The lake itself is a reservoir, formed by a dam across the Potrero valley early in the twentieth century, and the name came from Hollywood: the valley stood in for Sherwood Forest in the silent-era Robin Hood pictures, and the name stayed. The cabins and lake houses of the 1920s through the 1960s grew up along the shore and the roads above it, and the country club, the gates and the modern tracts came in the late 1980s and 1990s, when the surrounding ranch land was developed around a Jack Nicklaus course. Every community at the lake is unincorporated Ventura County with the Conejo Valley Unified schools, and most carry Westlake Village or Lake Sherwood mailing addresses.

Meadows at Sherwood was built from 1996 to 2000 on the flat land off Potrero Road east of the lake, as a gated tract of production houses for families, with the English street names the lake’s later tracts share. The developer is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is a tract of about 106 houses of 2,222 to 3,561 square feet, three to five bedrooms, on lots of 6,500 to 21,800 square feet, with the gate, controlled access, security and a pond carried as the amenities and dues that listings report at $650 to $875 a quarter.

The record shows four plans. A single-story 2,222-square-foot three-bedroom, which sold for $1,650,000 on Sandcroft Street in April 2025. A single-story 2,782-square-foot three-bedroom, which holds the bottom of the record at $1,400,000 on Braxfield Court in June 2020, before the run-up. A two-story 3,341-square-foot four-bedroom, which holds the top at $2,750,000 on Bushgrove Court in May 2025. And a two-story 3,561-square-foot five-bedroom, the largest, which sold for $2,600,000 on Stanhope Court the same month. Seven of the fourteen are three-bedroom houses, four are four-bedroom and three are five-bedroom; five of the fourteen are single story, at a median of $1,749,000.

No plan sheet for Meadows at Sherwood 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 2,222 to 3,561 square feet, median 2,782, with three bedrooms in seven of the fourteen, four in four, five in three, and five of the fourteen recorded sales are single story.

Ten streets inside the gate, none carrying more than two of the fourteen sales: Oakcottage Court, Sandcroft Street, Bushgrove Court and Abbotsbury Street two each, the rest one. The lots run from about 6,500 to 21,800 square feet, median about 10,500, and the larger lots at the ends of the courts and the lots against the open space are the top of the plan’s band.

The first reason is the entry: a gated house at Lake Sherwood, in the Conejo Valley district, from $1,400,000 at the bottom of the record. The second is the single-story stock, five of fourteen sales, in two plans. The third is the drive, the shortest to the freeway of any tract at the lake. The fourth is the age, 1996 to 2000, with the systems work of the older lake houses a generation away.

Listings report the fee at $650–$875 a quarter; the most recent sale, in August 2026, reported $801 a quarter (about $267 a month). The fee carries the gate, the private streets, the common landscaping and the pond, and an architectural review of exteriors. The lake, the lake club and the country club are separate; the fee does not include them.

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.

Lake Sherwood 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 tract sits at the entrance to the lake community, with Potrero Road at the gate; the lake and the clubs are a few minutes west for their members, and Westlake Boulevard a few minutes east. Lake Sherwood runs on the lake and the club: the private lake with its docks, the Sherwood Country Club and its Jack Nicklaus course for members, the Sherwood Lake Club on the water, and the Potrero Road drive east to Westlake Boulevard for everything else. The shops at Westlake Boulevard and Agoura Road are about ten minutes, the Ventura Freeway fifteen, and the drive to the Westside is the same forty minutes to ninety it is from anywhere in the Conejo Valley, plus the ten minutes in from the gate.

Potrero Road runs east to Westlake Boulevard in about six minutes and to the Ventura Freeway in about ten, the shortest freeway drive of any Lake Sherwood tract. Errands are at Westlake Boulevard and Agoura Road; 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, eleven homes in the tract sold through the MLS, at prices from $1,650,000 to $2,750,000 and a median of $2,071,000. Going back to June 2020, fourteen sales are on record, from $1,400,000 to $2,750,000 with a median of $2,035,500. The top of the record is $2,750,000 on Bushgrove Court in May 2025 for a 3,341-square-foot four-bedroom; $2,600,000 on Stanhope Court in May 2025 for a 3,561-square-foot five-bedroom. The bottom is $1,650,000 on Sandcroft Street in April 2025; $1,400,000 on Braxfield Court in June 2020. Single-story homes account for five of the fourteen sales, at a median of $1,749,000.

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 Meadows at Sherwood; 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 to 2000, and the inspection carries the 1990s list: original systems at end of life, tile-roof underlayment approaching the end of its span, failed dual-pane seals, and for 1990 to 1994 the possibility of polybutylene supply lines. 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 1990s 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 Glen next door and the other gated tracts at the lake. The Glen, 2000 and 2001, is 2,222- to 3,707-square-foot gated houses at a median of $1,842,250 with dues of $700 to $895 a quarter. Sherwood North Shore, 1993 to 2008 above the lake, is 2,222- to 3,887-square-foot gated houses at a median of $2,500,000. Hidden Valley Estates, the gated two-acre enclave a few minutes east on Potrero Road, trades at a median of $3,550,000. Meadows at Sherwood trades between The Glen and the North Shore, with the most single-story sales of the three.

Start with the plan and level, because the single-story houses sell first and the 3,341-square-foot plan holds the top of the record. Then the lot: court end, open-space edge or interior. Then the house, with the inspector briefed on the late 1990s: original furnaces, water heaters and condensers at end of life, and the builder-grade window and stucco questions of the period. Then the association package for the fee, the reserves for the gate and the streets, and the architectural rules.

Families first, for the four- and five-bedroom houses behind a gate at the lake’s entry price. Downsizers second, into the single-story plans, often from the shore roads or the club. Buyers relocating third, for whom a gated late-1990s tract in the Conejo Valley district is easy to understand from a distance.

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 1990s. 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 — $2,750,000 — 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.