Hidden Valley Estates was subdivided in the early 2000s on the ranch land along Potrero Road, just outside the Westlake Village city limits and a few minutes short of the Lake Sherwood gate, as a gated enclave of about thirty estate lots of roughly two acres each. The houses were built in 2005 and 2006, large custom and semi-custom houses of 4,760 to 6,800 square feet, and the enclave took the name of the valley beyond it.

The developer is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is an enclave where five of the thirty lots have changed hands since 2020, four of them on Cheshire Hills Court, with a gate and common landscaping carried in listings as the amenities and dues that listings report at $525 to $590 a month.

Every house is individually built. The record runs from a 4,760-square-foot four-bedroom on Cheshire Hills Court, which sold for $3,425,000 in January 2021, to a 6,798-square-foot five-bedroom on Rose Garden Circle, which sold for $6,350,000 in June 2025 on 1.9 acres; the three other sales on Cheshire Hills Court are five-bedroom houses of 6,000 to 6,350 square feet at $3,182,500 to $3,749,000 in 2020 to 2022. All five recorded sales are two story. The lots run from 75,000 to 91,000 square feet, and most carry a pool and the outbuildings of a small estate; some have horse facilities.

No plan sheet for Hidden Valley Estates 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 4,760 to 6,798 square feet, median 6,000, with five bedrooms in four of the five, four in one, and every recorded sale is two story.

Two streets inside the gate: Cheshire Hills Court, which carries four of the five sales, and Rose Garden Circle. The parcels back onto the open hills on the north side of Potrero Road, and the enclave has one entrance and no through traffic. Lake Sherwood’s gate is a few minutes further west on Potrero Road, and Westlake Boulevard a few minutes east.

The ranch country called Hidden Valley begins beyond Lake Sherwood, where Potrero Road runs west through the valley floor toward Newbury Park. It is a different market from the enclave: individual ranch houses on five to twenty-five acres, on wells and septic, zoned by Ventura County for agriculture and large-lot use, with equestrian easements as part of the title. The MLS files those sales under Hidden Valley with Thousand Oaks or Westlake Village addresses, and the record since 2020 is three sales: $5,000,000 on West Potrero Road in January 2026, $7,300,000 for a 10,285-square-foot house on White Stallion Road in July 2026, and $11,000,000 for an 8,900-square-foot house on 23 acres on Hidden Valley Road in February 2025. A buyer looking at that valley should read the parcel before the house: zoning, easements, water, septic and fire mapping, all from the title report and the county.

The first reason is the land: two acres behind a gate with a Westlake Village address, five minutes from Westlake Boulevard, which exists nowhere else this close to the community. The second is the age, 2005 and 2006, with the systems work of the older estate tracts still years away. The third is privacy: thirty lots and one gate. The fourth is value against Lake Sherwood and North Ranch for a house of the same size, if the buyer does not need the club.

Listings report the fee at $525–$590 a month. The fee carries the gate, the private streets 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.

The enclave is unincorporated Ventura County in the Conejo Valley Unified district: Westlake Elementary or Westlake Hills Elementary, Colina Middle School and Westlake High School are the assignments listings give. Confirm the exact address with the district locator; the drive to any school is east on Potrero Road.

The enclave is a few minutes from the shops at Westlake Boulevard and Agoura Road, with Lake Sherwood’s country club next door for members. 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.

Potrero Road runs east to Westlake Boulevard and the freeway in about five to ten minutes. The drive is shorter than Lake Sherwood’s and much shorter than Hidden Valley proper’s.

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 June 2025, one home in the tract sold through the MLS: a 6,798-square-foot five-bedroom on Rose Garden Circle at $6,350,000. The longer record, five sales from October 2020 through June 2025, runs from $3,182,500 to $6,350,000 with a median of $3,550,000; the next-highest was $3,749,000 on Cheshire Hills Court in October 2020 for a 6,350-square-foot five-bedroom. The bottom is $3,425,000 on Cheshire Hills Court in January 2021; $3,182,500 on Cheshire Hills Court in February 2021.

Five sales in six years is a range rather than a trend. What the record supports is a floor near $3,200,000 for a 5,000- to 6,400-square-foot house on two acres behind the gate, from the 2020 to 2022 sales, and a new top of $6,350,000 set in June 2025 by the largest house on Rose Garden Circle, which says what a finished estate on these parcels commands now.

No lease is recorded in the MLS sources this guide draws on, so it does not quote a rent. Estate leasing here is occasional and private.

These homes date from 2005 to 2006, and the inspection carries the 2000-era list: original furnaces, water heaters and condensers at end of life, original appliances, and the window, slab and stucco questions of any house of the period. 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, and outbuildings and horse facilities should be checked against the permit history. None of this is unusual; all of it is negotiable if it is found before the contingency comes off rather than after.

On estates of this era the remodels that return their cost are the ones the next buyer at this price expects: the kitchen and primary suite brought to current standard, the pool and outdoor rooms, and the grounds kept to the standard of the gate. What does not return its cost is over-building the house for the parcel; the record shows the top sale is the largest finished house on one of the larger lots.

The comparison is Lake Sherwood, next door, where Sherwood Country Estates has traded at a median of $5,125,000 behind gates with a Jack Nicklaus course and a private lake; and North Ranch’s Country Club Estates, on the freeway side, at a median of $5,300,000 on one to ten acres. Hidden Valley Estates trades below both at the median for houses of similar size, because it offers two acres and a gate rather than a club, and the 2025 sale shows the gap closing for a finished house. Bridgehaven, the small gated tract on the North Ranch side, is the step below on a third of an acre.

Start with the parcel: the title report for easements, the county for zoning and fire mapping, and an insurance quote early. Then the association package, small as it is: the fee, the reserves for the gate and the road, and the architectural rules. Then the house, individually built and individually inspected, with a geotechnical engineer on any slope and the pool and outbuildings checked against the permit history. Then patience: five sales in six years means the enclave rarely offers a choice.

Estate buyers first, comparing the enclave with Lake Sherwood and North Ranch and choosing the land and the shorter drive over the club. Equestrians second, for the parcels with horse facilities. Buyers relocating third, for whom a gated two-acre lot in the Conejo Valley district is the brief.

For a buyer, start with the title report and the county record for the parcel, take the association package from the disclosures before the inspection, and brief the inspector for a 2005 custom house on acreage. Pull the permit history of the house, the pool and every outbuilding from the county. Confirm the school assignment for the exact address.

For a seller, there is no plan comparable; the comparable is the parcel and the house together, and the top of the record — $6,350,000 — is the largest house on Rose Garden Circle. Price to the parcel, say the acreage, the gate and the school assignment in the first lines of the listing, and let the condition argue for the top of the band.