of Westlake Village, so Las Virgenes Unified: White Oak Elementary, Lindero Canyon Middle School and Agoura High School are the assignments listings give for this side of the city. 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 last two years, just 1 home in the community sold through the MLS, at $1,350,000 on Breezeport Drive in April 2025. Over the longer record, six sales from May 2020 through April 2025 ran from $935,000 to $1,470,000 with a median of $1,382,500. The top of the record is $1,470,000 on Bayshore Drive in December 2023 for a 2,545-square-foot three-bedroom; $1,468,000 on Bayshore Drive in May 2023 for a 2,545-square-foot three-bedroom. The bottom is $1,325,000 on Bayshore Drive in July 2023; $935,000 on Bayshore Drive in May 2020.

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 position 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 Cove; 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 1996, and the inspection carries the 1990s list: original furnaces, water heaters and condensers at end of life, tile-roof underlayment approaching the end of its span, failed dual-pane seals, and builder-grade windows and finishes of the period. In attached communities add the association questions: who owns the roof, the exterior walls and the plumbing inside them, when the buildings were last reroofed, and whether the reserves are funded for the next round. Ask the association for the roof and plumbing 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 gated townhome communities of the Los Angeles County side. Westlake Pointe, 1986 to 2023, is 2,242- to 2,688-square-foot townhomes at a median of $1,177,500 with dues of $450 to $557 a month. The Colony, 1981 to 1987 with tennis, is 1,400- to 1,730-square-foot townhomes at a median of $851,000. Westlake Bay, 1974 to 1975 on the lake, is 1,650- to 2,025-square-foot split-level units at a median of $945,000 with dues of $635 to $925 a month. Westlake Cove is the newest and trades at the top of the group, with the lowest dues.

Start with the association package: the budget, the reserve study for roofs and the gate, the insurance certificate and the minutes. Then the plan, A, B or C, from the sheets, and whether the den is closed as a third bedroom. Then the unit, with the inspector briefed for the mid-1990s: water heaters and condensers at end of life, roof underlayment coming due, and the builder-grade windows. Then patience: six sales in six years means the community rarely offers a choice.

Downsizers first, from the Westlake Village houses into a newer townhome with a garage, if the stairs suit them. Move-up buyers second, from the Colony and Hidden Canyon. Families third, for a three-bedroom in the Las Virgenes district behind a gate.

For a buyer, read the plan off the square footage, take the association package from the disclosures before the inspection, and brief the inspector for the 1990s. 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, and the top of the record — $1,470,000 — is the renovated Plan C in the better position. Price to the record for the plan, say 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.