North Ranch Village was built in 1989 on East Hillcrest Drive, at the point where North Westlake Boulevard enters North Ranch from Westlake Village, as the community’s entry-priced townhomes. The MLS carries the homes as townhouses and condominiums interchangeably, and it also files two or three detached custom houses nearby under the same name, which this guide leaves to the North Ranch Custom guide.

The developer is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is a community of about 50 townhomes of 1,547 to 1,773 square feet, three bedrooms on two or three levels, with a clubhouse, barbecue and picnic areas, guest parking and maintained landscaping carried as the amenities and dues that listings report at $560 to $750 a month.

Two plans: a 1,547-square-foot three-bedroom on three levels and a 1,773-square-foot three-bedroom on two. The top of the record is $870,000 for the smaller plan in February 2026 and $865,000 for the larger in June 2022; the bottom is $760,000 and $775,000 in 2024. All seven sales are on East Hillcrest Drive, and the band is narrow enough that the position and the renovation are the whole difference.

No plan sheet for North Ranch Village 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 1,547 to 1,773 square feet, median 1,773, with three bedrooms in seven of the seven, and every recorded sale is two story.

One address, East Hillcrest Drive, in a series of buildings and parking courts off North Westlake Boulevard. The units away from the boulevard and against the greenbelt trade at the top of the band.

The first reason is the entry: a North Ranch address, the Conejo Valley district and Westlake High from about $760,000, the lowest in the community. The second is the freeway, six minutes down North Westlake Boulevard. The third is three bedrooms in every plan. The fourth is the band: seven sales between $760,000 and $870,000 is a market a buyer can read at a glance.

Listings report the fee at $560–$750 a month; the most recent sale, in February 2026, reported $750, up from $650 on 2024 and 2025 sales. The fee carries the clubhouse and recreation room, the buildings’ exteriors and roofs, the grounds and the common landscaping, guest parking and an architectural review; which of the insurance, water and trash are included, and whether the association carries earthquake cover, is what the disclosure package answers.

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 shops at North Westlake Boulevard and Hillcrest Drive are at the bottom of the street, and the North Ranch Country Club and the North Ranch Center are a few minutes east. 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.

North Westlake Boulevard runs south to the Ventura Freeway in about six minutes, the shortest freeway drive in North Ranch. 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.

In the two years through September 2026, three townhomes in the community sold through the MLS, at prices from $800,000 to $870,000 and a median of $809,000. Going back to June 2022, seven sales are on record, from $760,000 to $870,000 with a median of $805,000. The top of the record is $870,000 on E Hillcrest Drive in February 2026 for a 1,547-square-foot three-bedroom; $865,000 on E Hillcrest Drive in June 2022 for a 1,773-square-foot three-bedroom. The bottom is $775,000 on E Hillcrest Drive in May 2024; $760,000 on E Hillcrest Drive in September 2024.

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 North Ranch Village; 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 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. 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. 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 attached communities of North Ranch. Braemar Townhomes, 1986 to 1992 at the east end, is 1,645- to 2,492-square-foot gated townhomes at a median of $995,000 with dues of $465 to $771 a month. Clubview, 1981 on the fairway, is 1,804- to 2,267-square-foot townhomes at a median of $1,049,000. Kensington Park, 1990 to 1996, is 1,948- to 2,579-square-foot gated townhomes at a median of $1,200,000. North Ranch Village is the smallest plan and the lowest price of the group, and the closest to the freeway.

Start with the association package, because at this price the dues are the largest variable: the fee for the unit, what it covers, the reserve study for 1989 roofs and plumbing, the insurance certificate and the minutes. Then the plan and the levels, since the 1,547-square-foot plan is on three. Then the position, away from the boulevard. Then the unit, with the inspector briefed on 1989 and asked about polybutylene supply lines by name.

First-time buyers first, for whom North Ranch Village is the way into North Ranch. Downsizers second, though the levels rule out some of them. Investors third, for the tenant pool the schools create, subject to the association’s leasing rules.

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 the top of the record — $870,000 — 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.