Six streets, all courts and circles with no through traffic: Cedar Point Place, Spring Hill Court and Pleasant Dale Place carry two sales each, Maywood Court, Hazelcrest Circle and Winside Street one each. The lots run from about 7,400 to 24,300 square feet, median about 9,400; the larger lots are at the ends of the courts against the hillside.

The record shows four plans. A single-story plan of about 2,137 to 2,300 square feet with three bedrooms, four of the nine sales, at a median of $1,462,500, the lowest of them $1,369,000 on Hazelcrest Circle in August 2024. A two-story 2,977-square-foot five-bedroom, which sold for $1,950,000 on Pleasant Dale Place in April 2026. A two-story 3,147-square-foot four-bedroom, the top of the record at $2,000,000 on Spring Hill Court in April 2026 on a 24,000-square-foot lot. And a 3,317- to 3,560-square-foot five-bedroom, the largest plan, which sold for $1,150,000 on Cedar Point Place in July 2020 before the run-up.

No plan sheet for Braemar is in the Conejo Simi Moorpark Association of Realtors archive that this guide series draws on, so there is no drawing to reproduce. The sale record shows homes of 2,137 to 3,560 square feet, median 2,977, with three bedrooms in three of the nine, four in three, five in three, and four of the nine recorded sales are single story.

The first reason is the single-story plan: four of nine sales, in a community where most of the detached stock is two story. The second is the fee, about $120 a quarter, which is as low as North Ranch gets. The third is the streets, all courts and circles, with the hillside behind. The fourth is value against Crescent Oaks and Whitehawk up the hill for a buyer who does not need the larger house.

Listings report the fee at $100–$120 a quarter, with $120 on every sale since 2024. The fee carries the greenbelt and the common landscaping, and an architectural review of exteriors.

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.

North Ranch is inside the City of Thousand Oaks and the Conejo Valley Unified district: Westlake Hills Elementary, Colina Middle School and Westlake High School are the assignments listings give for these streets. Confirm the exact address with the district locator, since the elementary boundary is not the tract boundary.

The North Ranch Center at Kanan Road and Lindero Canyon Road is a few minutes down the road, and the Oak Park shops at Kanan Road are about as close. North Ranch is the country-club side of Westlake Village: the North Ranch Country Club and its courses in the middle, the North Ranch Center shopping at Kanan Road and Lindero Canyon Road for groceries, coffee and errands, the open-space trails up the hillsides behind the tracts, and the lake, the Landing and the Westlake Village Inn ten minutes down Westlake Boulevard or Lindero Canyon Road. The Ventura Freeway is ten minutes from most streets by either road, and the drive to the Westside is the same forty minutes to ninety it is from anywhere in the Conejo Valley.

Lindero Canyon Road runs south to the Ventura Freeway in about eight minutes. Errands are at the North Ranch Center or in Oak Park; the Westside is forty minutes on a good day and ninety on a bad one.

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.

Five Braemar houses sold through the MLS in the last two years (December 2024 to May 2026), at prices from $1,425,000 to $2,000,000 and a median of $1,749,000. The longer record is nine sales since July 2020, from $1,150,000 to $2,000,000 with a median of $1,650,000. The top of the record is $2,000,000 on Spring Hill Court in April 2026 for a 3,147-square-foot four-bedroom; $1,950,000 on Pleasant Dale Place in April 2026 for a 2,977-square-foot five-bedroom. The bottom is $1,369,000 on Hazelcrest Circle in August 2024; $1,150,000 on Cedar Point Place in July 2020. Single-story homes account for four of the nine sales, at a median of $1,462,500.

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 lot, 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 house sits in it.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent for Braemar; 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 1988 to 1989, and the inspection carries the 1980s list: original furnaces and condensers at end of life, tile-roof underlayment nearing the end of its span, failed dual-pane seals, and for 1985 to 1989 the possibility of polybutylene supply lines, which a plumber should be asked about by name. Slope lots add drainage and retaining-wall questions that a general inspector will flag but a geotechnical engineer should answer; pools of this age often have original equipment and plaster. None of this is unusual; all of it is negotiable if it is found before the contingency comes off rather than after.

In a tract of this era the remodels that return their cost are the ones that bring a 1980s plan to the way people live now: the kitchen opened to the family room, the primary bath and closet, the floors and the glass, and, on the right lot, the pool. What does not return its cost is the addition that pushes the house past what the street will support; the record shows the top sales are renovated versions of the original plans on the better lots, not the biggest houses.

The comparison is the late-1980s tracts at this end of North Ranch. Crescent Oaks, 1988 and 1989 up the hill, is 2,839- to 3,330-square-foot houses on lots of a quarter acre and up at a median of $2,559,000. Whitehawk, the same years, is 3,615- to 6,604-square-foot houses on half an acre at a median of $2,750,000. Braemar Townhomes next door is 1,645- to 2,492-square-foot attached homes at a median of $995,000 with dues of $465 to $771 a month. Braemar sits between the townhomes and the larger tracts, and its single-story plans are the reason buyers wait for it.

Start with the plan and level, because the single-story houses carry a premium and sell first. Then the lot: the courts end against the slope, and the larger lots carry drainage and retaining-wall questions. Then the house, with the inspector briefed on 1988 and 1989 and asked about polybutylene supply lines by name. Then the association package, small as it is, for the fee and the architectural rules.

Downsizers first, into the single-story plans, often from a larger North Ranch or Oak Park house. Families second, for the five-bedroom plans on the larger lots at a price below the tracts up the hill. Buyers relocating third, for whom a detached late-1980s house in the Conejo Valley district under $2,000,000 is the brief.

For a buyer, read the plan off the square footage and the level, take the association package from the disclosures before the inspection, and brief the inspector for the 1980s. Pull the permit history of any addition, pool or converted garage from the county. Confirm the school assignment for the exact address.

For a seller, the comparable is the same plan and level, and the top of the record — $2,000,000 — is the renovated house on the better lot. 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.

Braemar was built in 1988 and 1989, in the second wave of North Ranch, when the tracts spread east along Lindero Canyon Road toward the Oak Park line. It shares its name and its builder era with Braemar Townhomes on the adjoining streets, and the MLS carries the two as separate subdivisions: Braemar S/F for the detached houses, Braemar Townhomes for the attached.

The developer is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is a tract of about 92 detached houses of 2,137 to 3,560 square feet, three to five bedrooms, on lots of 7,400 to 24,300 square feet, with a greenbelt carried as the common amenity and a fee of $120 a quarter on recent sales (listings have reported $100 to $120).