North Ranch was laid out on the ranch land north of Westlake Village around a country club that opened in the 1970s, and most of it was sold as custom lots rather than as tracts of production houses. The recorded sales date the houses from 1978 to 2022: the first wave on the streets west of the club, off North Westlake Boulevard, in the late 1970s and early 1980s; the streets east of the club, off Kanan Road, through the 1980s and 1990s; and rebuilt and infill houses since. The MLS files all of them under one subdivision, Custom NR, which is what this guide covers.

The developer of the underlying subdivisions is not confirmed in any source Gary Jacobs has been able to verify. What the record shows is about 525 parcels of individually built houses of 2,752 to 9,459 square feet, four and five bedrooms in most, on lots of a third of an acre to five, with greenbelts and the hiking trails carried as the amenities and a fee that listings report most often near $100 a quarter, with a few streets higher.

Every house is individually designed, so the record is a set of houses rather than plans. The top is $7,461,375 on High Knoll Circle in September 2022 for a 7,004-square-foot five-bedroom built in 2022 on two acres, and $5,750,000 on Woodlane Court in May 2026 for a 7,251-square-foot five-bedroom from 1982 on half an acre. The bottom is $1,607,800 on Oak Hollow Circle in May 2020 for a 2,752-square-foot single-story house from 1978, and $1,900,000 on Indian Pony Circle in June 2020 for a 4,515-square-foot five-bedroom from 1979. Thirty-three of the 66 sales are five-bedroom houses and 26 are four-bedroom; 26 of the 66 are single story, at a median of $2,825,000.

No plan sheet for North Ranch Custom 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 2,752 to 9,459 square feet, median 4,585, with five bedrooms in 33 of the 66, four in 26, six in two, and 26 of the 66 recorded sales are single story.

The custom streets run in two groups. West of the club, off North Westlake Boulevard: Cresthaven Drive, which carries seven of the 66 sales, Windy Mountain Avenue with six, Valley Spring Drive, Skelton Canyon Circle, Fairmount Road, Outlook Circle and the streets around them, the oldest part of North Ranch. East of the club, off Kanan Road: Deep Wood Drive with four sales, Pathfinder Avenue with four, Larkfield Avenue, Oak Place Drive, Sunnyhill Street and the streets up the hill. The lots run from about 13,900 square feet to five acres, median about half an acre, and the view lots on the hillsides and the flat lots near the club are the two ends of the record.

Listings report the fee at $61–$153 a quarter, up to $153 in 2026 sales. The fees, where they apply, carry the greenbelts and common landscaping of the street’s own association and an architectural review of exteriors; several streets carry no association at all, and the title report says which. The North Ranch Country Club is a separate private club; no fee includes it.

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 Country Club is in the middle of the community, the North Ranch Center at Kanan Road and Lindero Canyon Road is a few minutes from the east streets, and the shops at North Westlake Boulevard and Hillcrest Drive are as close to the west streets. The open-space trails begin at the top of most hillside streets. 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 eight minutes from the west streets; Kanan Road does the same from the east streets. 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 August 2026, 18 homes on the custom streets sold through the MLS, at prices from $2,102,625 to $5,750,000 and a median of $3,237,500, about $745 per square foot. The longer record since May 2020 runs from $1,607,800 to $7,461,375. The top of the record is $7,461,375 on High Knoll Circle in September 2022 for a 7,004-square-foot five-bedroom; $5,750,000 on Woodlane Court in May 2026 for a 7,251-square-foot five-bedroom. The bottom is $1,900,000 on Indian Pony Circle in June 2020; $1,607,800 on Oak Hollow Circle in May 2020. Single-story homes account for 26 of the 66 sales, at a median of $2,825,000.

Eighteen sales in two years across a range this wide is a set of individual transactions rather than one trend. What the record supports is a floor near $1,600,000 for an original late-1970s house on the west streets, a middle from $2,500,000 to $3,500,000 where most of the sales sit, and a top above $5,000,000 for a new or fully rebuilt house on a large lot. Single-story houses, 26 of the 66, trade at a median of $2,825,000 and sell first. 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 Custom; 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 1978 to 2022, and the inspection carries the 1970s list: galvanised or early copper supply lines, original panels, single-pane windows where not replaced, original furnaces and water heaters, wood-shake roofs long since replaced but sometimes with the sheathing still original, and cast-iron or clay sewer laterals. 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 1970s 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 named North Ranch tracts on either side of the custom streets. Country Club Estates, behind the guard gate, is 5,372- to 16,702-square-foot houses on one to ten acres at a median of $5,325,000. High Country, on the ridge, is 4,860- to 13,000-square-foot houses on two acres at a median of $3,800,000. Whitehawk and Crescent Oaks, the late-1980s tracts off Kanan Road, trade at medians of $2,750,000 and $2,559,000 on smaller lots. The custom streets span all of them: an original 1978 house at the bottom, a new build at the top, and most of the market in between.

The first reason is choice: 525 houses, none alike, on lots from a third of an acre to five, at prices from $1,600,000 to $7,500,000. The second is the single-story stock, 26 of 66 sales, which is the largest supply of one-level houses in the Conejo Valley at this level. The third is the fee, about $100 a quarter on most streets, and none on some. The fourth is the land: half an acre at the median, with the trails behind the hillside streets.

Start with the street, because the west streets and the east streets are different markets in age and price. Then the lot: size, slope, view and orientation, with a geotechnical engineer on any hillside. Then the house, individually built and individually inspected, briefed for its own year: galvanised lines and original panels for the 1978 houses, polybutylene for 1985 to 1994, and the permit history of every addition, since custom streets carry the most unpermitted work. Then the title report, for the association and the CC&Rs that apply to the specific parcel.

Families first, for the five-bedroom houses on half an acre in the Conejo Valley district. Downsizers second, into the single-story houses on the flat lots near the club. Builders and renovators third, for the original houses on the best lots, which the record shows are worth more rebuilt than kept.

For a buyer, start with the street and the lot, take the title report for the association and CC&Rs that apply to the parcel, and brief the inspector for the house’s own year. Pull the permit history of the house and every addition, pool and outbuilding from the county. Confirm the school assignment for the exact address, since the elementary boundary is not the tract boundary.

For a seller, there is no plan comparable; the comparable is the lot, the house and the street together, and the top of the record — $7,461,375 — is a new house on two acres. Price to the street and the age of the house, say the lot size, the level and the school assignment in the first lines of the listing, and let the condition argue for the top of the band.